3816 W Main St · Belleville, IL 62226

$64,900

3 bd · 2.0 ba · 1,004 sqft · SingleFamily public records · 109 Days on market

Built 1960 5,227 sqft lot

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Why this score? — see what drove the B- 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
• ARV discount +7.5/15.0
• 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

Check out this 3 bedroom home with spacious rooms, great lot, and so much potential! Home sold as-is.

Key facts

• 5,227 sq ft lot
• Garage
• Built 1960

Property features AI

Finance

• Other: No additional financial details provided
• Financial info: Lease not considered
• HOA & community: No HOA details provided

Exterior

• Parking: Attached garage with space for 1 car
• Security: No security details provided
• Utilities: Public water; Public sewer; Electric service by Ameren; Electricity available
• Home design: Single-family residence; One level
• Construction: Frame construction; Has a basement
• Exterior features: Back yard

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: Three bedrooms, all on the main level
• Flooring: No flooring details provided
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Concrete basement; Six total rooms
• Laundry & utility: No laundry or utility room details provided

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $454 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $59k (9.0% below list) — sets the bar for market timing.
• Cap rate 14.7% 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.
• 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; 14 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 $449 of loan paydown is wiped out by about $2k 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 + 4.6% rent growth), your $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 109 days — a 9% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $15k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.8% of price.
• 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 $59,059 (9.0% below list)

Questions for the listing agent

1. It's been on market 109 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 2.01% ✓
• Cap rate: 14.68%
• Cash-on-cash: 29.95%
• DSCR: 2.33
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $135,540
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3700 Michelle Dr	0.17mi	2/1.0 (-1)	1,034 (+3%)	0mo	$139,900	$135	78
2932 Godfrey St	0.49mi	3/2.0	1,008 (+0%)	2mo	$199,900	$198	75
435 N 38th St	0.34mi	2/1.0 (-1)	997 (-1%)	1mo	$50,000	$50	73
2932 Otto St	0.51mi	3/1.5	1,008 (+0%)	2mo	$150,000	$149	72
145 S 34th St	0.25mi	2/1.0 (-1)	1,066 (+6%)	2mo	$159,900	$150	68
128 Freedom Dr	0.56mi	3/1.0	968 (-4%)	0mo	$75,000	$77	64
120 N 46th St	0.50mi	2/1.0 (-1)	1,028 (+2%)	0mo	$40,000	$39	63
2709 Sassy Ln	0.67mi	2/1.0 (-1)	1,008 (+0%)	3mo	$103,000	$102	57
640 Devonshire Dr	0.71mi	3/1.0	960 (-4%)	0mo	$80,000	$83	55
439 N 39th St	0.38mi	3/1.0	864 (-14%)	1mo	$120,000	$139	54
3916 Shirley Dr	0.71mi	3/1.0	939 (-6%)	1mo	$125,000	$133	52
3805 Little Flower Ln	0.47mi	3/1.0	864 (-14%)	0mo	$134,900	$156	50

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: 26.6%
• Equity multiple: 2.13×
• Total profit: $20,544
• Equity at exit: $9,677

10-year hold

• IRR: 35.3%
• Equity multiple: 4.54×
• Total profit: $64,269
• Equity at exit: $5,611

Cash invested: $18,172 (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: 4.2×

Monthly cashflow live

• Estimated rent: $1,301 high
• Mortgage (P&I): −$340
• Tax from tax record: −$207 /mo · $2,484/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $454

Break-even live

Break-even rent $727

Max offer price $64,900

Occupancy floor 60%

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
213 Columbus Dr Belleville, IL	3.0	1.0	1040	$1,650	$1.59	24d	1	0.44mi
56 Friendly Dr Belleville, IL	2.0	1.0	1000	$1,550	$1.55	24d	1	0.46mi
654 N 39th St Belleville, IL	3.0	1.0	984	$1,400	$1.42	18d	1	0.63mi
219 Freedom Dr Unit 232-B Belleville, IL	2.0	1.0	936	$895	$0.96	24d	1	0.71mi
219 Freedom Dr Unit 228-P Belleville, IL	2.0	1.0	936	$970	$1.04	24d	1	0.71mi
219 Freedom Dr Unit 228-G Belleville, IL	2.0	1.0	936	$895	$0.96	4d	1	0.71mi
219 Freedom Dr Unit 232-Q Belleville, IL	2.0	1.0	936	$895	$0.96	18d	1	0.71mi
4824 Bier St Belleville, IL	4.0	1.0	1200	$1,350	$1.12	3d	1	0.73mi
31 S 27th St Belleville, IL	2.0	1.0	1000	$915	$0.92	24d	1	0.75mi
1912 N 17th St Swansea, IL	2.0	1.0	1414	$1,500	$1.06	18d	1	0.93mi
1000 Royal Heights Rd Belleville, IL	2.0	1.5	1100	$1,345	$1.22	24d	1	0.97mi
54 Ben Louis Dr Belleville, IL	2.0	1.0	900	$1,145	$1.27	24d	1	1.06mi
5784 Brett Michael Ln Belleville, IL	1.0–2.0	1.0–2.0	801	$1,195	$1.49	8d	7	1.45mi
6105 W Washington St Belleville, IL	3.0	1.5	1120	$1,575	$1.41	24d	1	1.49mi

Listing history 19 events

1. 2026-06-18
   days on market $64,900 Active 109 DOM
2. 2026-06-17
   days on market $64,900 Active 108 DOM
3. 2026-06-16
   days on market $64,900 Active 107 DOM
4. 2026-06-15
   days on market $64,900 Active 106 DOM
5. 2026-06-13
   days on market $64,900 Active 104 DOM
6. 2026-06-09
   days on market $64,900 Active 100 DOM
7. 2026-06-08
   days on market $64,900 Active 99 DOM
8. 2026-06-07
   days on market $64,900 Active 98 DOM
9. 2026-06-03
   days on market $64,900 Active 94 DOM
10. 2026-06-02
    pricedays on market $64,900 Active 93 DOM
11. 2026-06-01
    days on market $69,900 Active 92 DOM
12. 2026-05-31
    days on market $69,900 Active 91 DOM
13. 2026-05-05
    price $69,900
14. 2026-04-30
    status Active
15. 2026-04-06
    status Pending
16. 2026-03-19
    price $74,900
17. 2026-02-05
    listed $80,000 Active
18. 2026-01-15
    historical $1,100
19. 2025-12-17
    listed $1,100

ⓘ 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: $2,484 · $207/mo
• Projected year-2 tax: $2,484 · $207/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: $15,615
• − Mortgage interest: −$3,635
• − Property taxes: −$2,484
• − Insurance: −$324
• − Repairs & maintenance: −$1,249
• − Management: −$1,249
• − Depreciation: −$1,888
• Taxable income: $4,784
• Est. tax owed @ 24.0%: −$1,148
• After-tax cash flow: $4,295/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

+6254.5% since first listed

7 events — show timeline

• 2026-05-05 Price Changed $69,900 MARIS as Distributed by MLS Grid
• 2026-04-30 Relisted — MARIS as Distributed by MLS Grid
• 2026-04-06 Pending — MARIS as Distributed by MLS Grid
• 2026-03-19 Price Changed $74,900 MARIS as Distributed by MLS Grid
• 2026-02-05 Listed $80,000 MARIS as Distributed by MLS Grid
• 2026-01-15 Rental Removed $1,100 MARIS
• 2025-12-17 Listed for Rent $1,100 MARIS

Property tax history

+4.9%/yr

Latest (2024): $2,484 · +8.5% YoY. Source: county tax records.