807 Gass Ave · Belleville, IL 62223

$125,000

3 bd · 2.0 ba · 1,199 sqft · SingleFamily public records · 92 Days on market

Built 1928 6,534 sqft lot Est $107k · 17% over

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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 +13.2/30.0
• Appreciation +9.8/10.0
• 1% rule +5.6/10.0
• DSCR +4.0/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

HOME OWNED BY THE SECRETARY OF VETERANS AFFAIRS-3 BEDROOM BRICK BUNGALOW WITH FULL BASEMENT AND FENCED BACK AND SIDE YARD-QUIET DEAD END STREET-THIS WOULD BE A GREAT INVESTMENT TO MOVE IN OR TO RENT OUT-"PROPERTY WAS BUILT PRIOR TO 1978 AND LEAD BASED PAINT POTENTIALLY EXISTS". SELLER DOES NOT PAY CUSTOMARY CLOSING COSTS:INCLUDING TITLE POLICY, ESCROW FEES, SURVEY OR TRANSFER FEES.PROOF OF FUNDS REQUIRED ON CASH TRANSACTIONS;LENDER PRE-APPROVAL LETTER FOR FINANCED OFFERS DATED WITHIN LAST 30 DAYS. BEING SOLD AS-IS

Key facts

• 6,534 sq ft lot
• Built 1928
• Listed 92 days

Property features AI

Finance

• Other: Living area 2,397 (owner source); Above-grade finished area 1,497 (public records); Below-grade finished area 900 (owner reported)
• Financial info: Lease not considered

Exterior

• Utilities: Public water; Public sewer; Electricity connected (single phase); Natural gas connected
• Home design: Single family residence; One-and-one-half story; Residential property
• Construction: Brick construction
• Exterior features: Front porch; Back yard fencing; Front yard

Interior

• Bedrooms: 3 bedrooms total (2 on the main level, 1 on the upper level)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Partially finished basement; Living room fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $-1 ($-17/yr) — negative.
• To cash-flow at today's rent, offer at most $125k (0.2% below list).
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $114k (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: Belleville High School-West (math 19% / reading 26%, grade F, #317 of 693 statewide, top 46%, 2,234 students, 0% FRL).
• Market conditions: 103 active listings in the ZIP; 5 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

• In year one you build about $13k of equity ($864 loan paydown + $12k appreciation (9.5% local appreciation)).
• St. Clair County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (9.5% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y ago 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 $28k; list at $125k implies a 355% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price; built in 1928 — 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 $113,750 (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 92 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 1928 — 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: 1.06% ✓
• Cap rate: 6.28%
• Cash-on-cash: -0.05%
• DSCR: 1.00
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $106,711
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1412 4th Ave	0.45mi	3/2.0	1,176 (-2%)	1mo	$169,900	$144	75
318 State St	0.41mi	2/1.0 (-1)	1,202 (+0%)	3mo	$40,000	$33	69
731 State St	0.15mi	2/1.5 (-1)	1,104 (-8%)	5mo	$155,000	$140	68
503 S 16th St	0.49mi	2/1.0 (-1)	1,198 (-0%)	4mo	$112,500	$94	65
1309 Veile Dr	0.52mi	3/1.5	1,150 (-4%)	3mo	$139,900	$122	64
516 S 16th St	0.47mi	2/1.0 (-1)	1,182 (-1%)	4mo	$1,000	$1	63
14 N 15th St	0.54mi	2/1.0 (-1)	1,225 (+2%)	0mo	$84,900	$69	62
419 S 8th St	0.14mi	2/1.0 (-1)	1,028 (-14%)	2mo	$109,000	$106	59
408 S 15th St	0.38mi	2/1.0 (-1)	1,073 (-10%)	3mo	$58,000	$54	53
403 W Van Buren St	0.71mi	3/1.0	1,293 (+8%)	1mo	$114,500	$89	49
404 S 16th St	0.43mi	2/1.5 (-1)	1,370 (+14%)	5mo	$120,000	$88	45
1801 Roosevelt Ave	0.66mi	3/1.0	1,357 (+13%)	2mo	$45,000	$33	42

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

Projected returns pro-forma

9.5% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.2%
• Equity multiple: 2.82×
• Total profit: $63,858
• Equity at exit: $108,076

10-year hold

• IRR: 20.8%
• Equity multiple: 6.35×
• Total profit: $187,366
• Equity at exit: $228,408

Cash invested: $35,000 (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 62223

• Home prices YoY: 3.8%
• Active inventory: 103
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,324 high
• Mortgage (P&I): −$656
• Tax from tax record: −$340 /mo · $4,078/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $-1

Break-even live

Break-even rent $1,326

Max offer price $124,748

Occupancy floor 95%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
618 W Monroe St Belleville, IL	3.0	1.0	1500	$1,050	$0.70	23d	1	0.35mi
310 N 10th St Belleville, IL	2.0	1.0	1270	$1,300	$1.02	2d	1	0.67mi
721 S Church St Belleville, IL	4.0	2.0	1216	$2,000	$1.64	23d	1	1.14mi
1308 Caseyville Ave Swansea, IL	2.0	1.0	890	$1,200	$1.35	4d	1	1.28mi
31 S 27th St Belleville, IL	2.0	1.0	1000	$915	$0.92	23d	1	1.29mi

Listing history 19 events

1. 2026-06-18
   days on market $125,000 Active 92 DOM
2. 2026-06-17
   days on market $125,000 Active 91 DOM
3. 2026-06-16
   days on market $125,000 Active 90 DOM
4. 2026-06-15
   days on market $125,000 Active 89 DOM
5. 2026-06-13
   days on market $125,000 Active 87 DOM
6. 2026-06-09
   days on market $125,000 Active 83 DOM
7. 2026-06-08
   days on market $125,000 Active 82 DOM
8. 2026-06-07
   days on market $125,000 Active 81 DOM
9. 2026-06-03
   days on market $125,000 Active 77 DOM
10. 2026-06-02
    days on market $125,000 Active 76 DOM
11. 2026-06-01
    days on market $125,000 Active 75 DOM
12. 2026-05-31
    days on market $125,000 Active 74 DOM
13. 2026-03-18
    listed $125,000 Active
14. 2026-03-18
    historical $125,000
15. 2014-02-10
    soldstatus $27,500
16. 2014-02-07
    soldstatus 530-char remark

    Show marketing remark (530 chars)

    HOME OWNED BY THE SECRETARY OF VETERANS AFFAIRS-3 BEDROOM BRICK BUNGALOW WITH FULL BASEMENT AND FENCED BACK AND SIDE YARD-QUIET DEAD END STREET-THIS WOULD BE A GREAT INVESTMENT TO MOVE IN OR TO RENT OUT-"PROPERTY WAS BUILT PRIOR TO 1978 AND LEAD BASED PAINT POTENTIALLY EXISTS". SELLER DOES NOT PAY CUSTOMARY CLOSING COSTS:INCLUDING TITLE POLICY, ESCROW FEES, SURVEY OR TRANSFER FEES.PROOF OF FUNDS REQUIRED ON CASH TRANSACTIONS;LENDER PRE-APPROVAL LETTER FOR FINANCED OFFERS DATED WITHIN LAST 30 DAYS. BEING SOLD AS-IS

17. 2013-09-25
    listed $28,900 530-char remark

    Show marketing remark (530 chars)

    HOME OWNED BY THE SECRETARY OF VETERANS AFFAIRS-3 BEDROOM BRICK BUNGALOW WITH FULL BASEMENT AND FENCED BACK AND SIDE YARD-QUIET DEAD END STREET-THIS WOULD BE A GREAT INVESTMENT TO MOVE IN OR TO RENT OUT-"PROPERTY WAS BUILT PRIOR TO 1978 AND LEAD BASED PAINT POTENTIALLY EXISTS". SELLER DOES NOT PAY CUSTOMARY CLOSING COSTS:INCLUDING TITLE POLICY, ESCROW FEES, SURVEY OR TRANSFER FEES.PROOF OF FUNDS REQUIRED ON CASH TRANSACTIONS;LENDER PRE-APPROVAL LETTER FOR FINANCED OFFERS DATED WITHIN LAST 30 DAYS. BEING SOLD AS-IS

18. 1995-09-25
    soldstatus $73,000
19. 1995-09-25
    soldstatus $73,000

ⓘ 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: $4,078 · $340/mo
• Projected year-2 tax: $4,078 · $340/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: $15,888
• − Mortgage interest: −$7,002
• − Property taxes: −$4,078
• − Insurance: −$625
• − Repairs & maintenance: −$1,271
• − Management: −$1,271
• − Depreciation: −$3,636
• Taxable loss: −$1,995
• Est. tax savings @ 24.0%: +$479
• After-tax cash flow: $462/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): 16,269
• Household income: $73,700
• Rent vs Own: 23.6% rent · 76.4% own
• Severe rent burden: 656.0

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 (62%)
• Race & ethnicity: White 62% Black 27% Two or more races 9% Hispanic / Latino 4%
• Common ancestry: Romanian 3% Lithuanian 3% Slovak 2%
• Foreign-born: 2% · Canada, Guatemala
• Languages at home: 96% English-only · Spanish 2%

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: ▲ 9.50%
• Current HPI: 259.15
• Rent YoY: —
• 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

+71.2% since first listed

7 events — show timeline

• 2026-03-18 Listed $125,000 MARIS as Distributed by MLS Grid
• 2026-03-18 Coming Soon $125,000 MARIS as Distributed by MLS Grid
• 2014-02-10 Sold (Public Records) $27,500 Public Records
• 2014-02-07 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2013-09-25 Listed $28,900 MARIS as Distributed by MLS Grid
• 1995-09-25 Sold (Public Records) $73,000 Public Records
• 1995-09-25 Sold (Public Records) $73,000 Public Records

Property tax history

+4.8%/yr

Latest (2024): $4,078 · +5.7% YoY. Source: county tax records.