400 N 5th St · Belleville, IL 62220

$44,000

1 bd · 2.0 ba · 702 sqft · SingleFamily public records · 86 Days on market

Built 1904 5,227 sqft lot Est $81k · 45% under

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

Listing remarks

Sharp ranch home featuring a basement and a big backyard, offering plenty of space and potential. This property presents a strong opportunity for investors or buyers looking for their next project. The property is being offered as a cash sale only, with no contingencies accepted, and is sold strictly as-is, where-is. No interior showings will be permitted, no additional interior photos are available, and interior access for inspections will not be granted. No survey or keys will be provided. All listing information is deemed reliable but not guaranteed, and buyers are responsible for completing their own due diligence prior to submitting an offer. Buyers must independently verify all proper

Key facts

• Big backyard
• Basement
• 5,227 sq ft lot

Tags

• BIG BACKYARD
• BASEMENT

Property features AI

Finance

• Financial info: No second mortgage reported

Exterior

• Utilities: Public water; Public sewer; Electric service by Ameren
• Home design: Single-family residence; Residential property; Vinyl siding
• Construction: Vinyl siding construction; One story
• Exterior features: Corner lot

Interior

• Bedrooms: 1 bedroom on the main level
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating; Other cooling
• Interior features: Estimated 702 living area; One level

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath single-family listed at $44k.

Deal economics

• At list price, monthly cash flow is $323 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($857 rent vs $44k).
• Recommended offer: $41k (6.0% below list) — sets the bar for market timing.
• Cap rate 15.1% 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-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); 148 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 783 units permitted in St. Clair County in 2024 (378 in 5+ unit buildings).
• This rent is only 16% of the median local income ($66k/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 $304 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 + 8.0% rent growth), your $12k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($41k) 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.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1904 — 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 $41,360 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1904 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.95% ✓
• Cap rate: 15.10%
• Cash-on-cash: 31.46%
• DSCR: 2.40
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $80,730
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
413 S 8th St	0.62mi	2/1.0 (+1)	676 (-4%)	1mo	$78,000	$115	55
112 Brackett St	0.60mi	2/2.0 (+1)	722 (+3%)	9mo	$80,000	$111	55
415 S 8th St	0.62mi	1/1.0	646 (-8%)	1mo	$59,000	$91	53
1207 Kinsella Ave	0.58mi	1/1.0	768 (+9%)	4mo	$99,000	$129	50
18 N 16th St	0.55mi	2/1.0 (+1)	768 (+9%)	2mo	$22,000	$29	48
400 Gilbert St	0.48mi	2/1.0 (+1)	643 (-8%)	13mo	$119,000	$185	44

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: 32.4%
• Equity multiple: 2.46×
• Total profit: $18,014
• Equity at exit: $6,561

10-year hold

• IRR: 42.3%
• Equity multiple: 6.11×
• Total profit: $62,970
• Equity at exit: $3,804

Cash invested: $12,320 (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: 148
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $857 high
• Mortgage (P&I): −$231
• Tax from tax record: −$105 /mo · $1,262/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$180
• Net cashflow: $323

Break-even live

Break-even rent $448

Max offer price $44,000

Occupancy floor 57%

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: $11,000
• Closing costs: $1,320
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
603 W Lincoln St Belleville, IL	1.0	1.0	735	$750	$1.02	23d	1	0.48mi
229 S Church St Belleville, IL	1.0	1.0	636	$750	$1.18	23d	1	0.75mi
102 N 27th St Unit 8 Belleville, IL	1.0	1.0	355	$700	$1.97	23d	1	1.19mi
104 N 27th St Belleville, IL	2.0	1.0	515	$825	$1.60	4d	2	1.20mi
104 N 27th St Unit 8 Belleville, IL	2.0	1.0	515	$800	$1.55	4d	1	1.20mi
1671 Shadow Ridge Ct Belleville, IL	1.0–2.0	1.0	815	$1,025	$1.26	2d	12	1.28mi
1730 Shadow Ridge Ct Belleville, IL	1.0	1.0	750	$1,050	$1.40	2d	1	1.37mi

Listing history 15 events

1. 2026-06-18
   days on market $44,000 Active 86 DOM
2. 2026-06-17
   days on market $44,000 Active 85 DOM
3. 2026-06-16
   days on market $44,000 Active 84 DOM
4. 2026-06-15
   days on market $44,000 Active 83 DOM
5. 2026-06-13
   days on market $44,000 Active 81 DOM
6. 2026-06-09
   days on market $44,000 Active 77 DOM
7. 2026-06-08
   days on market $44,000 Active 76 DOM
8. 2026-06-07
   days on market $44,000 Active 75 DOM
9. 2026-06-03
   days on market $44,000 Active 71 DOM
10. 2026-06-02
    days on market $44,000 Active 70 DOM
11. 2026-06-01
    days on market $44,000 Active 69 DOM
12. 2026-05-31
    days on market $44,000 Active 68 DOM
13. 2026-04-16
    status Active
14. 2026-04-04
    status Pending
15. 2026-03-12
    listed $44,000 Active

ⓘ 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: $1,262 · $105/mo
• Projected year-2 tax: $1,262 · $105/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: $10,287
• − Mortgage interest: −$2,465
• − Property taxes: −$1,262
• − Insurance: −$220
• − Repairs & maintenance: −$823
• − Management: −$823
• − Depreciation: −$1,280
• Taxable income: $3,414
• Est. tax owed @ 24.0%: −$819
• After-tax cash flow: $3,056/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

3 events — show timeline

• 2026-04-16 Relisted — MARIS as Distributed by MLS Grid
• 2026-04-04 Pending — MARIS as Distributed by MLS Grid
• 2026-03-12 Listed $44,000 MARIS as Distributed by MLS Grid

Property tax history

+1.6%/yr

Latest (2024): $1,262 · -6.9% YoY. Source: county tax records.