1309 Schilling Ave · Belleville, IL 62221

$109,900

3 bd · 2.0 ba · 1,032 sqft · SingleFamily public records · 9 Days on market

Built 1949 9,583 sqft lot Est $130k · 15% 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 +29.5/30.0
• ARV discount +14.5/15.0
• DSCR +10.0/10.0
• 1% rule +7.1/10.0
• 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

Listing remarks

Welcome to this charming starter ranch-style home—ideal for folks looking for a cozy and practical living space. This welcoming spot features three bedrooms, with one having a walk-through setup to get to another. You’ll find a comfy living room, an efficient kitchen/dining area perfect for family meals, and a full bathroom with a stand-up shower. There’s also a handy utility room and two storage sheds, offering plenty of space to keep things organized. The property wraps up with a generously sized backyard, great for hanging out or relaxing. Come check out the potential of this lovely home that blends comfort and functionality in a nice setting. Situated near Scott AFB, d

Key facts

• 9,583 sq ft lot
• Built 1949
• Listed 9 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $392 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Cap rate 10.6% 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; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $760 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 + 7.0% rent growth), your $31k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1949 — 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 $109,900

Questions for the listing agent

1. Built in 1949 — 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. 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?
4. 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.
5. 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.
6. 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: 1.21% ✓
• Cap rate: 10.57%
• Cash-on-cash: 15.29%
• DSCR: 1.68
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $130,032
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1309 Schilling Ave	0.00mi	3/1.0	1,032 (0%)	1mo	$109,900	$106	95
1419 Lebanon Ave	0.43mi	3/2.0	1,053 (+2%)	6mo	$55,000	$52	71
1813 Page Ave	0.43mi	3/1.0	1,021 (-1%)	5mo	$119,900	$117	70
1918 E C St	0.29mi	3/1.0	1,120 (+8%)	3mo	$155,000	$138	66
4 Eastland Dr	0.42mi	2/1.0 (-1)	1,080 (+5%)	1mo	$149,900	$139	62
1636 N Charles St	0.45mi	2/1.0 (-1)	1,056 (+2%)	6mo	$100,000	$95	61
139 Kansas Ave	0.62mi	2/1.5 (-1)	1,028 (-0%)	3mo	$135,000	$131	61
2125 E B St	0.19mi	3/1.0	884 (-14%)	2mo	$115,000	$130	61
1621 La Salle St	0.47mi	2/1.0 (-1)	1,080 (+5%)	3mo	$58,000	$54	59
1649 N Church St	0.49mi	2/1.0 (-1)	1,100 (+7%)	6mo	$39,900	$36	53
1804 Muren Blvd	0.43mi	2/2.0 (-1)	1,186 (+15%)	2mo	$149,900	$126	48
1114 La Salle St	0.70mi	3/2.0	1,181 (+14%)	4mo	$159,900	$135	40

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: 10.1%
• Equity multiple: 1.41×
• Total profit: $12,734
• Equity at exit: $16,386

10-year hold

• IRR: 22.0%
• Equity multiple: 3.21×
• Total profit: $68,098
• Equity at exit: $9,502

Cash invested: $30,772 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,326 high
• Mortgage (P&I): −$576
• Tax from tax record: −$34 /mo · $404/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $392

Break-even live

Break-even rent $830

Max offer price $109,900

Occupancy floor 65%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25 Glencoe Dr Belleville, IL	3.0	1.0	1200	$1,275	$1.06	23d	1	0.08mi
1717 La Salle St Belleville, IL	3.0	1.0	1104	$1,350	$1.22	23d	1	0.33mi
1528 Lebanon Ave Belleville, IL	2.0	1.0	900	$1,095	$1.22	12d	1	0.38mi
308 Bobbie Dr Swansea, IL	2.0	2.0	1130	$1,500	$1.33	23d	1	0.83mi
1671 Shadow Ridge Ct Belleville, IL	1.0–2.0	1.0	815	$1,325	$1.62	1d	12	0.85mi
223 Anderson Ln Belleville, IL	2.0	1.0	1000	$1,190	$1.19	23d	1	1.04mi
1107 Bristow St Belleville, IL	3.0	1.0	1238	$1,500	$1.21	12d	1	1.06mi
535 Williamsburg Dr Belleville, IL	1.0–2.0	1.0	700	$1,866	$2.67	1d	6	1.10mi
537 Vicksburg Dr Unit h Belleville, IL	2.0	1.0	950	$1,190	$1.25	16d	1	1.13mi
2917 West Blvd Belleville, IL	2.0	2.0	1000	$1,025	$1.02	14d	1	1.14mi
1320 Sangamon Dr Belleville, IL	2.0	2.0	950	$1,145	$1.21	1d	1	1.27mi
1400 Sangamon Dr Belleville, IL	2.0	2.0	950	$1,120	$1.18	1d	1	1.30mi
2416 Patrick Dr Belleville, IL	3.0	1.5	1218	$1,350	$1.11	17d	1	1.32mi
409 Carlyle E Belleville, IL	3.0	1.5	1280	$1,458	$1.14	1d	1	1.37mi

Listing history 2 events

1. 2026-04-24
   status Pending
2. 2026-04-14
   listed $109,900 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: $404 · $34/mo
• Projected year-2 tax: $1,449 · $121/mo
• Expected delta: +$1,045/yr (+$87/mo · 258.6%)

ⓘ 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: $15,918
• − Mortgage interest: −$6,156
• − Property taxes: −$404
• − Insurance: −$550
• − Repairs & maintenance: −$1,273
• − Management: −$1,273
• − Depreciation: −$3,197
• Taxable income: $3,064
• Est. tax owed @ 24.0%: −$735
• After-tax cash flow: $3,970/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

2 events — show timeline

• 2026-04-24 Pending — MARIS as Distributed by MLS Grid
• 2026-04-14 Listed $109,900 MARIS as Distributed by MLS Grid

Property tax history

-5.5%/yr

Latest (2024): $404 · -6.3% YoY. Source: county tax records.