127 Clearview Dr · Belleville, IL 62223

$185,000

3 bd · 3.0 ba · 1,324 sqft · SingleFamily public records · 21 Days on market

Built 1954 9,583 sqft lot Est $192k · at est.

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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).

• Appreciation +9.8/10.0
• ARV discount +9.1/15.0
• Cash flow +9.0/30.0
• Livability +3.9/5.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• 1% rule +2.0/10.0

Listing remarks MLS

Excellent candidate for rehab. This home is ready for you to update it and put your own personal touch on it. The dining room can easily be converted to a bedroom. The family room, once garage, can be bedroom also. Property is being sold 100% as is and the personal property in the home stays with the home. Buyer and buyer's agent to verify all information. Property is being sold as is, buyer's inspections are for buyer's knowledge only. Seller will not be doing any inspections including occupancy. Buyer is responsible for bringing home up to code.

Key facts

• 9,583 sq ft lot
• Parking
• Built 1954

Property features AI

Finance

• Other: Seller may consider concessions; Home warranty not included; Lease not considered

Exterior

• Parking: Attached 1-car carport; Concrete parking surface; Total parking spaces: 1
• Utilities: Public water; Public sewer; Electric service (220 volts, Ameren); Natural gas connected; Cable available; Phone available; Electricity, sewer, and water connected
• Home design: Single-family residence; Private ownership; Updated/Remodeled condition; One level
• Construction: Brick construction; Architectural shingle roof; Slab foundation; Built year available from public records
• Exterior features: Private entrance; Private yard; Patio; Back yard; Landscaped, level lot; City street frontage; Asphalt road

Interior

• Kitchen: Gas cooktop; Built-in electric oven; Exhaust fan; Refrigerator
• Bedrooms: Three bedrooms (all on the main level)
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Accessible approach with ramp; Accessible bedroom; Accessible central living area; Accessible closets; Decorative living room fireplace; Carbon monoxide and smoke detectors
• Laundry & utility: Main-level laundry room; Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $-147 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $159k (14.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $130k (29.9% below list).
• Recommended offer: $130k (29.9% below list) — sets the bar for 1% rule.

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-West (math 19% / reading 26%, grade F, #317 of 693 statewide, top 46%, 2,234 students, 0% FRL).
• Market conditions: 103 active listings in the ZIP; 11 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

• In year one you build about $19k of equity ($1k loan paydown + $18k appreciation (9.5% local appreciation)).
• St. Clair County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $60k; list at $185k implies a 208% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — 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 $129,774 (29.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 0.70% ✗
• Cap rate: 5.34%
• Cash-on-cash: -3.40%
• DSCR: 0.85
• GRM: 11.9

CMA / ARV

• ARV (on-the-fly): $191,980
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
127 Clearview Dr	0.00mi	3/1.0	1,324 (0%)	1mo	$185,000	$140	91
209 Southgate Dr	0.14mi	3/1.5	1,302 (-2%)	5mo	$200,000	$154	81
213 Springdale Dr	0.06mi	4/2.0 (+1)	1,383 (+4%)	2mo	$215,000	$155	79
505 Longview Dr	0.35mi	3/1.5	1,372 (+4%)	4mo	$180,000	$131	68
204 Southgate Dr	0.12mi	3/1.0	1,152 (-13%)	1mo	$195,000	$169	64
27 Chadwick Dr	0.33mi	2/1.0 (-1)	1,313 (-1%)	7mo	$120,000	$91	64
212 Springdale Dr	0.08mi	3/2.0	1,519 (+15%)	6mo	$205,000	$135	63
311 Chevy Chase Dr	0.44mi	3/2.5	1,176 (-11%)	1mo	$245,000	$208	58
1210 Express Dr	0.74mi	3/1.5	1,300 (-2%)	7mo	$188,000	$145	51
7000 Gary Dr	0.72mi	3/1.0	1,496 (+13%)	1mo	$165,000	$110	36
905 Blue Ridge Dr	0.64mi	3/1.0	1,152 (-13%)	6mo	$181,500	$158	35
18 Jonathon Lee Dr	0.68mi	4/2.0 (+1)	1,500 (+13%)	7mo	$139,900	$93	31

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

9.5% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.8%
• Equity multiple: 2.64×
• Total profit: $85,041
• Equity at exit: $159,952

10-year hold

• IRR: 18.9%
• Equity multiple: 5.95×
• Total profit: $256,190
• Equity at exit: $338,044

Cash invested: $51,800 (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 62223

• Home prices YoY: 3.8%
• Active inventory: 103
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $1,298 high
• Mortgage (P&I): −$970
• Tax from tax record: −$125 /mo · $1,499/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $-147

Break-even live

Break-even rent $1,484

Max offer price $159,035

Occupancy floor —

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6105 W Washington St Belleville, IL	3.0	1.5	1120	$1,575	$1.41	24d	1	0.28mi
219 Freedom Dr Unit 228-G Belleville, IL	2.0	1.0	936	$895	$0.96	4d	1	0.69mi
219 Freedom Dr Unit 232-Q Belleville, IL	2.0	1.0	936	$895	$0.96	18d	1	0.69mi
219 Freedom Dr Unit 228-P Belleville, IL	2.0	1.0	936	$970	$1.04	24d	1	0.69mi
219 Freedom Dr Unit 232-B Belleville, IL	2.0	1.0	936	$895	$0.96	24d	1	0.69mi
4824 Bier St Belleville, IL	4.0	1.0	1200	$1,350	$1.12	3d	1	0.73mi
7235 Westfield Plaza Dr Belleville, IL	1.0–2.0	1.0	795	$975	$1.23	2d	1	0.83mi
920 S 74th St Belleville, IL	2.0	1.0	1300	$1,400	$1.08	12d	1	0.85mi
56 Friendly Dr Belleville, IL	2.0	1.0	1000	$1,550	$1.55	24d	1	0.91mi
5784 Brett Michael Ln Belleville, IL	1.0–2.0	1.0–2.0	801	$1,195	$1.49	7d	7	1.09mi
654 N 39th St Belleville, IL	3.0	1.0	984	$1,400	$1.42	18d	1	1.41mi

Listing history 7 events

1. 2026-05-12
   status Pending
2. 2026-04-25
   historical Active Under Contract
3. 2026-04-22
   listed $185,000 Active
4. 2026-04-21
   historical $185,000
5. 2026-01-29
   soldstatus 558-char remark

   Show marketing remark (558 chars)

   Excellent candidate for rehab. This home is ready for you to update it and put your own personal touch on it. The dining room can easily be converted to a bedroom. The family room, once garage, can be bedroom also. Property is being sold 100% as is and the personal property in the home stays with the home. Buyer and buyer's agent to verify all information. Property is being sold as is, buyer's inspections are for buyer's knowledge only. Seller will not be doing any inspections including occupancy. Buyer is responsible for bringing home up to code.

6. 2026-01-29
   listed $60,000 558-char remark

   Show marketing remark (558 chars)

   Excellent candidate for rehab. This home is ready for you to update it and put your own personal touch on it. The dining room can easily be converted to a bedroom. The family room, once garage, can be bedroom also. Property is being sold 100% as is and the personal property in the home stays with the home. Buyer and buyer's agent to verify all information. Property is being sold as is, buyer's inspections are for buyer's knowledge only. Seller will not be doing any inspections including occupancy. Buyer is responsible for bringing home up to code.

7. 2026-01-29
   soldstatus $60,000

   Show marketing remark (558 chars)

   Excellent candidate for rehab. This home is ready for you to update it and put your own personal touch on it. The dining room can easily be converted to a bedroom. The family room, once garage, can be bedroom also. Property is being sold 100% as is and the personal property in the home stays with the home. Buyer and buyer's agent to verify all information. Property is being sold as is, buyer's inspections are for buyer's knowledge only. Seller will not be doing any inspections including occupancy. Buyer is responsible for bringing home up to code.

ⓘ 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: $1,499 · $125/mo
• Projected year-2 tax: $2,849 · $237/mo
• Expected delta: +$1,350/yr (+$113/mo · 90.0%)

ⓘ 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: $15,573
• − Mortgage interest: −$10,363
• − Property taxes: −$1,499
• − Insurance: −$925
• − Repairs & maintenance: −$1,246
• − Management: −$1,246
• − Depreciation: −$5,382
• Taxable loss: −$5,088
• Est. tax savings @ 24.0%: +$1,221
• After-tax cash flow: $-543/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): 16,269
• Household income: $73,700
• Rent vs Own: 23.6% rent · 76.4% own
• Severe rent burden: 656.0

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: Majority White (62%)
• Race & ethnicity: White 62% Black 27% Two or more races 9% Hispanic / Latino 4%
• Common ancestry: Romanian 3% Lithuanian 3% Slovak 2%
• Foreign-born: 2% · Canada, Guatemala
• Languages at home: 96% English-only · Spanish 2%

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: ▲ 9.50%
• Current HPI: 259.15
• 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

+208.3% since first listed

7 events — show timeline

• 2026-05-12 Pending — MARIS as Distributed by MLS Grid
• 2026-04-25 Contingent — MARIS as Distributed by MLS Grid
• 2026-04-22 Listed $185,000 MARIS as Distributed by MLS Grid
• 2026-04-21 Coming Soon $185,000 MARIS as Distributed by MLS Grid
• 2026-01-29 Sold (Public Records) $60,000 Public Records
• 2026-01-29 Listed $60,000 MARIS as Distributed by MLS Grid
• 2026-01-29 Sold (MLS) — MARIS as Distributed by MLS Grid

Property tax history

-0.9%/yr

Latest (2024): $1,499 · -4.7% YoY. Source: county tax records.