520 Freeburg Ave · Belleville, IL 62220

$15,500

1 bd · 2.0 ba · 840 sqft · SingleFamily public records · 53 Days on market

Built 1862 3,049 sqft lot ↓ 38% since listing

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +5.0/5.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Key facts

• 3,049 sq ft lot
• Built 1862
• Listed 52 days

Property features AI

Exterior

• Utilities: Public water; Public sewer; Electric service by Ameren; Natural gas available; Electricity available; Sewer available; Water available
• Home design: Single family residence; Residential property; One story
• Construction: Vinyl siding
• Exterior features: Level lot

Interior

• Bedrooms: 1 bedroom (main level)
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: One-level living

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath single-family listed at $16k.

Deal economics

• At list price, monthly cash flow is $626 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($928 rent vs $16k).
• Recommended offer: $15k (3.0% below list) — sets the bar for market timing.
• Cap rate 54.8% 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-East (math 23% / reading 30%, grade F, #241 of 693 statewide, top 35%, 2,568 students, 0% FRL).
• Market conditions: Rents rising fast (+14.5%/yr); 148 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 is only 17% of the median local income ($66k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $107 of loan paydown is wiped out by about $465 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 $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($15k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1862 — 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 $15,035 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1862 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 5.99% ✓
• Cap rate: 54.76%
• Cash-on-cash: 173.08%
• DSCR: 8.70
• GRM: 1.4

CMA / ARV

• ARV (on-the-fly): $72,240
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
317 E Garfield St	0.13mi	1/1.0	842 (+0%)	4mo	$55,000	$65	86
509 S Church St	0.06mi	2/1.0 (+1)	848 (+1%)	3mo	$99,900	$118	84
506 E Mckinley St	0.12mi	1/1.5	780 (-7%)	1mo	$99,900	$128	79
412 E Mckinley St	0.10mi	2/1.0 (+1)	832 (-1%)	8mo	$50,000	$60	79
18 W Garfield St	0.33mi	2/1.0 (+1)	850 (+1%)	4mo	$49,900	$59	70
212 Mascoutah Ave	0.29mi	1/1.0	720 (-14%)	13mo	$67,000	$93	48
508 Bornman St	0.73mi	1/1.0	928 (+10%)	2mo	$80,000	$86	42
522 Bornman St	0.74mi	1/1.0	930 (+11%)	18mo	$45,000	$48	29

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: —
• Equity multiple: 10.74×
• Total profit: $42,276
• Equity at exit: $2,311

10-year hold

• IRR: —
• Equity multiple: 26.47×
• Total profit: $110,529
• Equity at exit: $1,340

Cash invested: $4,340 (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: 1.4×

Monthly cashflow live

• Estimated rent: $928 high
• Mortgage (P&I): −$81
• Tax est. 1.5%: −$19 /mo · $232/yr
• Insurance: −$6
• HOA: −$0
• Vacancy / Maint / Mgmt: −$195
• Net cashflow: $626

Break-even live

Break-even rent $136

Max offer price $15,500

Occupancy floor 28%

Sensitivity live

Price	-10% $637	-5% $631	+0% $626	+5% $621	+10% $615
Rent	-10% $553	-5% $589	+0% $626	+5% $663	+10% $699
Rate	-1.0pp $634	-0.5pp $630	base $626	+0.5pp $622	+1.0pp $618

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: $3,875
• Closing costs: $465
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
229 S Church St Belleville, IL	1.0	1.0	636	$750	$1.18	24d	1	0.21mi
603 W Lincoln St Belleville, IL	1.0	1.0	735	$750	$1.02	24d	1	0.81mi
1104 Bel Aire Dr Belleville, IL	2.0	1.0	780	$1,350	$1.73	2d	1	0.87mi
537 Vicksburg Dr Unit h Belleville, IL	2.0	1.0	950	$1,190	$1.25	16d	1	1.32mi
1308 Caseyville Ave Swansea, IL	2.0	1.0	890	$1,200	$1.35	5d	1	1.40mi

Listing history 16 events

1. 2026-06-18
   days on market $15,500 Active 53 DOM
2. 2026-06-17
   days on market $15,500 Active 52 DOM
3. 2026-06-16
   days on market $15,500 Active 51 DOM
4. 2026-06-15
   days on market $15,500 Active 50 DOM
5. 2026-06-13
   days on market $15,500 Active 48 DOM
6. 2026-06-09
   days on market $15,500 Active 44 DOM
7. 2026-06-08
   days on market $15,500 Active 43 DOM
8. 2026-06-07
   days on market $15,500 Active 42 DOM
9. 2026-06-03
   days on market $15,500 Active 38 DOM
10. 2026-06-02
    days on market $15,500 Active 37 DOM
11. 2026-06-01
    days on market $15,500 Active 36 DOM
12. 2026-05-31
    days on market $15,500 Active 35 DOM
13. 2026-05-23
    price $15,500
14. 2026-05-13
    price $17,500
15. 2026-05-07
    price $19,900
16. 2026-04-26
    listed $25,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low 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: $11,136
• − Mortgage interest: −$868
• − Property taxes: −$232
• − Insurance: −$78
• − Repairs & maintenance: −$891
• − Management: −$891
• − Depreciation: −$451
• Taxable income: $7,725
• Est. tax owed @ 24.0%: −$1,854
• After-tax cash flow: $5,658/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

-38.0% since first listed

4 events — show timeline

• 2026-05-23 Price Changed $15,500 MARIS as Distributed by MLS Grid
• 2026-05-13 Price Changed $17,500 MARIS as Distributed by MLS Grid
• 2026-05-07 Price Changed $19,900 MARIS as Distributed by MLS Grid
• 2026-04-26 Listed $25,000 MARIS as Distributed by MLS Grid

Property tax history

+3.8%/yr

Latest (2024): $1,630 · +4.8% YoY. Source: county tax records.