313 Wabash Ave · Belleville, IL 62220

$155,000

4 bd · 3.0 ba · 676 sqft · SingleFamily public records · 118 Days on market

Built 1889 7,405 sqft lot Est $161k · at est.

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Why this score? — see what drove the D 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 +12.6/30.0
• ARV discount +9.1/15.0
• Rent growth +5.0/5.0
• 1% rule +4.7/10.0
• Livability +3.9/5.0
• DSCR +3.8/10.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Ready for rehab in this hot neighborhood. Currently 4 BR but could be 5. Finished attic space has plenty of room for adding a bathroom. Extra large 2 car garage. Tons of potential. Square footage is estimated. Buyer to verify square footage. Sold as is. Seller to do no inspections or repairs. Agent related.

Key facts

• Near schools
• Spacious backyard
• Updated kitchen

Tags

• UPDATED KITCHEN
• SPACIOUS BACKYARD
• DETACHED GARAGE
• NEAR LOCAL AMENITIES
• NEAR PARKS
• NEAR SCHOOLS

Property features AI

Finance

• Financial info: Seller may consider concessions; Lease not considered

Exterior

• Parking: Alley access; 2-car garage
• Utilities: Public water; Public sewer; Electric service (Ameren); Electricity connected; Natural gas connected; Sewer connected; Water connected
• Home design: Single-family residence; Two levels
• Construction: Architectural shingle roof; Other construction materials; Block foundation; Basement
• Exterior features: Level lot

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Refrigerator
• Bedrooms: 4 bedrooms total (1 on the main level, 3 on the upper level)
• Bathrooms: 2 full bathrooms (1 on the main level, 1 on the upper level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Basement (block foundation); Stainless steel appliances
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $-19 ($-226/yr) — negative.
• To cash-flow at today's rent, offer at most $152k (2.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $150k (2.9% below list).
• Recommended offer: $141k (9.0% below list) — sets the bar for market timing.

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: Douglas Elem School (math 12% / reading 22%, grade F, #1,141 of 2,056 statewide, top 59%, 248 students, 0% FRL); Central Jr High School (math 14% / reading 27%, grade F, #410 of 665 statewide, top 62%, 366 students, 0% FRL); Belleville High School-East (math 23% / reading 30%, grade F, #241 of 693 statewide, top 35%, 2,568 students, 0% FRL).
• Market conditions: Rents rising fast (+14.5%/yr); 149 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $5k 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 118 days — a 9% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y ago; this cycle's ask has dropped $34k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1889 — 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 $141,050 (9.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 118 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Built in 1889 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 0.97% ✗
• Cap rate: 6.15%
• Cash-on-cash: -0.52%
• DSCR: 0.98
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $160,888
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
140 N Virginia Ave	0.50mi	3/1.0 (-1)	600 (-11%)	6mo	$142,500	$238	40

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -11.0%
• Equity multiple: 0.58×
• Total profit: $-18,261
• Equity at exit: $23,111

10-year hold

• IRR: 4.8%
• Equity multiple: 1.44×
• Total profit: $19,174
• Equity at exit: $13,402

Cash invested: $43,400 (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 62220

• Home prices YoY: -26.4%
• Rents YoY: 14.5%
• Active inventory: 149
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,505 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$330 /mo · $3,961/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $-19

Break-even live

Break-even rent $1,528

Max offer price $151,667

Occupancy floor 96%

Sensitivity live

Price	-10% $69	-5% $25	+0% $-19	+5% $-63	+10% $-107
Rent	-10% $-138	-5% $-78	+0% $-19	+5% $41	+10% $100
Rate	-1.0pp $59	-0.5pp $21	base $-19	+0.5pp $-59	+1.0pp $-100

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-16
   days on market $155,000 Active 118 DOM
2. 2026-06-15
   days on market $155,000 Active 117 DOM
3. 2026-06-13
   days on market $155,000 Active 115 DOM
4. 2026-06-09
   days on market $155,000 Active 111 DOM
5. 2026-06-08
   days on market $155,000 Active 110 DOM
6. 2026-06-07
   days on market $155,000 Active 109 DOM
7. 2026-06-03
   days on market $155,000 Active 105 DOM
8. 2026-06-02
   days on market $155,000 Active 104 DOM
9. 2026-06-01
   days on market $155,000 Active 103 DOM
10. 2026-05-31
    days on market $155,000 Active 102 DOM
11. 2026-05-04
    historical Active Under Contract
12. 2026-04-16
    price $155,000
13. 2026-04-03
    price $168,900
14. 2026-02-18
    listed $189,000 Active
15. 2026-01-09
    status Active
16. 2025-11-10
    status Active
17. 2025-10-31
    price $220,000
18. 2025-09-24
    price $175,000
19. 2025-07-17
    listed $180,000 Active
20. 2023-12-22
    soldstatus Closed 308-char remark

    Show marketing remark (308 chars)

    Ready for rehab in this hot neighborhood. Currently 4 BR but could be 5. Finished attic space has plenty of room for adding a bathroom. Extra large 2 car garage. Tons of potential. Square footage is estimated. Buyer to verify square footage. Sold as is. Seller to do no inspections or repairs. Agent related.

21. 2023-11-26
    status Pending 308-char remark

    Show marketing remark (308 chars)

    Ready for rehab in this hot neighborhood. Currently 4 BR but could be 5. Finished attic space has plenty of room for adding a bathroom. Extra large 2 car garage. Tons of potential. Square footage is estimated. Buyer to verify square footage. Sold as is. Seller to do no inspections or repairs. Agent related.

22. 2023-11-17
    price $32,000 308-char remark

    Show marketing remark (308 chars)

    Ready for rehab in this hot neighborhood. Currently 4 BR but could be 5. Finished attic space has plenty of room for adding a bathroom. Extra large 2 car garage. Tons of potential. Square footage is estimated. Buyer to verify square footage. Sold as is. Seller to do no inspections or repairs. Agent related.

23. 2023-11-01
    price $35,000 308-char remark

    Show marketing remark (308 chars)

    Ready for rehab in this hot neighborhood. Currently 4 BR but could be 5. Finished attic space has plenty of room for adding a bathroom. Extra large 2 car garage. Tons of potential. Square footage is estimated. Buyer to verify square footage. Sold as is. Seller to do no inspections or repairs. Agent related.

24. 2023-10-02
    price $39,000 308-char remark

    Show marketing remark (308 chars)

    Ready for rehab in this hot neighborhood. Currently 4 BR but could be 5. Finished attic space has plenty of room for adding a bathroom. Extra large 2 car garage. Tons of potential. Square footage is estimated. Buyer to verify square footage. Sold as is. Seller to do no inspections or repairs. Agent related.

25. 2023-09-17
    status Active 308-char remark

    Show marketing remark (308 chars)

    Ready for rehab in this hot neighborhood. Currently 4 BR but could be 5. Finished attic space has plenty of room for adding a bathroom. Extra large 2 car garage. Tons of potential. Square footage is estimated. Buyer to verify square footage. Sold as is. Seller to do no inspections or repairs. Agent related.

26. 2023-07-08
    historical Active Under Contract 308-char remark

    Show marketing remark (308 chars)

    Ready for rehab in this hot neighborhood. Currently 4 BR but could be 5. Finished attic space has plenty of room for adding a bathroom. Extra large 2 car garage. Tons of potential. Square footage is estimated. Buyer to verify square footage. Sold as is. Seller to do no inspections or repairs. Agent related.

27. 2023-07-05
    price $44,000 308-char remark

    Show marketing remark (308 chars)

    Ready for rehab in this hot neighborhood. Currently 4 BR but could be 5. Finished attic space has plenty of room for adding a bathroom. Extra large 2 car garage. Tons of potential. Square footage is estimated. Buyer to verify square footage. Sold as is. Seller to do no inspections or repairs. Agent related.

28. 2023-06-28
    price $49,000 308-char remark

    Show marketing remark (308 chars)

    Ready for rehab in this hot neighborhood. Currently 4 BR but could be 5. Finished attic space has plenty of room for adding a bathroom. Extra large 2 car garage. Tons of potential. Square footage is estimated. Buyer to verify square footage. Sold as is. Seller to do no inspections or repairs. Agent related.

29. 2023-06-22
    price $59,000 308-char remark

    Show marketing remark (308 chars)

    Ready for rehab in this hot neighborhood. Currently 4 BR but could be 5. Finished attic space has plenty of room for adding a bathroom. Extra large 2 car garage. Tons of potential. Square footage is estimated. Buyer to verify square footage. Sold as is. Seller to do no inspections or repairs. Agent related.

30. 2023-06-15
    listed $69,000 Active 308-char remark

    Show marketing remark (308 chars)

    Ready for rehab in this hot neighborhood. Currently 4 BR but could be 5. Finished attic space has plenty of room for adding a bathroom. Extra large 2 car garage. Tons of potential. Square footage is estimated. Buyer to verify square footage. Sold as is. Seller to do no inspections or repairs. Agent related.

ⓘ 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: $3,961 · $330/mo
• Projected year-2 tax: $3,961 · $330/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $18,055
• − Mortgage interest: −$8,682
• − Property taxes: −$3,961
• − Insurance: −$775
• − Repairs & maintenance: −$1,444
• − Management: −$1,444
• − Depreciation: −$4,509
• Taxable loss: −$2,761
• Est. tax savings @ 24.0%: +$663
• After-tax cash flow: $436/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): 19,152
• Household income: $65,952
• Rent vs Own: 37.0% rent · 63.0% own
• Severe rent burden: 923.0

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: Predominantly White (67%)
• Race & ethnicity: White 67% Black 22% Two or more races 6% Hispanic / Latino 3% Asian 1%
• Common ancestry: Lithuanian 2% Slovak 2% Romanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Arabic 2% Spanish 1% Other Indo-European 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: ▼ -52.27%
• Current HPI: 145.9237
• Rent YoY: ▲ 14.47%
• 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

+124.6% since first listed

20 events — show timeline

• 2026-05-04 Contingent — MARIS as Distributed by MLS Grid
• 2026-04-16 Price Changed $155,000 MARIS as Distributed by MLS Grid
• 2026-04-03 Price Changed $168,900 MARIS as Distributed by MLS Grid
• 2026-02-18 Listed $189,000 MARIS as Distributed by MLS Grid
• 2026-01-09 Relisted — MARIS as Distributed by MLS Grid
• 2025-11-10 Relisted — MARIS as Distributed by MLS Grid
• 2025-10-31 Price Changed $220,000 MARIS as Distributed by MLS Grid
• 2025-09-24 Price Changed $175,000 MARIS as Distributed by MLS Grid
• 2025-07-17 Listed $180,000 MARIS as Distributed by MLS Grid
• 2023-12-22 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2023-11-26 Pending — MARIS as Distributed by MLS Grid
• 2023-11-17 Price Changed $32,000 MARIS as Distributed by MLS Grid
• 2023-11-01 Price Changed $35,000 MARIS as Distributed by MLS Grid
• 2023-10-02 Price Changed $39,000 MARIS as Distributed by MLS Grid
• 2023-09-17 Relisted — MARIS as Distributed by MLS Grid
• 2023-07-08 Contingent — MARIS as Distributed by MLS Grid
• 2023-07-05 Price Changed $44,000 MARIS as Distributed by MLS Grid
• 2023-06-28 Price Changed $49,000 MARIS as Distributed by MLS Grid
• 2023-06-22 Price Changed $59,000 MARIS as Distributed by MLS Grid
• 2023-06-15 Listed $69,000 MARIS as Distributed by MLS Grid

Property tax history

+20.9%/yr

Latest (2024): $3,961 · +3.9% YoY. Source: county tax records.