3202 W Main · Belleville, IL 62226

$140,000

4 bd · 4.0 ba · 944 sqft · SingleFamily public records · 162 Days on market

Built 1922 Est $135k · at est.

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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 +22.5/30.0
• DSCR +7.2/10.0
• 1% rule +6.9/10.0
• ARV discount +5.8/15.0
• Livability +3.9/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Excellent opportunity to own a 4 bed, 2 bath home offering a flexible floor plan, great backyard and plenty of parking. This unique brick 2-story welcomes you with a foyer entry that leads into the spacious living room complete with a decorative fireplace and wood flooring that continues throughout both main level bedrooms. The eat-in kitchen offers a great layout complete with rows of wood cabinetry and backyard views. A guest room and primary suite with a full bath and large closet complete this level. The upper level of this former duplex features a bright living area and full kitchen. Two additional bedrooms with closets provide comfort and privacy and share a full bath. The lower level offers ample storage and can be finished for added living space. Step outside into the grassy backyard that can easily accommodate a large deck or patio and leads to the 1-car garage. This incredible home has so much to offer!

Key facts

• Open staircase
• Living room
• Brick home

Tags

• BRICK HOME
• FRONT FOYER
• OPEN STAIRCASE
• LIVING ROOM
• FIREPLACE
• DINING ROOM

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: Attached garage with 1 garage space
• Utilities: Community water; Public sewer; Electricity connected (Ameren); Natural gas connected; Water connected; Sewer connected
• Home design: Single family residence; Two levels; Residential property
• Construction: Brick construction; Concrete perimeter foundation; Basement with 8 ft+ poured construction; Built (year source: Assessor)
• Exterior features: Back yard; City lot; Panel doors

Interior

• Kitchen: Stainless steel appliances; ENERGY STAR qualified appliances
• Bedrooms: 4 bedrooms total; 1 bedroom on the main level; 3 bedrooms on the upper level
• Bathrooms: 2 full bathrooms total; 1 full bathroom on the main level; 1 full bathroom on the upper level
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Ceiling fans; Crown molding; High ceilings; ENERGY STAR qualified appliances; Stainless steel appliances
• Laundry & utility: Laundry located in basement

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $236 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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-West (math 19% / reading 26%, grade F, #317 of 693 statewide, top 46%, 2,234 students, 0% FRL).
• Market conditions: Rents rising fast (+4.6%/yr); 190 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $968 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.

Negotiation context

• It's been on market 162 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago; this cycle's ask has dropped $38k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $86k; list at $140k implies a 62% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1922 — 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 $123,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 162 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 1922 — 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: 1.19% ✓
• Cap rate: 8.31%
• Cash-on-cash: 7.22%
• DSCR: 1.32
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $134,992
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2932 Godfrey St	0.27mi	3/2.0 (-1)	1,008 (+7%)	2mo	$199,900	$198	62
2932 Otto St	0.33mi	3/1.5 (-1)	1,008 (+7%)	2mo	$150,000	$149	57
3418 Sheridan Ave	0.32mi	3/2.0 (-1)	1,008 (+7%)	15mo	$142,000	$141	48
14 Lillian Dr	0.67mi	3/1.0 (-1)	925 (-2%)	3mo	$79,900	$86	46
439 N 39th St	0.62mi	3/1.0 (-1)	864 (-8%)	1mo	$120,000	$139	40
28 Blackburn Dr	0.68mi	3/1.0 (-1)	950 (+1%)	14mo	$139,900	$147	39
3805 Little Flower Ln	0.70mi	3/1.0 (-1)	864 (-8%)	0mo	$134,900	$156	36
18 Lillian Dr	0.68mi	3/1.0 (-1)	925 (-2%)	14mo	$110,000	$119	36
111 N 39th St	0.45mi	3/1.0 (-1)	1,057 (+12%)	7mo	$170,000	$161	36
3710 Summit Ave	0.40mi	3/1.0 (-1)	1,066 (+13%)	11mo	$115,000	$108	34
11 S 44th St	0.73mi	3/1.0 (-1)	894 (-5%)	10mo	$80,000	$89	32
515 N 37th St	0.73mi	3/1.0 (-1)	875 (-7%)	8mo	$125,000	$143	30

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 · 4.56% rent growth · sell at horizon

5-year hold

• IRR: -3.3%
• Equity multiple: 0.87×
• Total profit: $-4,914
• Equity at exit: $20,874

10-year hold

• IRR: 8.3%
• Equity multiple: 1.68×
• Total profit: $26,722
• Equity at exit: $12,105

Cash invested: $39,200 (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 62226

• Rents YoY: 4.6%
• Active inventory: 190
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,670 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$291 /mo · $3,492/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $236

Break-even live

Break-even rent $1,372

Max offer price $140,000

Occupancy floor 81%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
213 Columbus Dr Belleville, IL	3.0	1.0	1040	$1,650	$1.59	23d	1	0.52mi
654 N 39th St Belleville, IL	3.0	1.0	984	$1,400	$1.42	18d	1	0.92mi

Listing history 39 events

1. 2026-06-18
   days on market $140,000 Active 162 DOM
2. 2026-06-17
   days on market $140,000 Active 161 DOM
3. 2026-06-16
   days on market $140,000 Active 160 DOM
4. 2026-06-15
   days on market $140,000 Active 159 DOM
5. 2026-06-13
   days on market $140,000 Active 157 DOM
6. 2026-06-09
   days on market $140,000 Active 153 DOM
7. 2026-06-08
   days on market $140,000 Active 152 DOM
8. 2026-06-07
   days on market $140,000 Active 151 DOM
9. 2026-06-03
   days on market $140,000 Active 147 DOM
10. 2026-06-02
    days on market $140,000 Active 146 DOM
11. 2026-06-02
    price $140,000 Active 145 DOM
12. 2026-06-01
    days on market $145,000 Active 145 DOM
13. 2026-05-31
    days on market $145,000 Active 144 DOM
14. 2026-05-05
    price $145,000
15. 2026-05-05
    status Active
16. 2026-04-08
    price $149,000
17. 2026-03-13
    price $159,000
18. 2026-02-06
    price $165,000
19. 2026-01-28
    price $173,000
20. 2025-12-30
    listed $178,000 Active
21. 2024-02-01
    historical
22. 2024-01-29
    price $159,000
23. 2024-01-08
    price $161,500
24. 2023-10-22
    price $164,000
25. 2023-10-09
    price $167,000
26. 2023-09-21
    price $171,000
27. 2023-08-29
    price $174,000
28. 2023-08-15
    price $179,000
29. 2023-08-03
    listed $184,000 Active
30. 2023-04-10
    status Pending 933-char remark

    Show marketing remark (933 chars)

    Excellent opportunity to own a 4 bed, 2 bath home offering a flexible floor plan, great backyard and plenty of parking. This unique brick 2-story welcomes you with a foyer entry that leads into the spacious living room complete with a decorative fireplace and wood flooring that continues throughout both main level bedrooms. The eat-in kitchen offers a great layout complete with rows of wood cabinetry and backyard views. A guest room and primary suite with a full bath and large closet complete this level. The upper level of this former duplex features a bright living area and full kitchen. Two additional bedrooms with closets provide comfort and privacy and share a full bath. The lower level offers ample storage and can be finished for added living space. Step outside into the grassy backyard that can easily accommodate a large deck or patio and leads to the 1-car garage. This incredible home has so much to offer!

31. 2023-04-10
    soldstatus Closed 933-char remark

    Show marketing remark (933 chars)

    Excellent opportunity to own a 4 bed, 2 bath home offering a flexible floor plan, great backyard and plenty of parking. This unique brick 2-story welcomes you with a foyer entry that leads into the spacious living room complete with a decorative fireplace and wood flooring that continues throughout both main level bedrooms. The eat-in kitchen offers a great layout complete with rows of wood cabinetry and backyard views. A guest room and primary suite with a full bath and large closet complete this level. The upper level of this former duplex features a bright living area and full kitchen. Two additional bedrooms with closets provide comfort and privacy and share a full bath. The lower level offers ample storage and can be finished for added living space. Step outside into the grassy backyard that can easily accommodate a large deck or patio and leads to the 1-car garage. This incredible home has so much to offer!

32. 2023-03-15
    historical Active Under Contract 933-char remark

    Show marketing remark (933 chars)

    Excellent opportunity to own a 4 bed, 2 bath home offering a flexible floor plan, great backyard and plenty of parking. This unique brick 2-story welcomes you with a foyer entry that leads into the spacious living room complete with a decorative fireplace and wood flooring that continues throughout both main level bedrooms. The eat-in kitchen offers a great layout complete with rows of wood cabinetry and backyard views. A guest room and primary suite with a full bath and large closet complete this level. The upper level of this former duplex features a bright living area and full kitchen. Two additional bedrooms with closets provide comfort and privacy and share a full bath. The lower level offers ample storage and can be finished for added living space. Step outside into the grassy backyard that can easily accommodate a large deck or patio and leads to the 1-car garage. This incredible home has so much to offer!

33. 2023-03-14
    status Active 933-char remark

    Show marketing remark (933 chars)

    Excellent opportunity to own a 4 bed, 2 bath home offering a flexible floor plan, great backyard and plenty of parking. This unique brick 2-story welcomes you with a foyer entry that leads into the spacious living room complete with a decorative fireplace and wood flooring that continues throughout both main level bedrooms. The eat-in kitchen offers a great layout complete with rows of wood cabinetry and backyard views. A guest room and primary suite with a full bath and large closet complete this level. The upper level of this former duplex features a bright living area and full kitchen. Two additional bedrooms with closets provide comfort and privacy and share a full bath. The lower level offers ample storage and can be finished for added living space. Step outside into the grassy backyard that can easily accommodate a large deck or patio and leads to the 1-car garage. This incredible home has so much to offer!

34. 2023-03-02
    historical 933-char remark

    Show marketing remark (933 chars)

    Excellent opportunity to own a 4 bed, 2 bath home offering a flexible floor plan, great backyard and plenty of parking. This unique brick 2-story welcomes you with a foyer entry that leads into the spacious living room complete with a decorative fireplace and wood flooring that continues throughout both main level bedrooms. The eat-in kitchen offers a great layout complete with rows of wood cabinetry and backyard views. A guest room and primary suite with a full bath and large closet complete this level. The upper level of this former duplex features a bright living area and full kitchen. Two additional bedrooms with closets provide comfort and privacy and share a full bath. The lower level offers ample storage and can be finished for added living space. Step outside into the grassy backyard that can easily accommodate a large deck or patio and leads to the 1-car garage. This incredible home has so much to offer!

35. 2022-09-27
    price $75,000 933-char remark

    Show marketing remark (933 chars)

    Excellent opportunity to own a 4 bed, 2 bath home offering a flexible floor plan, great backyard and plenty of parking. This unique brick 2-story welcomes you with a foyer entry that leads into the spacious living room complete with a decorative fireplace and wood flooring that continues throughout both main level bedrooms. The eat-in kitchen offers a great layout complete with rows of wood cabinetry and backyard views. A guest room and primary suite with a full bath and large closet complete this level. The upper level of this former duplex features a bright living area and full kitchen. Two additional bedrooms with closets provide comfort and privacy and share a full bath. The lower level offers ample storage and can be finished for added living space. Step outside into the grassy backyard that can easily accommodate a large deck or patio and leads to the 1-car garage. This incredible home has so much to offer!

36. 2022-07-22
    price $79,900 933-char remark

    Show marketing remark (933 chars)

    Excellent opportunity to own a 4 bed, 2 bath home offering a flexible floor plan, great backyard and plenty of parking. This unique brick 2-story welcomes you with a foyer entry that leads into the spacious living room complete with a decorative fireplace and wood flooring that continues throughout both main level bedrooms. The eat-in kitchen offers a great layout complete with rows of wood cabinetry and backyard views. A guest room and primary suite with a full bath and large closet complete this level. The upper level of this former duplex features a bright living area and full kitchen. Two additional bedrooms with closets provide comfort and privacy and share a full bath. The lower level offers ample storage and can be finished for added living space. Step outside into the grassy backyard that can easily accommodate a large deck or patio and leads to the 1-car garage. This incredible home has so much to offer!

37. 2022-07-11
    listed $89,900 Active 933-char remark

    Show marketing remark (933 chars)

    Excellent opportunity to own a 4 bed, 2 bath home offering a flexible floor plan, great backyard and plenty of parking. This unique brick 2-story welcomes you with a foyer entry that leads into the spacious living room complete with a decorative fireplace and wood flooring that continues throughout both main level bedrooms. The eat-in kitchen offers a great layout complete with rows of wood cabinetry and backyard views. A guest room and primary suite with a full bath and large closet complete this level. The upper level of this former duplex features a bright living area and full kitchen. Two additional bedrooms with closets provide comfort and privacy and share a full bath. The lower level offers ample storage and can be finished for added living space. Step outside into the grassy backyard that can easily accommodate a large deck or patio and leads to the 1-car garage. This incredible home has so much to offer!

38. 2007-05-04
    soldstatus $86,500
39. 2004-06-25
    soldstatus $50,000

ⓘ 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: $3,492 · $291/mo
• Projected year-2 tax: $3,492 · $291/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: $20,039
• − Mortgage interest: −$7,842
• − Property taxes: −$3,492
• − Insurance: −$700
• − Repairs & maintenance: −$1,603
• − Management: −$1,603
• − Depreciation: −$4,073
• Taxable income: $726
• Est. tax owed @ 24.0%: −$174
• After-tax cash flow: $2,655/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): 28,255
• Household income: $70,797
• Rent vs Own: 33.0% rent · 67.0% own
• Severe rent burden: 824.0

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 (64%)
• Race & ethnicity: White 64% Black 24% Two or more races 7% Hispanic / Latino 3% Asian 2%
• Common ancestry: Romanian 4% Lithuanian 2% Slovak 2%
• Foreign-born: 4% · Canada, China
• Languages at home: 96% English-only · Chinese 1% Spanish 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: ▼ -83.57%
• Current HPI: 133.9028
• Rent YoY: ▲ 4.56%
• 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

+190.0% since first listed

26 events — show timeline

• 2026-05-05 Price Changed $145,000 MARIS as Distributed by MLS Grid
• 2026-05-05 Relisted — MARIS as Distributed by MLS Grid
• 2026-04-08 Price Changed $149,000 MARIS as Distributed by MLS Grid
• 2026-03-13 Price Changed $159,000 MARIS as Distributed by MLS Grid
• 2026-02-06 Price Changed $165,000 MARIS as Distributed by MLS Grid
• 2026-01-28 Price Changed $173,000 MARIS as Distributed by MLS Grid
• 2025-12-30 Listed $178,000 MARIS as Distributed by MLS Grid
• 2024-02-01 Delisted — MARIS as Distributed by MLS Grid
• 2024-01-29 Price Changed $159,000 MARIS as Distributed by MLS Grid
• 2024-01-08 Price Changed $161,500 MARIS as Distributed by MLS Grid
• 2023-10-22 Price Changed $164,000 MARIS as Distributed by MLS Grid
• 2023-10-09 Price Changed $167,000 MARIS as Distributed by MLS Grid
• 2023-09-21 Price Changed $171,000 MARIS as Distributed by MLS Grid
• 2023-08-29 Price Changed $174,000 MARIS as Distributed by MLS Grid
• 2023-08-15 Price Changed $179,000 MARIS as Distributed by MLS Grid
• 2023-08-03 Listed $184,000 MARIS as Distributed by MLS Grid
• 2023-04-10 Pending — MARIS as Distributed by MLS Grid
• 2023-04-10 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2023-03-15 Contingent — MARIS as Distributed by MLS Grid
• 2023-03-14 Relisted — MARIS as Distributed by MLS Grid
• 2023-03-02 Delisted — MARIS as Distributed by MLS Grid
• 2022-09-27 Price Changed $75,000 MARIS as Distributed by MLS Grid
• 2022-07-22 Price Changed $79,900 MARIS as Distributed by MLS Grid
• 2022-07-11 Listed $89,900 MARIS as Distributed by MLS Grid
• 2007-05-04 Sold (Public Records) $86,500 Public Records
• 2004-06-25 Sold (Public Records) $50,000 Public Records

Property tax history

+3.2%/yr

Latest (2024): $3,492 · +6.3% YoY. Source: county tax records.