1214 Lebanon Ave · Belleville, IL 62221

$80,000

2 bd · 4.0 ba · 1,672 sqft · SingleFamily public records · 30 Days on market

Built 1890 0.41 ac lot

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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
• Rent growth +4.3/5.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Key facts

• 0.41 acre lot
• Built 1890
• Listed 30 days

Property features AI

Finance

• Other: Property listed as residential income with two units; Above-grade finished area recorded as 1,672 (source: Other)
• Financial info: Net operating income reported at $8,400
• HOA & community: No HOA information provided

Exterior

• Parking: No parking details provided
• Security: No security features provided
• Utilities: No water, sewer, or power details provided
• Home design: Residential income building (2–4 units)
• Construction: Vinyl siding; Built prior to or listed in public records (year built not provided)
• Exterior features: Lot is approximately 0.41 acre

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: Two 1-bedroom units
• Flooring: No flooring details provided
• Bathrooms: Each unit has 1 bathroom
• Heating & cooling: Wall/window air conditioning units
• Interior features: Cellar (basement)
• Laundry & utility: No laundry or utility appliance details provided

What this means for you Summary

Snapshot

• This is a 2-bed/4.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $404 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $79k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.4% 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 (+7.0%/yr); 157 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $553 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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 $55k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price; built in 1890 — 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 $78,800 (1.5% below list)

Questions for the listing agent

1. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.72% ✓
• Cap rate: 12.35%
• Cash-on-cash: 21.65%
• DSCR: 1.96
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $190,608
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1411 N Church St	0.20mi	3/2.5 (+1)	1,674 (+0%)	4mo	$215,000	$128	76
1631 N Church St	0.06mi	3/2.0 (+1)	1,588 (-5%)	2mo	$149,900	$94	74
1705 N Charles St	0.19mi	3/2.0 (+1)	1,730 (+4%)	1mo	$198,000	$114	72
1414 Lebanon Ave	0.28mi	3/1.0 (+1)	1,604 (-4%)	2mo	$135,900	$85	62
1715 Scheel St	0.22mi	3/2.5 (+1)	1,509 (-10%)	2mo	$230,000	$152	60
1922 Muren Blvd	0.49mi	3/1.5 (+1)	1,676 (+0%)	3mo	$239,900	$143	59
1615 E Belle Ave	0.35mi	3/1.0 (+1)	1,600 (-4%)	6mo	$132,000	$83	55
1316 N Church St	0.25mi	3/1.0 (+1)	1,500 (-10%)	2mo	$150,000	$100	52
130 N Indiana Ave	0.64mi	3/2.5 (+1)	1,760 (+5%)	2mo	$200,000	$114	48
1805 Page Ave	0.28mi	2/1.0	1,436 (-14%)	4mo	$39,900	$28	48
300 Derbyshire Dr	0.69mi	3/2.0 (+1)	1,750 (+5%)	4mo	$279,000	$159	44
117 Timber Dr	0.62mi	3/2.0 (+1)	1,560 (-7%)	4mo	$230,000	$147	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 · 7.04% rent growth · sell at horizon

5-year hold

• IRR: 19.4%
• Equity multiple: 1.84×
• Total profit: $18,709
• Equity at exit: $11,928

10-year hold

• IRR: 30.7%
• Equity multiple: 4.39×
• Total profit: $75,877
• Equity at exit: $6,917

Cash invested: $22,400 (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: 4.8×

Monthly cashflow live

• Estimated rent: $1,380 high
• Mortgage (P&I): −$420
• Tax from tax record: −$233 /mo · $2,798/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $404

Break-even live

Break-even rent $868

Max offer price $80,000

Occupancy floor 66%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1717 La Salle St Belleville, IL	3.0	1.0	1104	$1,350	$1.22	24d	1	0.27mi
1671 Shadow Ridge Ct Belleville, IL	1.0–2.0	1.0	815	$1,325	$1.62	2d	12	0.31mi
1 Rosehaven Dr Belleville, IL	3.0	2.0	1512	$1,325	$0.88	24d	1	0.35mi
1107 Bristow St Belleville, IL	3.0	1.0	1238	$1,500	$1.21	12d	1	0.50mi
308 Bobbie Dr Swansea, IL	2.0	2.0	1130	$1,500	$1.33	24d	1	0.52mi
25 Glencoe Dr Belleville, IL	3.0	1.0	1200	$1,275	$1.06	24d	1	0.67mi
134 Clinton Hill Dr Belleville, IL	3.0	3.0	1890	$1,850	$0.98	2d	1	1.31mi
134 Clinton Hill Dr Belleville, IL	3.0	3.0	1890	$1,850	$0.98	24d	1	1.31mi
134 Clinton Hill Dr Belleville, IL	3.0	3.0	1890	$1,850	$0.98	15d	1	1.31mi

Listing history 17 events

1. 2026-06-18
   days on market $80,000 Active 30 DOM
2. 2026-06-17
   days on market $80,000 Active 29 DOM
3. 2026-06-16
   days on market $80,000 Active 28 DOM
4. 2026-06-15
   days on market $80,000 Active 27 DOM
5. 2026-06-13
   days on market $80,000 Active 25 DOM
6. 2026-06-09
   days on market $80,000 Active 21 DOM
7. 2026-06-08
   days on market $80,000 Active 20 DOM
8. 2026-06-07
   days on market $80,000 Active 19 DOM
9. 2026-06-03
   days on market $80,000 Active 15 DOM
10. 2026-06-02
    days on market $80,000 Active 14 DOM
11. 2026-06-01
    days on market $80,000 Active 13 DOM
12. 2026-05-31
    days on market $80,000 Active 12 DOM
13. 2026-05-19
    listed $80,000 Active
14. 2023-05-09
    historical
15. 2023-04-21
    price $70,000
16. 2023-04-11
    listed $80,000 Active
17. 2010-03-05
    soldstatus $55,000

ⓘ 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: $2,798 · $233/mo
• Projected year-2 tax: $2,798 · $233/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: $16,558
• − Mortgage interest: −$4,481
• − Property taxes: −$2,798
• − Insurance: −$400
• − Repairs & maintenance: −$1,325
• − Management: −$1,325
• − Depreciation: −$2,327
• Taxable income: $3,902
• Est. tax owed @ 24.0%: −$937
• After-tax cash flow: $3,912/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): 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

Price history

+45.5% since first listed

5 events — show timeline

• 2026-05-19 Listed $80,000 MARIS as Distributed by MLS Grid
• 2023-05-09 Delisted — MARIS as Distributed by MLS Grid
• 2023-04-21 Price Changed $70,000 MARIS as Distributed by MLS Grid
• 2023-04-11 Listed $80,000 MARIS as Distributed by MLS Grid
• 2010-03-05 Sold (Public Records) $55,000 Public Records

Property tax history

+5.2%/yr

Latest (2024): $2,798 · -4.4% YoY. Source: county tax records.