2900 W Main St · Belleville, IL 62226

$49,000

3 bd · 2.0 ba · 1,202 sqft · SingleFamily public records · 8 Days on market

Built 1921 0.28 ac lot ↓ 17% since listing

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Investors and handyman special! Excellent opportunity for a flip or remodel for rental income. Sold AS-IS, needs lots of TLC (mainly paint, ceiling in areas and appliances). Ceiling is missing in some aspects of the home from previous water damage before the roof was put on. Lots of Space and potential. Being able to restore the original hardwood floors would be a wonderful selling point.

Key facts

• 0.28 acre lot
• Built 1921
• Listed 8 days

Property features AI

Finance

• Other: Private ownership
• Financial info: Lease not considered

Exterior

• Parking: Additional parking; Driveway
• Utilities: Public water; Public sewer; Single phase electric; Cable available; Electricity available; Natural gas available; Sewer connected; Water available
• Home design: Single family residence; House structure; One and one-half story; Property described as fixer condition; Facing/directions not specified
• Construction: Aluminum siding; Concrete; Vinyl siding; Architectural shingle roof
• Exterior features: Deck; Front porch; Entry steps/stairs; Private yard; Back yard with chain link fencing; Adjoins wooded area; Front yard; Irregular lot shape; Near public transit; Private ownership

Interior

• Kitchen: Eat-in kitchen (appliances not specified)
• Bedrooms: 3 bedrooms total; 1 bedroom on the main level; 2 bedrooms on the upper level
• Flooring: Carpet; Ceramic tile; Hardwood
• Bathrooms: 1 full bath (main/upper level combined)
• Heating & cooling: Forced air heating (natural gas); Electric cooling
• Interior features: Cedar closets; Eat-in kitchen; Special millwork; Full basement
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $49k.

Deal economics

• At list price, monthly cash flow is $611 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $49k).
• Cap rate 21.3% 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; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $339 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 4.6% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1921 — 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 $49,000

Questions for the listing agent

1. Built in 1921 — 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: 2.45% ✓
• Cap rate: 21.26%
• Cash-on-cash: 53.45%
• DSCR: 3.38
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $147,846
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
600 S 29th St	0.40mi	3/1.0	1,194 (-1%)	1mo	$79,900	$67	76
206 S 27th St	0.24mi	2/2.0 (-1)	1,168 (-3%)	5mo	$75,000	$64	75
2320 Meadow Dr	0.45mi	3/2.0	1,260 (+5%)	0mo	$50,000	$40	71
318 S 20th St	0.63mi	3/2.0	1,200 (-0%)	5mo	$35,000	$29	67
141 N 31st St	0.24mi	2/2.0 (-1)	1,090 (-9%)	7mo	$52,000	$48	62
4 Marlo Dr	0.51mi	3/1.0	1,128 (-6%)	1mo	$139,000	$123	62
141 S 35th St	0.56mi	3/1.0	1,150 (-4%)	3mo	$133,000	$116	60
915 N 17th St	0.53mi	3/1.5	1,318 (+10%)	3mo	$169,900	$129	54
145 S 34th St	0.48mi	2/1.0 (-1)	1,066 (-11%)	2mo	$159,900	$150	48
301 N 37th St	0.65mi	2/1.5 (-1)	1,090 (-9%)	3mo	$139,900	$128	45
3700 Michelle Dr	0.68mi	2/1.0 (-1)	1,034 (-14%)	0mo	$139,900	$135	36
111 N 39th St	0.73mi	3/1.0	1,057 (-12%)	7mo	$170,000	$161	36

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: 53.3%
• Equity multiple: 3.40×
• Total profit: $32,919
• Equity at exit: $7,306

10-year hold

• IRR: 59.1%
• Equity multiple: 7.34×
• Total profit: $86,978
• Equity at exit: $4,237

Cash invested: $13,720 (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: 3.4×

Monthly cashflow live

• Estimated rent: $1,202 high
• Mortgage (P&I): −$257
• Tax est. 1.5%: −$61 /mo · $735/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $611

Break-even live

Break-even rent $429

Max offer price $49,000

Occupancy floor 44%

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: $12,250
• Closing costs: $1,470
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
31 S 27th St Belleville, IL	2.0	1.0	1000	$915	$0.92	23d	1	0.13mi
213 Columbus Dr Belleville, IL	3.0	1.0	1040	$1,650	$1.59	23d	1	0.76mi
1912 N 17th St Swansea, IL	2.0	1.0	1414	$1,500	$1.06	17d	1	1.05mi
310 N 10th St Belleville, IL	2.0	1.0	1270	$1,300	$1.02	2d	1	1.07mi
56 Friendly Dr Belleville, IL	2.0	1.0	1000	$1,550	$1.55	23d	1	1.11mi
654 N 39th St Belleville, IL	3.0	1.0	984	$1,400	$1.42	17d	1	1.20mi
1308 Caseyville Ave Swansea, IL	2.0	1.0	890	$1,200	$1.35	4d	1	1.20mi
219 Freedom Dr Unit 228-P Belleville, IL	2.0	1.0	936	$970	$1.04	23d	1	1.32mi
219 Freedom Dr Unit 232-B Belleville, IL	2.0	1.0	936	$895	$0.96	23d	1	1.32mi
219 Freedom Dr Unit 228-G Belleville, IL	2.0	1.0	936	$895	$0.96	4d	1	1.32mi
219 Freedom Dr Unit 232-Q Belleville, IL	2.0	1.0	936	$895	$0.96	17d	1	1.32mi
4824 Bier St Belleville, IL	4.0	1.0	1200	$1,350	$1.12	3d	1	1.43mi
54 Ben Louis Dr Belleville, IL	2.0	1.0	900	$1,145	$1.27	23d	1	1.44mi
1000 Royal Heights Rd Belleville, IL	2.0	1.5	1100	$1,345	$1.22	23d	1	1.49mi

Listing history 3 events

1. 2026-05-15
   status Pending
2. 2026-05-13
   price $49,000
3. 2026-05-07
   listed $59,000 Active

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

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: $14,427
• − Mortgage interest: −$2,745
• − Property taxes: −$735
• − Insurance: −$245
• − Repairs & maintenance: −$1,154
• − Management: −$1,154
• − Depreciation: −$1,425
• Taxable income: $6,968
• Est. tax owed @ 24.0%: −$1,672
• After-tax cash flow: $5,661/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

-16.9% since first listed

3 events — show timeline

• 2026-05-15 Pending — MARIS as Distributed by MLS Grid
• 2026-05-13 Price Changed $49,000 MARIS as Distributed by MLS Grid
• 2026-05-07 Listed $59,000 MARIS as Distributed by MLS Grid

Property tax history

+5.2%/yr

Latest (2024): $2,851 · +5.6% YoY. Source: county tax records.