913 Royal Heights Rd · Belleville, IL 62226

$159,900

3 bd · 2.0 ba · 900 sqft · SingleFamily public records · 22 Days on market

Built 1954 6,098 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 +14.4/30.0
• ARV discount +7.5/15.0
• DSCR +4.4/10.0
• Livability +3.9/5.0
• Rent growth +3.6/5.0
• 1% rule +3.3/10.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the potential in this 3-bedroom, 1-bathroom home, perfect for investors or buyers looking for a project. The home offers a spacious eat-in kitchen and an enclosed back patio, providing extra room for relaxation or storage. Outside, you’ll find a fully fenced backyard—great for pets, gardening, or outdoor activities—as well as a 1-car detached garage for additional storage or workshop space. The property needs work, giving you the opportunity to renovate and add value to suit your vision. Located close to local amenities, this home is a promising investment or future residence with plenty of upside. Don’t miss the chance to bring this property back to life!

Key facts

• 6,098 sq ft lot
• Garage
• Built 1954

Property features AI

Exterior

• Parking: Detached garage
• Utilities: Public water; Public sewer; Electric service by Ameren
• Home design: Single-family residence; One story
• Construction: Vinyl siding; Architectural shingle roof
• Exterior features: Back yard

Interior

• Kitchen: Kitchen on the main level
• Bedrooms: Three bedrooms, all on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Family room on the main level; Living room on the main level; Main-level laundry
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $32 ($387/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $132k (17.5% below list).
• Recommended offer: $132k (17.5% 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: Abraham Lincoln Elem School (math 9% / reading 14%, grade F, #1,457 of 2,056 statewide, top 71%, 512 students, 0% FRL); West Jr High School (math 11% / reading 22%, grade F, #482 of 665 statewide, top 73%, 422 students, 0% FRL); 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); 189 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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

• 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 22 days — a 2% lower offer ($158k) 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.

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 $131,995 (17.5% below list)

Questions for the listing agent

1. Built in 1954 — 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. 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?
5. 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.
6. 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.
7. 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: 0.83% ✗
• Cap rate: 6.54%
• Cash-on-cash: 0.87%
• DSCR: 1.04
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $80,100
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
909 Royal Heights Rd	0.01mi	3/1.0	900 (0%)	6mo	$80,000	$89	91
1009 Royal Heights Rd	0.05mi	3/1.0	900 (0%)	5mo	$34,900	$39	90
3916 Shirley Dr	0.23mi	3/1.0	939 (+4%)	1mo	$125,000	$133	77
800 N 39th St	0.19mi	3/1.0	840 (-7%)	5mo	$119,900	$143	72
640 Devonshire Dr	0.30mi	3/1.0	960 (+7%)	0mo	$80,000	$83	70
3805 Little Flower Ln	0.47mi	3/1.0	864 (-4%)	0mo	$134,900	$156	67
439 N 39th St	0.56mi	3/1.0	864 (-4%)	1mo	$120,000	$139	63
624 Royal Heights Rd	0.34mi	2/1.0 (-1)	960 (+7%)	3mo	$30,000	$31	61
652 N 39th St	0.26mi	2/1.0 (-1)	984 (+9%)	4mo	$64,000	$65	60
328 N 43rd St	0.47mi	3/1.0	986 (+10%)	6mo	$130,000	$132	53
435 N 38th St	0.65mi	2/1.0 (-1)	997 (+11%)	1mo	$50,000	$50	41
120 N 46th St	0.70mi	2/1.0 (-1)	1,028 (+14%)	0mo	$40,000	$39	34

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: -13.4%
• Equity multiple: 0.51×
• Total profit: $-21,789
• Equity at exit: $23,842

10-year hold

• IRR: -2.4%
• Equity multiple: 0.83×
• Total profit: $-7,568
• Equity at exit: $13,825

Cash invested: $44,772 (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 62226

• Rents YoY: 4.6%
• Active inventory: 189
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,320 high
• Mortgage (P&I): −$839
• Tax from tax record: −$105 /mo · $1,264/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $32

Break-even live

Break-even rent $1,279

Max offer price $159,900

Occupancy floor 93%

Sensitivity live

Price	-10% $123	-5% $78	+0% $32	+5% $-13	+10% $-58
Rent	-10% $-72	-5% $-20	+0% $32	+5% $84	+10% $137
Rate	-1.0pp $113	-0.5pp $73	base $32	+0.5pp $-9	+1.0pp $-51

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1000 Royal Heights Rd Belleville, IL	2.0	1.5	1100	$1,345	$1.22	25d	1	0.07mi
654 N 39th St Belleville, IL	3.0	1.0	984	$1,400	$1.42	19d	1	0.28mi
54 Ben Louis Dr Belleville, IL	2.0	1.0	900	$1,145	$1.27	25d	1	0.35mi
213 Columbus Dr Belleville, IL	3.0	1.0	1040	$1,650	$1.59	25d	1	0.69mi
4516 W Main St Belleville, IL	2.0	1.0	607	$850	$1.40	25d	1	0.87mi
5784 Brett Michael Ln Belleville, IL	1.0–2.0	1.0–2.0	801	$1,195	$1.49	0d	5	0.89mi
56 Friendly Dr Belleville, IL	2.0	1.0	1000	$1,550	$1.55	25d	1	0.98mi
219 Freedom Dr Unit 232-B Belleville, IL	2.0	1.0	936	$895	$0.96	25d	1	1.18mi
219 Freedom Dr Unit 228-P Belleville, IL	2.0	1.0	936	$970	$1.04	25d	1	1.18mi
219 Freedom Dr Unit 228-G Belleville, IL	2.0	1.0	936	$895	$0.96	6d	1	1.18mi
219 Freedom Dr Unit 232-Q Belleville, IL	2.0	1.0	936	$895	$0.96	19d	1	1.18mi
219 Freedom Dr Unit 238-I Belleville, IL	2.0	1.0	936	$895	$0.96	0d	1	1.18mi
1856 Jewel Sisson Dr Belleville, IL	1.0–3.0	1.0–2.0	1051	$1,859	$1.77	0d	20	1.28mi
6105 W Washington St Belleville, IL	3.0	1.5	1120	$1,575	$1.41	25d	1	1.47mi

Listing history 16 events

1. 2026-06-21
   days on market $159,900 Active 22 DOM
2. 2026-06-18
   days on market $159,900 Active 19 DOM
3. 2026-06-17
   days on market $159,900 Active 18 DOM
4. 2026-06-16
   days on market $159,900 Active 17 DOM
5. 2026-06-15
   days on market $159,900 Active 16 DOM
6. 2026-06-13
   days on market $159,900 Active 14 DOM
7. 2026-06-09
   days on market $159,900 Active 10 DOM
8. 2026-06-08
   days on market $159,900 Active 9 DOM
9. 2026-06-07
   days on market $159,900 Active 8 DOM
10. 2026-06-03
    statusdays on market $159,900 Active 4 DOM
11. 2026-05-22
    listed $159,900 Active
12. 2026-05-21
    historical $159,900
13. 2025-12-30
    soldstatus Closed 697-char remark

    Show marketing remark (697 chars)

    Discover the potential in this 3-bedroom, 1-bathroom home, perfect for investors or buyers looking for a project. The home offers a spacious eat-in kitchen and an enclosed back patio, providing extra room for relaxation or storage. Outside, you’ll find a fully fenced backyard—great for pets, gardening, or outdoor activities—as well as a 1-car detached garage for additional storage or workshop space. The property needs work, giving you the opportunity to renovate and add value to suit your vision. Located close to local amenities, this home is a promising investment or future residence with plenty of upside. Don’t miss the chance to bring this property back to life!

14. 2025-12-13
    historical Active Under Contract 697-char remark

    Show marketing remark (697 chars)

    Discover the potential in this 3-bedroom, 1-bathroom home, perfect for investors or buyers looking for a project. The home offers a spacious eat-in kitchen and an enclosed back patio, providing extra room for relaxation or storage. Outside, you’ll find a fully fenced backyard—great for pets, gardening, or outdoor activities—as well as a 1-car detached garage for additional storage or workshop space. The property needs work, giving you the opportunity to renovate and add value to suit your vision. Located close to local amenities, this home is a promising investment or future residence with plenty of upside. Don’t miss the chance to bring this property back to life!

15. 2025-12-08
    listed $60,000 Active 697-char remark

    Show marketing remark (697 chars)

    Discover the potential in this 3-bedroom, 1-bathroom home, perfect for investors or buyers looking for a project. The home offers a spacious eat-in kitchen and an enclosed back patio, providing extra room for relaxation or storage. Outside, you’ll find a fully fenced backyard—great for pets, gardening, or outdoor activities—as well as a 1-car detached garage for additional storage or workshop space. The property needs work, giving you the opportunity to renovate and add value to suit your vision. Located close to local amenities, this home is a promising investment or future residence with plenty of upside. Don’t miss the chance to bring this property back to life!

16. 2025-12-08
    historical $60,000 697-char remark

    Show marketing remark (697 chars)

    Discover the potential in this 3-bedroom, 1-bathroom home, perfect for investors or buyers looking for a project. The home offers a spacious eat-in kitchen and an enclosed back patio, providing extra room for relaxation or storage. Outside, you’ll find a fully fenced backyard—great for pets, gardening, or outdoor activities—as well as a 1-car detached garage for additional storage or workshop space. The property needs work, giving you the opportunity to renovate and add value to suit your vision. Located close to local amenities, this home is a promising investment or future residence with plenty of upside. Don’t miss the chance to bring this property back to life!

ⓘ 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: $1,264 · $105/mo
• Projected year-2 tax: $2,447 · $204/mo
• Expected delta: +$1,183/yr (+$99/mo · 93.6%)

ⓘ 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: $15,839
• − Mortgage interest: −$8,957
• − Property taxes: −$1,264
• − Insurance: −$800
• − Repairs & maintenance: −$1,267
• − Management: −$1,267
• − Depreciation: −$4,652
• Taxable loss: −$2,367
• Est. tax savings @ 24.0%: +$568
• After-tax cash flow: $955/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

+166.5% since first listed

6 events — show timeline

• 2026-05-22 Listed $159,900 MARIS as Distributed by MLS Grid
• 2026-05-21 Coming Soon $159,900 MARIS as Distributed by MLS Grid
• 2025-12-30 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2025-12-13 Contingent — MARIS as Distributed by MLS Grid
• 2025-12-08 Listed $60,000 MARIS as Distributed by MLS Grid
• 2025-12-08 Coming Soon $60,000 MARIS as Distributed by MLS Grid

Property tax history

+4.2%/yr

Latest (2024): $1,264 · +3.7% YoY. Source: county tax records.