4110 Memorial Dr · Belleville, IL 62226

$119,900

2 bd · 2.0 ba · 925 sqft · SingleFamily public records · 23 Days on market

Built 1956 6,098 sqft lot

---

Why this score? — see what drove the C- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +21.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 1% rule +4.5/10.0
• Livability +3.9/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

CONTINUE TO SHOW. One level living at a very affordable price. This 2 bedroom home could easily be converted to a 3 bedroom. There was an office that was converted to a walk in closet and could be turned into a bedroom. The home has been well maintained and is ready for someone to make it their own. The stove is new, there is abundant storage that also includes a shed in the backyard that would be perfect for yard equipment. Home to be sold AS IS.

Key facts

• Fenced back yard
• New vinyl floor
• Huge walk in closet

Tags

• NEW VINYL FLOOR
• MOVE IN READY
• TONS OF NATURAL LIGHT
• MULTIPLE CLOSETS
• HUGE WALK IN CLOSET
• FENCED BACK YARD

Property features AI

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Public sewer; Electric service by Ameren; Electricity available
• Home design: Single family residence; One level
• Construction: Built using other/unspecified construction materials; Slab foundation
• Exterior features: Back yard

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Dishwasher not listed (appliances include dryer, range, refrigerator, washer); Range; Refrigerator
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $183 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $113k (5.4% below list).
• Recommended offer: $113k (5.4% below list) — sets the bar for 1% rule.
• Cap rate 8.1% vs local median 5.6% in Belleville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 78/100 on livability (#142 in IL, #2,604 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime F, amenities D-.
• Belleville Twp Hsd 201 (suburban): math 21% / reading 28% proficiency, ranked #308 of 620 in IL (top 50%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Belleville High School-West (math 19% / reading 26%, grade F, #317 of 693 statewide, top 46%, 2,234 students, 0% FRL).
• Market conditions: Rents rising fast (+4.6%/yr); 190 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 783 units permitted in St. Clair County in 2024 (378 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• St. Clair County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $69k; list at $120k implies a 75% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $113,388 (5.4% below list)

Questions for the listing agent

1. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.95% ✗
• Cap rate: 8.13%
• Cash-on-cash: 6.56%
• DSCR: 1.29
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $76,775
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3916 Shirley Dr	0.25mi	3/1.0 (+1)	939 (+2%)	1mo	$125,000	$133	76
1009 Royal Heights Rd	0.30mi	3/1.0 (+1)	900 (-3%)	5mo	$34,900	$39	68
909 Royal Heights Rd	0.31mi	3/1.0 (+1)	900 (-3%)	6mo	$80,000	$89	67
652 N 39th St	0.37mi	2/1.0	984 (+6%)	4mo	$64,000	$65	64
624 Royal Heights Rd	0.52mi	2/1.0	960 (+4%)	3mo	$30,000	$31	63
640 Devonshire Dr	0.53mi	3/1.0 (+1)	960 (+4%)	0mo	$80,000	$83	60
800 N 39th St	0.28mi	3/1.0 (+1)	840 (-9%)	5mo	$119,900	$143	58
222 N 46th St	0.46mi	1/1.0 (-1)	990 (+7%)	6mo	$49,900	$50	53
3805 Little Flower Ln	0.59mi	3/1.0 (+1)	864 (-7%)	0mo	$134,900	$156	52
120 N 46th St	0.53mi	2/1.0	1,028 (+11%)	0mo	$40,000	$39	52
439 N 39th St	0.65mi	3/1.0 (+1)	864 (-7%)	1mo	$120,000	$139	49
435 N 38th St	0.75mi	2/1.0	997 (+8%)	1mo	$50,000	$50	47

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 4.56% rent growth · sell at horizon

5-year hold

• IRR: -4.7%
• Equity multiple: 0.82×
• Total profit: $-5,995
• Equity at exit: $17,877

10-year hold

• IRR: 6.5%
• Equity multiple: 1.51×
• Total profit: $17,256
• Equity at exit: $10,367

Cash invested: $33,572 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 43 Moderately Tenant-Leaning
• State Illinois: 43 Moderately Tenant-Leaning · D+7
• County: — inherits STATE
• City: — inherits STATE

Chicago RTLO is among the strongest tenant ordinances in the Midwest; downstate is more landlord-friendly.

Methodology + full state rankings →

ZIP-level market 62226

• Rents YoY: 4.6%
• Active inventory: 190
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,134 high
• Mortgage (P&I): −$629
• Tax from tax record: −$34 /mo · $404/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $183

Break-even live

Break-even rent $902

Max offer price $119,900

Occupancy floor 79%

Sensitivity live

Price	-10% $251	-5% $217	+0% $183	+5% $149	+10% $116
Rent	-10% $94	-5% $139	+0% $183	+5% $228	+10% $273
Rate	-1.0pp $244	-0.5pp $214	base $183	+0.5pp $152	+1.0pp $121

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
654 N 39th St Belleville, IL	3.0	1.0	984	$1,400	$1.42	19d	1	0.38mi
1000 Royal Heights Rd Belleville, IL	2.0	1.5	1100	$1,345	$1.22	25d	1	0.39mi
5784 Brett Michael Ln Belleville, IL	1.0–2.0	1.0–2.0	801	$1,195	$1.49	0d	5	0.62mi
54 Ben Louis Dr Belleville, IL	2.0	1.0	900	$1,145	$1.27	25d	1	0.68mi
4516 W Main St Belleville, IL	2.0	1.0	607	$850	$1.40	25d	1	0.69mi
56 Friendly Dr Belleville, IL	2.0	1.0	1000	$1,550	$1.55	25d	1	0.81mi
18 S 44th St Belleville, IL	1.0	1.0	550	$700	$1.27	4d	1	0.82mi
18 S 44th St Belleville, IL	1.0	1.0	550	$700	$1.27	16d	1	0.82mi
213 Columbus Dr Belleville, IL	3.0	1.0	1040	$1,650	$1.59	25d	1	0.84mi
219 Freedom Dr Unit 228-P Belleville, IL	2.0	1.0	936	$970	$1.04	25d	1	0.95mi
219 Freedom Dr Unit 232-B Belleville, IL	2.0	1.0	936	$895	$0.96	25d	1	0.95mi
219 Freedom Dr Unit 228-G Belleville, IL	2.0	1.0	936	$895	$0.96	5d	1	0.96mi
219 Freedom Dr Unit G-10 Belleville, IL	1.0	1.0	612	$795	$1.30	25d	1	0.96mi
219 Freedom Dr Unit 238-I Belleville, IL	2.0	1.0	936	$895	$0.96	0d	1	0.96mi
219 Freedom Dr Unit 232-Q Belleville, IL	2.0	1.0	936	$895	$0.96	19d	1	0.96mi
219 Freedom Dr Unit 236-M Belleville, IL	1.0	1.0	612	$730	$1.19	4d	1	0.96mi
219 Freedom Dr Unit C-05 Belleville, IL	1.0	1.0	612	$795	$1.30	4d	1	0.96mi
219 Freedom Dr Unit 219-U Belleville, IL	1.0	1.0	612	$730	$1.19	25d	1	0.96mi
6105 W Washington St Belleville, IL	3.0	1.5	1120	$1,575	$1.41	25d	1	1.14mi
1856 Jewel Sisson Dr Belleville, IL	1.0–3.0	1.0–2.0	1051	$1,604	$1.53	0d	20	1.31mi

Listing history 13 events

1. 2026-06-08
   status $119,900 Pending 23 DOM
2. 2026-06-07
   days on market $119,900 Active 23 DOM
3. 2026-06-03
   days on market $119,900 Active 19 DOM
4. 2026-06-02
   days on market $119,900 Active 18 DOM
5. 2026-06-01
   days on market $119,900 Active 17 DOM
6. 2026-05-31
   days on market $119,900 Active 16 DOM
7. 2026-05-15
   listed $125,000 Active
8. 2026-02-09
   soldstatus $68,667
9. 2026-02-06
   soldstatus Closed 451-char remark

   Show marketing remark (451 chars)

   CONTINUE TO SHOW. One level living at a very affordable price. This 2 bedroom home could easily be converted to a 3 bedroom. There was an office that was converted to a walk in closet and could be turned into a bedroom. The home has been well maintained and is ready for someone to make it their own. The stove is new, there is abundant storage that also includes a shed in the backyard that would be perfect for yard equipment. Home to be sold AS IS.

10. 2026-01-16
    historical Active Under Contract 451-char remark

    Show marketing remark (451 chars)

    CONTINUE TO SHOW. One level living at a very affordable price. This 2 bedroom home could easily be converted to a 3 bedroom. There was an office that was converted to a walk in closet and could be turned into a bedroom. The home has been well maintained and is ready for someone to make it their own. The stove is new, there is abundant storage that also includes a shed in the backyard that would be perfect for yard equipment. Home to be sold AS IS.

11. 2026-01-14
    listed $80,000 Active 451-char remark

    Show marketing remark (451 chars)

    CONTINUE TO SHOW. One level living at a very affordable price. This 2 bedroom home could easily be converted to a 3 bedroom. There was an office that was converted to a walk in closet and could be turned into a bedroom. The home has been well maintained and is ready for someone to make it their own. The stove is new, there is abundant storage that also includes a shed in the backyard that would be perfect for yard equipment. Home to be sold AS IS.

12. 1995-04-28
    soldstatus $47,000
13. 1995-04-28
    soldstatus $47,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast IL · Partial reset (capped growth)

• Current annual tax: $404 · $34/mo
• Projected year-2 tax: $1,563 · $130/mo
• Expected delta: +$1,159/yr (+$97/mo · 287.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,607
• − Mortgage interest: −$6,716
• − Property taxes: −$404
• − Insurance: −$600
• − Repairs & maintenance: −$1,089
• − Management: −$1,089
• − Depreciation: −$3,488
• Taxable income: $222
• Est. tax owed @ 24.0%: −$53
• After-tax cash flow: $2,147/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Belleville Twp Hsd 201
• NCES district ID: 1705640
• Math proficiency: 21% ▼ -8.00%
• Reading proficiency: 28% ▼ -3.00%
• Median HH income: $58,064
• Composite: 22.39/100
• National rank: #8115
• State rank: #308 of 620 in IL

Livability — Belleville

• Score: 78/100
• State rank: #142
• US rank: #2604

Category grades

Amenities D- Commute A+ Cost of living A+ Crime F Employment C+ Housing A+ Health & safety C+ User ratings C+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Belleville, IL
• County: Saint Clair County · 169,691 people
• City population: 47,407
• Metro: St. Louis, MO-IL
• Population (ZIP): 28,255
• Household income: $70,797
• Rent vs Own: 33.0% rent · 67.0% own
• Severe rent burden: 824.0

Population outlook (St. Clair County) Hauer SSP2

• Today (2025): 250,366 people
• By 2030: 240,511 · -3.9%
• By 2040: 217,391 · -13.2%
• By 2050: 192,699 · -23.0%
• By 2075: 140,637 · -43.8%
• By 2100: 100,499 · -59.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (64%)
• Race & ethnicity: White 64% Black 24% Two or more races 7% Hispanic / Latino 3% Asian 2%
• Common ancestry: Romanian 4% Lithuanian 2% Slovak 2%
• Foreign-born: 4% · Canada, China
• Languages at home: 96% English-only · Chinese 1% Spanish 1%

Political lean MEDSL · St. Clair

• 2024 margin: Lean D (+7.9) · D 53.0% · R 45.1% · Other 1.8%
• 2008→2024 swing: -14.6pp toward R · 2008: 22.4pp · 2024: 7.9pp
• All cycles: 2024: D+7.9 2020: D+8.7 2016: D+5.6 2012: D+14.5 2008: D+22.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -83.57%
• Current HPI: 133.9028
• Rent YoY: ▲ 4.56%
• Metro: St. Louis, MO-IL
• State GDP YoY: ▲ 1.59%
• F500 in state: 60

Industry mix (Fortune 500 HQ in IL)

Industry	F500 HQs	Revenue
▸Insurance	4	$201B
▸Consumer Goods	4	$87B
▸Industrial Machinery	3	$64B
▸Healthcare	2	$55B
▸Retail / Pharmacy	1	$148B
▸Agriculture / Food	1	$86B

Price history

+166.0% since first listed

7 events — show timeline

• 2026-05-15 Listed $125,000 MARIS as Distributed by MLS Grid
• 2026-02-09 Sold (Public Records) $68,667 Public Records
• 2026-02-06 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2026-01-16 Contingent — MARIS as Distributed by MLS Grid
• 2026-01-14 Listed $80,000 MARIS as Distributed by MLS Grid
• 1995-04-28 Sold (Public Records) $47,000 Public Records
• 1995-04-28 Sold (Public Records) $47,000 Public Records

Property tax history

-0.2%/yr

Latest (2024): $404 · -6.3% YoY. Source: county tax records.