315 N 4th St · Belleville, IL 62220

$120,000

4 bd · 4.0 ba · 1,802 sqft · SingleFamily public records · 54 Days on market

Built 1897 Est $144k · 17% under

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Why this score? — see what drove the C+ 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 +18.5/30.0
• ARV discount +15.0/15.0
• 1% rule +7.3/10.0
• 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
• Appreciation +0.0/10.0

Listing remarks

Amazing investment opportunity! This duplex features two 1 bedroom, 1 bathroom units, offering strong income potential. One unit is already occupied by a long-term tenant paying $900 per month, providing immediate cash flow. Water, sewer, and trash are billed together, simplifying utility management. Ideal for investors or owner-occupants looking to offset expenses. Convenient layout with functional living spaces in both units. Unit 315 is vacant, please do not disturb tenant in unit 317. Buyer to verify all information including square footage, utilities, and lease details. Agent owned.

Key facts

• 2 parking spots
• Built 1897
• Listed 54 days

Property features AI

Exterior

• Parking: Carport with 2 spaces
• Utilities: Public water; Electricity available; Natural gas available
• Home design: Residential income property; 2–4 unit building (2 total units); One and one-half stories; Single building
• Construction: Brick construction
• Exterior features: Front porch

Interior

• Kitchen: Oven; Refrigerator
• Bedrooms: Two 1-bedroom units
• Bathrooms: Each unit has 1 bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Oven; Refrigerator; Central Air; Forced Air heating

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $115 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $116k (3.0% 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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k 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 $34k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 2y 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 $81k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.7% of price; built in 1897 — 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 $116,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1897 — 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. 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. 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.
7. 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.
8. 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: 1.23% ✓
• Cap rate: 7.45%
• Cash-on-cash: 4.12%
• DSCR: 1.18
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $144,160
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
508 W C St	0.08mi	3/1.5 (-1)	1,674 (-7%)	1mo	$125,000	$75	69
8 Kircher Pl	0.61mi	3/1.5 (-1)	1,763 (-2%)	2mo	$185,000	$105	51
503 N 3rd St	0.16mi	5/1.0 (+1)	2,036 (+13%)	5mo	$119,900	$59	50
1305 Raab Ave	0.74mi	3/2.0 (-1)	1,775 (-2%)	4mo	$180,000	$101	47
221 Lebanon Ave	0.52mi	4/2.0	2,000 (+11%)	4mo	$159,900	$80	46
931 N First St St	0.54mi	3/2.0 (-1)	1,968 (+9%)	3mo	$187,500	$95	44
209 N 14th St	0.48mi	3/2.0 (-1)	2,040 (+13%)	1mo	$40,000	$20	42
300 S Jackson St	0.67mi	3/2.0 (-1)	1,675 (-7%)	5mo	$175,000	$104	40
604 N 17th St	0.68mi	3/2.0 (-1)	1,925 (+7%)	7mo	$146,000	$76	38
221 N Church St	0.55mi	3/1.5 (-1)	1,582 (-12%)	1mo	$70,000	$44	38
508 Centreville Ave	0.61mi	5/2.0 (+1)	1,548 (-14%)	2mo	$185,000	$120	34
611 Centreville Ave	0.66mi	3/2.0 (-1)	1,538 (-15%)	1mo	$121,000	$79	31

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: -3.1%
• Equity multiple: 0.88×
• Total profit: $-4,158
• Equity at exit: $17,892

10-year hold

• IRR: 12.3%
• Equity multiple: 2.25×
• Total profit: $41,915
• Equity at exit: $10,375

Cash invested: $33,600 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,474 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$370 /mo · $4,434/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $115

Break-even live

Break-even rent $1,328

Max offer price $120,000

Occupancy floor 87%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	0.57mi
109 S 13th St Belleville, IL	3.0	1.5	1800	$1,325	$0.74	17d	1	0.59mi
1107 Bristow St Belleville, IL	3.0	1.0	1238	$1,500	$1.21	12d	1	0.83mi
1205 3rd Ave Belleville, IL	4.0	2.0	1512	$1,800	$1.19	17d	1	0.95mi

Listing history 18 events

1. 2026-05-11
   status Pending
2. 2026-03-19
   listed $120,000 Active
3. 2026-03-18
   historical $120,000
4. 2025-12-19
   historical $825
5. 2025-12-07
   listed $825
6. 2024-11-04
   historical $825
7. 2024-11-02
   historical $825
8. 2024-10-27
   listed $825
9. 2024-10-23
   listed $825
10. 2024-10-23
    historical $825
11. 2024-10-17
    historical $825
12. 2024-10-17
    listed $825
13. 2024-09-26
    listed $825
14. 2024-09-26
    historical $825
15. 2024-09-23
    listed $825
16. 2023-08-29
    soldstatus $81,000
17. 1997-04-01
    soldstatus $55,000
18. 1997-04-01
    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: $4,434 · $370/mo
• Projected year-2 tax: $4,434 · $370/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 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: $17,682
• − Mortgage interest: −$6,722
• − Property taxes: −$4,434
• − Insurance: −$600
• − Repairs & maintenance: −$1,415
• − Management: −$1,415
• − Depreciation: −$3,491
• Taxable loss: −$394
• Est. tax savings @ 24.0%: +$95
• After-tax cash flow: $1,478/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

+118.2% since first listed

18 events — show timeline

• 2026-05-11 Pending — MARIS as Distributed by MLS Grid
• 2026-03-19 Listed $120,000 MARIS as Distributed by MLS Grid
• 2026-03-18 Coming Soon $120,000 MARIS as Distributed by MLS Grid
• 2025-12-19 Rental Removed $825 RENTALBEAST
• 2025-12-07 Listed for Rent $825 RENTALBEAST
• 2024-11-04 Rental Removed $825 LEASESTAR
• 2024-11-02 Rental Removed $825 RENTALBEAST
• 2024-10-27 Listed for Rent $825 LEASESTAR
• 2024-10-23 Listed for Rent $825 RENTALBEAST
• 2024-10-23 Rental Removed $825 LEASESTAR
• 2024-10-17 Rental Removed $825 RENTALBEAST
• 2024-10-17 Listed for Rent $825 LEASESTAR
• 2024-09-26 Listed for Rent $825 RENTALBEAST
• 2024-09-26 Rental Removed $825 LEASESTAR
• 2024-09-23 Listed for Rent $825 LEASESTAR
• 2023-08-29 Sold (Public Records) $81,000 Public Records
• 1997-04-01 Sold (Public Records) $55,000 Public Records
• 1997-04-01 Sold (Public Records) $55,000 Public Records

Property tax history

+7.9%/yr

Latest (2024): $4,434 · -5.2% YoY. Source: county tax records.