22 Brown Dr · Fairview Heights, IL 62208

$164,900

3 bd · 2.5 ba · 1,976 sqft · Land · 16 Days on market

Built 1976 10,585 sqft lot

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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 +19.4/30.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• 1% rule +5.2/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this charming Fairview Heights home. Upon entering you will be greeted by the spacious living room flooded with natural light, enjoy a chilly evening in front of the wood burning fire place. The large kitchen offers ample cabinet and counter space, host family and friends in the separate dining room. This home features 3 bedrooms, 2 and half baths and the lovely master bedroom features a large walk in closet. All this conveniently located within 20 minutes of downtown St Louis. Call today to make this home yours. Buyer to verify all MLS data including but not limited to square feet, measurements, features, exemptions/taxes, schools, etc.

Key facts

• 0.24 acre lot
• Built 1976
• Listed 16 days

Property features AI

Finance

• Other: Private ownership
• Financial info: Lease not considered

Exterior

• Utilities: Public water; Public sewer; Electric service by Ameren; Cable available
• Home design: Manufactured home; Single-story
• Construction: Aluminum siding; Architectural shingle roof
• Exterior features: Storage; Located on a cul-de-sac

Interior

• Kitchen: Gas cooktop; Refrigerator
• Bedrooms: Three bedrooms (all on the main level)
• Bathrooms: Two full bathrooms; One half bathroom (main level)
• Heating & cooling: Natural gas heating; Central electric air conditioning
• Interior features: Gas cooktop; Refrigerator; Crawl space basement; Wood-burning fireplace in family room; Has fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath land listed at $165k.

Deal economics

• At list price, monthly cash flow is $185 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $162k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 4.1% in Fairview Heights — 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 75/100 on livability (#225 in IL, #4,180 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime F, amenities F, health & safety F.
• 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: 81 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($162k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y 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 $33k; list at $165k implies a 400% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $162,426 (1.5% below list)

Questions for the listing agent

1. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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. 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?
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: 1.02% ✓
• Cap rate: 7.64%
• Cash-on-cash: 4.81%
• DSCR: 1.21
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -8.8%
• Equity multiple: 0.68×
• Total profit: $-14,905
• Equity at exit: $24,587

10-year hold

• IRR: 0.7%
• Equity multiple: 1.05×
• Total profit: $2,305
• Equity at exit: $14,258

Cash invested: $46,172 (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 62208

• Home prices YoY: -34.2%
• Active inventory: 81
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,677 medium
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,474/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $185

Break-even live

Break-even rent $1,443

Max offer price $164,900

Occupancy floor 84%

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15 Potomac Dr Fairview Heights, IL	3.0	3.0	1980	$1,300	$0.66	24d	1	1.26mi

Listing history 13 events

1. 2026-05-04
   status Pending
2. 2026-04-18
   listed $164,900 Active
3. 2026-03-28
   historical $164,900
4. 2018-11-07
   soldstatus 661-char remark

   Show marketing remark (664 chars)

   Welcome home to this charming Fairview Heights home. Upon entering you will be greeted by the spacious living room flooded with natural light, enjoy a chilly evening in front of the wood burning fire place. The large kitchen offers ample cabinet and counter space, host family and friends in the separate dining room. This home features 3 bedrooms, 2 and half baths and the lovely master bedroom features a large walk in closet. All this conveniently located within 20 minutes of downtown St Louis. Call today to make this home yours. Buyer to verify all MLS data including but not limited to square feet, measurements, features, exemptions/taxes, schools, etc.

5. 2018-11-07
   soldstatus Closed 664-char remark

   Show marketing remark (664 chars)

   Welcome home to this charming Fairview Heights home. Upon entering you will be greeted by the spacious living room flooded with natural light, enjoy a chilly evening in front of the wood burning fire place. The large kitchen offers ample cabinet and counter space, host family and friends in the separate dining room. This home features 3 bedrooms, 2 and half baths and the lovely master bedroom features a large walk in closet. All this conveniently located within 20 minutes of downtown St Louis. Call today to make this home yours. Buyer to verify all MLS data including but not limited to square feet, measurements, features, exemptions/taxes, schools, etc.

6. 2018-11-07
   soldstatus $33,000

   Show marketing remark (664 chars)

   Welcome home to this charming Fairview Heights home. Upon entering you will be greeted by the spacious living room flooded with natural light, enjoy a chilly evening in front of the wood burning fire place. The large kitchen offers ample cabinet and counter space, host family and friends in the separate dining room. This home features 3 bedrooms, 2 and half baths and the lovely master bedroom features a large walk in closet. All this conveniently located within 20 minutes of downtown St Louis. Call today to make this home yours. Buyer to verify all MLS data including but not limited to square feet, measurements, features, exemptions/taxes, schools, etc.

7. 2018-11-07
   soldstatus $33,100

   Show marketing remark (664 chars)

   Welcome home to this charming Fairview Heights home. Upon entering you will be greeted by the spacious living room flooded with natural light, enjoy a chilly evening in front of the wood burning fire place. The large kitchen offers ample cabinet and counter space, host family and friends in the separate dining room. This home features 3 bedrooms, 2 and half baths and the lovely master bedroom features a large walk in closet. All this conveniently located within 20 minutes of downtown St Louis. Call today to make this home yours. Buyer to verify all MLS data including but not limited to square feet, measurements, features, exemptions/taxes, schools, etc.

8. 2018-10-09
   status Pending 664-char remark

   Show marketing remark (664 chars)

   Welcome home to this charming Fairview Heights home. Upon entering you will be greeted by the spacious living room flooded with natural light, enjoy a chilly evening in front of the wood burning fire place. The large kitchen offers ample cabinet and counter space, host family and friends in the separate dining room. This home features 3 bedrooms, 2 and half baths and the lovely master bedroom features a large walk in closet. All this conveniently located within 20 minutes of downtown St Louis. Call today to make this home yours. Buyer to verify all MLS data including but not limited to square feet, measurements, features, exemptions/taxes, schools, etc.

9. 2018-09-25
   listed $35,000 Active 664-char remark

   Show marketing remark (661 chars)

   Welcome home to this charming Fairview Heights home. Upon entering you will be greeted by the spacious living room flooded with natural light, enjoy a chilly evening in front of the wood burning fire place. The large kitchen offers ample cabinet and counter space, host family and friends in the separate dining room. This home features 3 bedrooms, 2 and half baths and the lovely master bedroom features a large walk in closet. All this conveniently located within 20 minutes of downtown St Louis. Call today to make this home yours. Buyer to verify all MLS data including but not limited to square feet, measurements, features, exemptions/taxes, schools, etc.

10. 2018-09-25
    listed $35,000 661-char remark

    Show marketing remark (661 chars)

    Welcome home to this charming Fairview Heights home. Upon entering you will be greeted by the spacious living room flooded with natural light, enjoy a chilly evening in front of the wood burning fire place. The large kitchen offers ample cabinet and counter space, host family and friends in the separate dining room. This home features 3 bedrooms, 2 and half baths and the lovely master bedroom features a large walk in closet. All this conveniently located within 20 minutes of downtown St Louis. Call today to make this home yours. Buyer to verify all MLS data including but not limited to square feet, measurements, features, exemptions/taxes, schools, etc.

11. 2005-12-22
    soldstatus $82,500
12. 1995-10-25
    soldstatus $32,000
13. 1995-05-01
    soldstatus $16,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 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 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,122
• − Mortgage interest: −$9,237
• − Property taxes: −$2,474
• − Insurance: −$824
• − Repairs & maintenance: −$1,610
• − Management: −$1,610
• − Depreciation: −$4,797
• Taxable loss: −$430
• Est. tax savings @ 24.0%: +$103
• After-tax cash flow: $2,324/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 — Fairview Heights

• Score: 75/100
• State rank: #225
• US rank: #4180

Category grades

Amenities F Commute A+ Cost of living A+ Crime F Employment A- Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fairview Heights, IL
• County: Saint Clair County · 169,691 people
• City population: 16,821
• Metro: St. Louis, MO-IL
• Population (ZIP): 16,821
• Household income: $80,205
• Rent vs Own: 33.2% rent · 66.8% own
• Severe rent burden: 555.0

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 0.64)
• Race & ethnicity: White 50% Black 33% Two or more races 11% Asian 3% Hispanic / Latino 3%
• Common ancestry: Lithuanian 2% Romanian 2% Slovak 2%
• Foreign-born: 4% · Canada, South Korea, Jamaica
• Languages at home: 96% English-only · Spanish 2% Arabic 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: ▼ -71.14%
• Current HPI: 136.8631
• 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

+899.4% since first listed

13 events — show timeline

• 2026-05-04 Pending — MARIS as Distributed by MLS Grid
• 2026-04-18 Listed $164,900 MARIS as Distributed by MLS Grid
• 2026-03-28 Coming Soon $164,900 MARIS as Distributed by MLS Grid
• 2018-11-07 Sold (MLS) — MRED as Distributed by MLS Grid
• 2018-11-07 Sold (Public Records) $33,100 Public Records
• 2018-11-07 Sold (Public Records) $33,000 Public Records
• 2018-11-07 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2018-10-09 Pending — MARIS as Distributed by MLS Grid
• 2018-09-25 Listed $35,000 MARIS as Distributed by MLS Grid
• 2018-09-25 Listed $35,000 MRED as Distributed by MLS Grid
• 2005-12-22 Sold (Public Records) $82,500 Public Records
• 1995-10-25 Sold (Public Records) $32,000 Public Records
• 1995-05-01 Sold (Public Records) $16,500 Public Records

Property tax history

-3.6%/yr

Latest (2024): $280 · +5.2% YoY. Source: county tax records.