3 Wabash Pl · Belleville, IL 62220

$99,975

2 bd · 2.0 ba · 960 sqft · SingleFamily public records · 119 Days on market

Built 1950 10,454 sqft lot Est $81k · 24% 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 +18.4/30.0
• 1% rule +5.8/10.0
• DSCR +5.8/10.0
• Rent growth +5.0/5.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Homeownership just became more affordable with this charming 2-bedroom ranch, tucked away on a peaceful dead-end street. As you pull into the driveway, you'll be welcomed by the beauty of mature trees, offering both shade and tranquility. Step inside to discover a spacious, light-filled living and dining room combination, perfect for relaxation and entertaining. The eat-in kitchen features some appliances and a convenient pantry for your storage needs. A versatile bonus room offers the flexibility to be used as an office or a nonconforming third bedroom. The unfinished lower level provides a laundry area and space for storage. Parking is a breeze with the attached one-car garage. This home is being sold as-is, offering a fantastic opportunity for buyers to add their own personal touches or consider it as an investment property. With its prime location and affordable price, this ranch is ideal for those starting their homeownership journey or expanding an investment portfolio.

Key facts

• Updated electrical
• New plumbing
• Eat-in kitchen

Tags

• EAT-IN KITCHEN
• MAIN-FLOOR LAUNDRY
• UNFINISHED LOWER LEVEL
• ATTACHED ONE-CAR GARAGE
• NEW PLUMBING
• UPDATED ELECTRICAL

Property features AI

Finance

• Other:
• Financial info: Lease not considered; No second mortgage noted
• HOA & community:

Exterior

• Parking: Attached garage with 1 garage space
• Security:
• Utilities: Public water; Public sewer; Electric service by Ameren; Natural gas available
• Home design: Single family residence; One story
• Construction: Vinyl siding
• Exterior features: Lot with Other features; Approximately 0.24 acre lot

Interior

• Kitchen: Dishwasher; Gas oven; Refrigerator
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring:
• Bathrooms: 1 full bathroom (on the main level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Dishwasher; Gas oven; Refrigerator; Central air; Forced air heating
• Laundry & utility:

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $94 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $91k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 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 $691 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 119 days — a 9% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $24k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $38k; list at $100k implies a 163% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $90,977 (9.0% below list)

Questions for the listing agent

1. It's been on market 119 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.08% ✓
• Cap rate: 7.42%
• Cash-on-cash: 4.03%
• DSCR: 1.18
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $80,640
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
109 N Oak St	0.28mi	2/1.0	1,008 (+5%)	6mo	$115,000	$114	69
1000 E Mckinley St	0.31mi	3/1.0 (+1)	912 (-5%)	3mo	$172,500	$189	66
709 Benton St	0.69mi	2/1.0	960 (0%)	1mo	$42,500	$44	63
134 N Florida Ave	0.54mi	2/2.0	880 (-8%)	3mo	$49,900	$57	59
421 S Pennsylvania Ave	0.43mi	3/1.0 (+1)	1,029 (+7%)	3mo	$155,000	$151	56
720 E Mckinley St	0.43mi	2/1.0	1,064 (+11%)	5mo	$20,000	$19	54
139 Kansas Ave	0.69mi	2/1.5	1,028 (+7%)	3mo	$135,000	$131	52
509 S Church St	0.55mi	2/1.0	848 (-12%)	3mo	$99,900	$118	48
818 S Jackson St	0.72mi	3/1.0 (+1)	1,010 (+5%)	1mo	$85,000	$84	48
317 E Garfield St	0.44mi	1/1.0 (-1)	842 (-12%)	4mo	$55,000	$65	46
312 S Jackson St	0.53mi	3/3.5 (+1)	1,064 (+11%)	3mo	$89,000	$84	44
18 W Garfield St	0.74mi	2/1.0	850 (-12%)	4mo	$49,900	$59	39

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: -4.0%
• Equity multiple: 0.84×
• Total profit: $-4,420
• Equity at exit: $14,907

10-year hold

• IRR: 11.1%
• Equity multiple: 2.08×
• Total profit: $30,186
• Equity at exit: $8,644

Cash invested: $27,993 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,084 high
• Mortgage (P&I): −$524
• Tax from tax record: −$196 /mo · $2,358/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $94

Break-even live

Break-even rent $965

Max offer price $99,975

Occupancy floor 86%

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: $24,994
• Closing costs: $2,999
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
229 S Church St Belleville, IL	1.0	1.0	636	$750	$1.18	23d	1	0.50mi
1104 Bel Aire Dr Belleville, IL	2.0	1.0	780	$1,350	$1.73	2d	1	0.83mi
537 Vicksburg Dr Unit h Belleville, IL	2.0	1.0	950	$1,190	$1.25	16d	1	0.90mi
1717 La Salle St Belleville, IL	3.0	1.0	1104	$1,350	$1.22	23d	1	1.16mi
603 W Lincoln St Belleville, IL	1.0	1.0	735	$750	$1.02	23d	1	1.17mi
1671 Shadow Ridge Ct Belleville, IL	1.0–2.0	1.0	815	$1,325	$1.62	2d	12	1.32mi
2917 West Blvd Belleville, IL	2.0	2.0	1000	$1,025	$1.02	14d	1	1.33mi
1308 Caseyville Ave Swansea, IL	2.0	1.0	890	$1,200	$1.35	4d	1	1.34mi
1730 Shadow Ridge Ct Belleville, IL	1.0	1.0	750	$1,050	$1.40	2d	1	1.34mi
1009 Belle Valley Dr Belleville, IL	2.0	1.5	990	$1,100	$1.11	2d	1	1.36mi
2901 West Blvd Belleville, IL	1.0	1.0	650	$925	$1.42	4d	1	1.39mi
1528 Lebanon Ave Belleville, IL	2.0	1.0	900	$1,095	$1.22	12d	1	1.43mi
1528 Lebanon Ave Belleville, IL	1.0	1.0	600	$950	$1.58	18d	1	1.43mi
1528 Lebanon Ave Unit E42205 Belleville, IL	1.0	1.0	650	$950	$1.46	7d	1	1.44mi
1021 Brookshire Ct Belleville, IL	1.0	1.0	650	$925	$1.42	16d	1	1.45mi

Listing history 18 events

1. 2026-05-19
   status Pending
2. 2026-05-08
   price $99,975
3. 2026-04-26
   price $103,999
4. 2026-04-02
   price $108,750
5. 2026-03-11
   price $113,900
6. 2026-02-12
   price $118,300
7. 2026-01-20
   listed $124,300 Active
8. 2026-01-20
   historical $124,300
9. 2025-09-30
   status Active
10. 2025-08-26
    historical Active Under Contract
11. 2025-08-20
    listed $118,900 Active
12. 2025-08-20
    historical
13. 2024-10-28
    soldstatus Closed 990-char remark

    Show marketing remark (990 chars)

    Homeownership just became more affordable with this charming 2-bedroom ranch, tucked away on a peaceful dead-end street. As you pull into the driveway, you'll be welcomed by the beauty of mature trees, offering both shade and tranquility. Step inside to discover a spacious, light-filled living and dining room combination, perfect for relaxation and entertaining. The eat-in kitchen features some appliances and a convenient pantry for your storage needs. A versatile bonus room offers the flexibility to be used as an office or a nonconforming third bedroom. The unfinished lower level provides a laundry area and space for storage. Parking is a breeze with the attached one-car garage. This home is being sold as-is, offering a fantastic opportunity for buyers to add their own personal touches or consider it as an investment property. With its prime location and affordable price, this ranch is ideal for those starting their homeownership journey or expanding an investment portfolio.

14. 2024-10-13
    status Pending 990-char remark

    Show marketing remark (990 chars)

    Homeownership just became more affordable with this charming 2-bedroom ranch, tucked away on a peaceful dead-end street. As you pull into the driveway, you'll be welcomed by the beauty of mature trees, offering both shade and tranquility. Step inside to discover a spacious, light-filled living and dining room combination, perfect for relaxation and entertaining. The eat-in kitchen features some appliances and a convenient pantry for your storage needs. A versatile bonus room offers the flexibility to be used as an office or a nonconforming third bedroom. The unfinished lower level provides a laundry area and space for storage. Parking is a breeze with the attached one-car garage. This home is being sold as-is, offering a fantastic opportunity for buyers to add their own personal touches or consider it as an investment property. With its prime location and affordable price, this ranch is ideal for those starting their homeownership journey or expanding an investment portfolio.

15. 2024-10-11
    listed $47,500 Active 990-char remark

    Show marketing remark (990 chars)

    Homeownership just became more affordable with this charming 2-bedroom ranch, tucked away on a peaceful dead-end street. As you pull into the driveway, you'll be welcomed by the beauty of mature trees, offering both shade and tranquility. Step inside to discover a spacious, light-filled living and dining room combination, perfect for relaxation and entertaining. The eat-in kitchen features some appliances and a convenient pantry for your storage needs. A versatile bonus room offers the flexibility to be used as an office or a nonconforming third bedroom. The unfinished lower level provides a laundry area and space for storage. Parking is a breeze with the attached one-car garage. This home is being sold as-is, offering a fantastic opportunity for buyers to add their own personal touches or consider it as an investment property. With its prime location and affordable price, this ranch is ideal for those starting their homeownership journey or expanding an investment portfolio.

16. 2024-10-11
    historical $47,500 990-char remark

    Show marketing remark (990 chars)

    Homeownership just became more affordable with this charming 2-bedroom ranch, tucked away on a peaceful dead-end street. As you pull into the driveway, you'll be welcomed by the beauty of mature trees, offering both shade and tranquility. Step inside to discover a spacious, light-filled living and dining room combination, perfect for relaxation and entertaining. The eat-in kitchen features some appliances and a convenient pantry for your storage needs. A versatile bonus room offers the flexibility to be used as an office or a nonconforming third bedroom. The unfinished lower level provides a laundry area and space for storage. Parking is a breeze with the attached one-car garage. This home is being sold as-is, offering a fantastic opportunity for buyers to add their own personal touches or consider it as an investment property. With its prime location and affordable price, this ranch is ideal for those starting their homeownership journey or expanding an investment portfolio.

17. 1998-04-09
    soldstatus $38,000
18. 1993-08-03
    soldstatus $20,000

ⓘ 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: $2,358 · $196/mo
• Projected year-2 tax: $2,358 · $196/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: $13,010
• − Mortgage interest: −$5,600
• − Property taxes: −$2,358
• − Insurance: −$500
• − Repairs & maintenance: −$1,041
• − Management: −$1,041
• − Depreciation: −$2,908
• Taxable loss: −$438
• Est. tax savings @ 24.0%: +$105
• After-tax cash flow: $1,234/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

+399.9% since first listed

18 events — show timeline

• 2026-05-19 Pending — MARIS as Distributed by MLS Grid
• 2026-05-08 Price Changed $99,975 MARIS as Distributed by MLS Grid
• 2026-04-26 Price Changed $103,999 MARIS as Distributed by MLS Grid
• 2026-04-02 Price Changed $108,750 MARIS as Distributed by MLS Grid
• 2026-03-11 Price Changed $113,900 MARIS as Distributed by MLS Grid
• 2026-02-12 Price Changed $118,300 MARIS as Distributed by MLS Grid
• 2026-01-20 Listed $124,300 MARIS as Distributed by MLS Grid
• 2026-01-20 Coming Soon $124,300 MARIS as Distributed by MLS Grid
• 2025-09-30 Relisted — MARIS as Distributed by MLS Grid
• 2025-08-26 Contingent — MARIS as Distributed by MLS Grid
• 2025-08-20 Listed $118,900 MARIS as Distributed by MLS Grid
• 2025-08-20 Coming Soon — MARIS as Distributed by MLS Grid
• 2024-10-28 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2024-10-13 Pending — MARIS as Distributed by MLS Grid
• 2024-10-11 Listed $47,500 MARIS as Distributed by MLS Grid
• 2024-10-11 Coming Soon $47,500 MARIS as Distributed by MLS Grid
• 1998-04-09 Sold (Public Records) $38,000 Public Records
• 1993-08-03 Sold (Public Records) $20,000 Public Records

Property tax history

+3.9%/yr

Latest (2024): $2,358 · -1.2% YoY. Source: county tax records.