67 Riviera Dr Unit RIVI67 · Shiloh, IL 62221

$15,000

2 bd · 2.0 ba · 960 sqft · Manufactured · 72 Days on market

Built 2024

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +4.3/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

* THIS IS A RESALE LISTING * You'll love living in this 2 bedroom, 2 bathroom home within a wonderful family-friendly community. Check out the awesome amenities your community has to offer such as community events. This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

Key facts

• Built 2024
• Listed 72 days

Property features AI

Finance

• Financial info: List price: 22,100

Exterior

• Utilities: Electric heating (utility)
• Home design: Address: 67 Riviera Dr, Belleville, IL 62221
• Exterior features: Living area of 960 (interior size provided)

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating
• Interior features: Active listing (spec home, plan 90836)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $15k.

Deal economics

• At list price, monthly cash flow is $770 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $15k).
• Recommended offer: $14k (6.0% below list) — sets the bar for market timing.
• Cap rate 67.9% vs local median 2.6% in Shiloh — 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 73/100 on livability (#289 in IL) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, housing A+; Watch: amenities F, health & safety F.
• 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.
• Market conditions: Rents rising fast (+7.0%/yr); 157 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 783 units permitted in St. Clair County in 2024 (378 in 5+ unit buildings).
• This rent is only 16% of the median local income ($82k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $104 of loan paydown is wiped out by about $450 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 + 7.0% rent growth), your $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($14k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $14,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 7.38% ✓
• Cap rate: 67.93%
• Cash-on-cash: 220.13%
• DSCR: 10.79
• GRM: 1.1

CMA / ARV

• ARV (on-the-fly): $70,080
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2417 E Main St	0.67mi	3/2.0 (+1)	960 (0%)	2mo	$69,900	$73	62

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 · 7.04% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 13.22×
• Total profit: $51,336
• Equity at exit: $2,237

10-year hold

• IRR: —
• Equity multiple: 31.67×
• Total profit: $128,831
• Equity at exit: $1,297

Cash invested: $4,200 (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 62221

• Home prices YoY: -24.2%
• Rents YoY: 7.0%
• Active inventory: 157
• Price-to-rent: 1.1×

Monthly cashflow live

• Estimated rent: $1,106 high
• Mortgage (P&I): −$79
• Tax est. 1.5%: −$19 /mo · $225/yr
• Insurance: −$6
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $770

Break-even live

Break-even rent $131

Max offer price $15,000

Occupancy floor 25%

Sensitivity live

Price	-10% $781	-5% $776	+0% $770	+5% $765	+10% $760
Rent	-10% $683	-5% $727	+0% $770	+5% $814	+10% $858
Rate	-1.0pp $778	-0.5pp $774	base $770	+0.5pp $767	+1.0pp $763

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: $3,750
• Closing costs: $450
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
535 Williamsburg Dr Belleville, IL	1.0–2.0	1.0	700	$1,866	$2.67	2d	6	0.53mi
223 Anderson Ln Belleville, IL	2.0	1.0	1000	$1,190	$1.19	24d	1	0.60mi
1528 Lebanon Ave Unit E42205 Belleville, IL	1.0	1.0	650	$950	$1.46	8d	1	0.87mi
1528 Lebanon Ave Belleville, IL	1.0	1.0	600	$950	$1.58	18d	1	0.88mi
1528 Lebanon Ave Belleville, IL	2.0	1.0	900	$1,095	$1.22	13d	1	0.88mi
1320 Sangamon Dr Belleville, IL	2.0	2.0	950	$1,145	$1.21	2d	1	0.89mi
1400 Sangamon Dr Belleville, IL	2.0	2.0	950	$1,120	$1.18	2d	1	0.91mi
2901 West Blvd Belleville, IL	1.0	1.0	650	$925	$1.42	4d	1	0.92mi
1717 La Salle St Belleville, IL	3.0	1.0	1104	$1,350	$1.22	24d	1	0.92mi
1021 Brookshire Ct Belleville, IL	1.0	1.0	650	$925	$1.42	16d	1	0.97mi
2917 West Blvd Belleville, IL	2.0	2.0	1000	$1,025	$1.02	15d	1	1.00mi
1048 Brookshire Ct Belleville, IL	1.0	1.0	650	$925	$1.42	17d	1	1.05mi
101 Adeline Dr Belleville, IL	1.0–2.0	1.0	800	$1,100	$1.38	2d	2	1.16mi
537 Vicksburg Dr Unit h Belleville, IL	2.0	1.0	950	$1,190	$1.25	16d	1	1.22mi
1730 Shadow Ridge Ct Belleville, IL	1.0	1.0	750	$1,050	$1.40	2d	1	1.35mi
2619 Sierra Dr Belleville, IL	1.0	1.0	900	$825	$0.92	11d	1	1.35mi
5 Sarpy Rd Belleville, IL	1.0	1.0	620	$825	$1.33	13d	1	1.42mi
1671 Shadow Ridge Ct Belleville, IL	1.0–2.0	1.0	815	$1,325	$1.62	2d	12	1.43mi
308 Biggs Dr Belleville, IL	2.0	1.5	990	$1,150	$1.16	24d	1	1.44mi

Listing history 12 events

1. 2026-06-18
   days on market $15,000 Active 72 DOM
2. 2026-06-17
   days on market $15,000 Active 71 DOM
3. 2026-06-16
   days on market $15,000 Active 70 DOM
4. 2026-06-15
   days on market $15,000 Active 69 DOM
5. 2026-06-13
   days on market $15,000 Active 67 DOM
6. 2026-06-09
   days on market $15,000 Active 63 DOM
7. 2026-06-08
   days on market $15,000 Active 62 DOM
8. 2026-06-07
   days on market $15,000 Active 61 DOM
9. 2026-06-03
   days on market $15,000 Active 57 DOM
10. 2026-06-02
    days on market $15,000 Active 56 DOM
11. 2026-06-01
    pricedays on market $15,000 Active 55 DOM
12. 2026-05-31
    days on market $14,500 Active 54 DOM

ⓘ 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 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 2/10 Low 0 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,278
• − Mortgage interest: −$840
• − Property taxes: −$225
• − Insurance: −$75
• − Repairs & maintenance: −$1,062
• − Management: −$1,062
• − Depreciation: −$436
• Taxable income: $9,577
• Est. tax owed @ 24.0%: −$2,298
• After-tax cash flow: $6,947/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 — Shiloh

• Score: 73/100
• State rank: #289
• US rank: #5560

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Saint Clair County · 169,691 people
• City population: 29,875
• Metro: St. Louis, MO-IL
• Population (ZIP): 29,875
• Household income: $82,271
• Rent vs Own: 34.8% rent · 65.2% own
• Severe rent burden: 658.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 56% Black 31% Two or more races 6% Hispanic / Latino 3% Asian 2%
• Common ancestry: Lithuanian 4% Romanian 2% Slovak 2%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 94% English-only · Spanish 2% German/W. Germanic 1% French/Haitian/Cajun 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: ▼ -53.50%
• Current HPI: 167.8124
• Rent YoY: ▲ 7.04%
• 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