73 Bedford Dr · Belleville, IL 62226

$120,000

3 bd · 2.0 ba · 1,180 sqft · SingleFamily public records · 3 Days on market

Built 1964 9,583 sqft lot Est $131k · 8% under

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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 +21.5/30.0
• ARV discount +11.3/15.0
• DSCR +6.9/10.0
• 1% rule +6.6/10.0
• 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

This 3 bed, 1.5 bath all brick ranch is looking for it's new caretaker. With a great sized 2 car garage, large flat backyard, all brick exterior, hardwood floors, and many other attributes - this home needs a little TLC to call it home again!

Key facts

• 9,583 sq ft lot
• 2 garage spots
• Built 1964

Property features AI

Finance

• Other: Living area reported as 1,180 (public records)
• Financial info: Lease not considered

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer; Electric service by Ameren; Electricity, natural gas, sewer and water connected
• Home design: Single-family residence; One-level (single story); Residential property
• Construction: Brick construction
• Exterior features: Patio; Level lot

Interior

• Kitchen: Kitchen on the main level
• Bedrooms: Three bedrooms, all on the main level
• Bathrooms: One full bathroom; One half bathroom (main level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Living room on the main level; Crawl space basement
• Laundry & utility: Laundry located in the garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $181 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Cap rate 8.1% 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; 12 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• 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 $120,000

Questions for the listing agent

1. Built in 1964 — 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: 1.16% ✓
• Cap rate: 8.10%
• Cash-on-cash: 6.46%
• DSCR: 1.29
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $130,980
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
73 Bedford Dr	0.00mi	3/1.5	1,180 (0%)	0mo	$120,000	$102	98
4 Lancelot Dr	0.22mi	3/1.0	1,216 (+3%)	1mo	$134,900	$111	80
4 Mariknoll Dr	0.38mi	3/2.0	1,232 (+4%)	1mo	$158,900	$129	74
13 Blackburn Dr	0.47mi	3/2.0	1,229 (+4%)	8mo	$139,000	$113	64
1108 N 39th St	0.67mi	3/2.0	1,128 (-4%)	4mo	$79,900	$71	58
3810 Memorial Dr	0.60mi	3/1.0	1,260 (+7%)	3mo	$159,900	$127	55
4008 S Park Dr	0.69mi	2/1.0 (-1)	1,155 (-2%)	1mo	$150,000	$130	54
3705 Little Flower Ln	0.61mi	4/1.0 (+1)	1,228 (+4%)	3mo	$120,000	$98	54
3906 Memorial Dr	0.69mi	3/1.0	1,128 (-4%)	6mo	$128,000	$113	52
1637 N 16th St	0.62mi	3/1.0	1,056 (-10%)	2mo	$79,900	$76	48
1708 Anna Rose Dr	0.61mi	2/1.0 (-1)	1,052 (-11%)	7mo	$99,500	$95	38
639 Royal Heights Rd	0.48mi	2/1.0 (-1)	1,004 (-15%)	8mo	$30,000	$30	37

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: -4.4%
• Equity multiple: 0.83×
• Total profit: $-5,631
• Equity at exit: $17,892

10-year hold

• IRR: 7.2%
• Equity multiple: 1.58×
• Total profit: $19,610
• Equity at exit: $10,375

Cash invested: $33,600 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,388 high
• Mortgage (P&I): −$629
• Tax from tax record: −$236 /mo · $2,830/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $181

Break-even live

Break-even rent $1,158

Max offer price $120,000

Occupancy floor 82%

Sensitivity live

Price	-10% $249	-5% $215	+0% $181	+5% $147	+10% $113
Rent	-10% $71	-5% $126	+0% $181	+5% $236	+10% $291
Rate	-1.0pp $241	-0.5pp $212	base $181	+0.5pp $150	+1.0pp $118

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
54 Ben Louis Dr Belleville, IL	2.0	1.0	900	$1,145	$1.27	24d	1	0.17mi
1912 N 17th St Swansea, IL	2.0	1.0	1414	$1,500	$1.06	18d	1	0.36mi
1000 Royal Heights Rd Belleville, IL	2.0	1.5	1100	$1,345	$1.22	24d	1	0.45mi
654 N 39th St Belleville, IL	3.0	1.0	984	$1,400	$1.42	18d	1	0.56mi
213 Columbus Dr Belleville, IL	3.0	1.0	1040	$1,650	$1.59	24d	1	0.63mi
4824 Bier St Belleville, IL	4.0	1.0	1200	$1,350	$1.12	3d	1	1.24mi
56 Friendly Dr Belleville, IL	2.0	1.0	1000	$1,550	$1.55	24d	1	1.28mi
5784 Brett Michael Ln Belleville, IL	1.0–2.0	1.0–2.0	801	$1,195	$1.49	8d	7	1.35mi
4057 Gentry Ln Belleville, IL	2.0	2.0	1148	$1,650	$1.44	24d	1	1.44mi
31 S 27th St Belleville, IL	2.0	1.0	1000	$915	$0.92	24d	1	1.45mi
1308 Caseyville Ave Swansea, IL	2.0	1.0	890	$1,200	$1.35	5d	1	1.47mi
1856 Jewel Sisson Dr Belleville, IL	1.0–3.0	1.0–2.0	1051	$1,859	$1.77	2d	19	1.49mi

Listing history 3 events

1. 2026-05-18
   status Pending
2. 2026-05-16
   listed $120,000 Active
3. 2026-05-15
   historical $120,000

ⓘ 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: $2,830 · $236/mo
• Projected year-2 tax: $2,830 · $236/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: $16,650
• − Mortgage interest: −$6,722
• − Property taxes: −$2,830
• − Insurance: −$600
• − Repairs & maintenance: −$1,332
• − Management: −$1,332
• − Depreciation: −$3,491
• Taxable income: $343
• Est. tax owed @ 24.0%: −$82
• After-tax cash flow: $2,090/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

+0.0% since first listed

3 events — show timeline

• 2026-05-18 Pending — MARIS as Distributed by MLS Grid
• 2026-05-16 Listed $120,000 MARIS as Distributed by MLS Grid
• 2026-05-15 Coming Soon $120,000 MARIS as Distributed by MLS Grid

Property tax history

+1.6%/yr

Latest (2024): $2,830 · +13.2% YoY. Source: county tax records.