815 S Charles St · Belleville, IL 62220

$124,900

4 bd · 3.0 ba · 1,170 sqft · SingleFamily public records · 202 Days on market

Built 1898 6,782 sqft lot Est $104k · 20% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +5.0/5.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 2-Story, 4-Bedroom / 2-Bath Home with Classic Appeal This inviting two-story home offers four generous bedrooms and two full bathrooms — ideal for families or anyone looking for extra space. The moment you step inside, you’ll appreciate the thoughtful layout, filled with natural light and welcoming comfort. Inside you’ll find a spacious living area perfect for relaxing or entertaining, a well-appointed kitchen (with room for upgrades if desired), and plenty of closet/storage space. Upstairs, all four bedrooms offer flexibility — from cozy retreats to functional home offices or guest rooms. Outside, the property boasts a nice yard and outdoor space — perfect for summer barbecues, gardening, or relaxing with family and friends. The quiet, friendly neighborhood adds to the sense of home and community. With a warm, inviting layout and flexible floor-plan, this home is ready to welcome its next owners. Don’t miss your chance — schedule a private showing today!

Key facts

• 6,782 sq ft lot
• Built 1898
• Listed 202 days

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $563 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.7% 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.
• 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 24d on market — plan ~3-4 weeks tenant-placement turnaround); 783 units permitted in St. Clair County in 2024 (378 in 5+ unit buildings).
• This rent runs 35% of the median local income ($66k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 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 $35k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 202 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $92k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1898 — 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 $109,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 202 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1898 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.54% ✓
• Cap rate: 11.71%
• Cash-on-cash: 19.33%
• DSCR: 1.86
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $104,130
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
312 S Jackson St	0.35mi	3/3.5 (-1)	1,064 (-9%)	3mo	$89,000	$84	59
818 S Jackson St	0.11mi	3/1.0 (-1)	1,010 (-14%)	1mo	$85,000	$84	58
508 Freeburg Ave	0.21mi	3/1.5 (-1)	1,032 (-12%)	7mo	$99,900	$97	54
704 Wabash Ave	0.72mi	3/2.0 (-1)	1,196 (+2%)	4mo	$125,000	$105	50
18 Scarlet Dr	0.63mi	4/1.0	1,232 (+5%)	11mo	$155,000	$126	44
625 E Adams St	0.27mi	3/2.0 (-1)	1,312 (+12%)	16mo	$224,900	$171	44
403 W Van Buren St	0.61mi	3/1.0 (-1)	1,293 (+10%)	1mo	$114,500	$89	40
514 S 6th St	0.71mi	3/1.0 (-1)	1,078 (-8%)	11mo	$86,900	$81	32
12 Rusty Wil Dr	0.74mi	3/1.0 (-1)	1,128 (-4%)	18mo	$75,000	$66	32
6 Scarlet Dr	0.66mi	3/1.0 (-1)	1,000 (-14%)	7mo	$84,900	$85	26

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: 17.2%
• Equity multiple: 1.74×
• Total profit: $25,901
• Equity at exit: $18,623

10-year hold

• IRR: 29.3%
• Equity multiple: 4.30×
• Total profit: $115,386
• Equity at exit: $10,799

Cash invested: $34,972 (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: 5.4×

Monthly cashflow live

• Estimated rent: $1,924 medium
• Mortgage (P&I): −$655
• Tax from tax record: −$249 /mo · $2,990/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $563

Break-even live

Break-even rent $1,210

Max offer price $124,900

Occupancy floor 66%

Sensitivity live

Price	-10% $634	-5% $599	+0% $563	+5% $528	+10% $493
Rent	-10% $411	-5% $487	+0% $563	+5% $639	+10% $715
Rate	-1.0pp $626	-0.5pp $595	base $563	+0.5pp $531	+1.0pp $498

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
721 S Church St Belleville, IL	4.0	2.0	1216	$2,000	$1.64	24d	1	0.11mi
618 W Monroe St Belleville, IL	3.0	1.0	1500	$1,050	$0.70	24d	1	0.90mi
1953 Richmond Springs Ln Belleville, IL	3.0	3.0	1480	$2,500	$1.69	2d	1	1.12mi
1107 Bristow St Belleville, IL	3.0	1.0	1238	$1,500	$1.21	13d	1	1.40mi

Listing history 20 events

1. 2026-06-16
   status $124,900 Pending 202 DOM
2. 2026-06-15
   days on market $124,900 Active 202 DOM
3. 2026-06-13
   days on market $124,900 Active 200 DOM
4. 2026-06-09
   days on market $124,900 Active 196 DOM
5. 2026-06-08
   days on market $124,900 Active 195 DOM
6. 2026-06-07
   days on market $124,900 Active 194 DOM
7. 2026-06-03
   days on market $124,900 Active 190 DOM
8. 2026-06-02
   days on market $124,900 Active 189 DOM
9. 2026-06-01
   days on market $124,900 Active 188 DOM
10. 2026-05-31
    days on market $124,900 Active 187 DOM
11. 2026-02-18
    price $124,900 1023-char remark

    Show marketing remark (1023 chars)

    Charming 2-Story, 4-Bedroom / 2-Bath Home with Classic Appeal This inviting two-story home offers four generous bedrooms and two full bathrooms — ideal for families or anyone looking for extra space. The moment you step inside, you’ll appreciate the thoughtful layout, filled with natural light and welcoming comfort. Inside you’ll find a spacious living area perfect for relaxing or entertaining, a well-appointed kitchen (with room for upgrades if desired), and plenty of closet/storage space. Upstairs, all four bedrooms offer flexibility — from cozy retreats to functional home offices or guest rooms. Outside, the property boasts a nice yard and outdoor space — perfect for summer barbecues, gardening, or relaxing with family and friends. The quiet, friendly neighborhood adds to the sense of home and community. With a warm, inviting layout and flexible floor-plan, this home is ready to welcome its next owners. Don’t miss your chance — schedule a private showing today!

12. 2026-01-14
    price $134,900 1023-char remark

    Show marketing remark (1023 chars)

    Charming 2-Story, 4-Bedroom / 2-Bath Home with Classic Appeal This inviting two-story home offers four generous bedrooms and two full bathrooms — ideal for families or anyone looking for extra space. The moment you step inside, you’ll appreciate the thoughtful layout, filled with natural light and welcoming comfort. Inside you’ll find a spacious living area perfect for relaxing or entertaining, a well-appointed kitchen (with room for upgrades if desired), and plenty of closet/storage space. Upstairs, all four bedrooms offer flexibility — from cozy retreats to functional home offices or guest rooms. Outside, the property boasts a nice yard and outdoor space — perfect for summer barbecues, gardening, or relaxing with family and friends. The quiet, friendly neighborhood adds to the sense of home and community. With a warm, inviting layout and flexible floor-plan, this home is ready to welcome its next owners. Don’t miss your chance — schedule a private showing today!

13. 2025-11-26
    listed $139,900 Active 1023-char remark

    Show marketing remark (1023 chars)

    Charming 2-Story, 4-Bedroom / 2-Bath Home with Classic Appeal This inviting two-story home offers four generous bedrooms and two full bathrooms — ideal for families or anyone looking for extra space. The moment you step inside, you’ll appreciate the thoughtful layout, filled with natural light and welcoming comfort. Inside you’ll find a spacious living area perfect for relaxing or entertaining, a well-appointed kitchen (with room for upgrades if desired), and plenty of closet/storage space. Upstairs, all four bedrooms offer flexibility — from cozy retreats to functional home offices or guest rooms. Outside, the property boasts a nice yard and outdoor space — perfect for summer barbecues, gardening, or relaxing with family and friends. The quiet, friendly neighborhood adds to the sense of home and community. With a warm, inviting layout and flexible floor-plan, this home is ready to welcome its next owners. Don’t miss your chance — schedule a private showing today!

14. 2025-11-26
    historical $139,900 1023-char remark

    Show marketing remark (1023 chars)

    Charming 2-Story, 4-Bedroom / 2-Bath Home with Classic Appeal This inviting two-story home offers four generous bedrooms and two full bathrooms — ideal for families or anyone looking for extra space. The moment you step inside, you’ll appreciate the thoughtful layout, filled with natural light and welcoming comfort. Inside you’ll find a spacious living area perfect for relaxing or entertaining, a well-appointed kitchen (with room for upgrades if desired), and plenty of closet/storage space. Upstairs, all four bedrooms offer flexibility — from cozy retreats to functional home offices or guest rooms. Outside, the property boasts a nice yard and outdoor space — perfect for summer barbecues, gardening, or relaxing with family and friends. The quiet, friendly neighborhood adds to the sense of home and community. With a warm, inviting layout and flexible floor-plan, this home is ready to welcome its next owners. Don’t miss your chance — schedule a private showing today!

15. 2022-08-26
    soldstatus Closed 618-char remark

    Show marketing remark (618 chars)

    This 1 1/2 Story Home located in Downtown Belleville has so much Potential. Home had previously been used as a 2 Family Unit Home. The Upper level has it's own Entry. The main level of the home features a large Living Room, Dining Room, Kitchen, Bedroom and Bath. The Upper level has 2 Bedrooms, and 2 rooms that were used as a Kitchen and Living Room and also a Full Bath. There is a large Covered Front Porch for relaxing after a days work. Location is great - Close to all the Downtown Amenities and easy Access to Interstate Highways and Downtown St Louis. Call for your Appointment today to tour this home!!!

16. 2022-06-15
    price $53,450
17. 2022-06-14
    price $45,000
18. 2022-03-29
    price $59,400
19. 2022-03-28
    price $45,000
20. 2010-04-07
    soldstatus $92,000

ⓘ 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: $2,990 · $249/mo
• Projected year-2 tax: $2,990 · $249/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: $23,084
• − Mortgage interest: −$6,996
• − Property taxes: −$2,990
• − Insurance: −$624
• − Repairs & maintenance: −$1,847
• − Management: −$1,847
• − Depreciation: −$3,633
• Taxable income: $5,146
• Est. tax owed @ 24.0%: −$1,235
• After-tax cash flow: $5,527/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

+35.8% since first listed

10 events — show timeline

• 2026-02-18 Price Changed $124,900 MARIS as Distributed by MLS Grid
• 2026-01-14 Price Changed $134,900 MARIS as Distributed by MLS Grid
• 2025-11-26 Listed $139,900 MARIS as Distributed by MLS Grid
• 2025-11-26 Coming Soon $139,900 MARIS as Distributed by MLS Grid
• 2022-08-26 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2022-06-15 Price Changed $53,450 MARIS as Distributed by MLS Grid
• 2022-06-14 Price Changed $45,000 MARIS as Distributed by MLS Grid
• 2022-03-29 Price Changed $59,400 MARIS as Distributed by MLS Grid
• 2022-03-28 Price Changed $45,000 MARIS as Distributed by MLS Grid
• 2010-04-07 Sold (Public Records) $92,000 Public Records

Property tax history

+2.0%/yr

Latest (2024): $2,990 · +3.4% YoY. Source: county tax records.