40 N Missouri Ave · Belleville, IL 62220

$125,000

2 bd · 2.0 ba · 928 sqft · SingleFamily public records · 42 Days on market

Built 1867 6,969 sqft lot Est $106k · 18% over

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Why this score? — see what drove the F 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 +13.4/30.0
• Rent growth +5.0/5.0
• DSCR +4.0/10.0
• Livability +3.9/5.0
• 1% rule +3.7/10.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming Belleville home that is waiting for a new owner. This ranch home offers spacious living room, large eat in kitchen with built in cabinets, and a bonus room. Home has had updates that include new roof in 2015, new siding on 2 car detached garage in 2015, and new furnace in 2005. Call today to see this lovely home before it is gone!

Key facts

• 6,969 sq ft lot
• 2 garage spots
• Built 1867

Property features AI

Exterior

• Parking: 2-car garage; Alley access; On-street parking available
• Utilities: Public water; Public sewer; Electric service by Ameren; Cable available; Phone available; Natural gas connected
• Home design: Single-family residence; One level
• Construction: Aluminum siding; Shingle roof
• Exterior features: Front yard; Back yard; Wood fencing

Interior

• Kitchen: Eat-in kitchen; Electric range; Free-standing refrigerator; Dishwasher not listed
• Bedrooms: 2 bedrooms on the main level; Bedroom sizes approximately 9 x 13 and 8 x 10
• Flooring: Combination flooring
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Bookcases; Built-in features; Ceiling fans; Eat-in kitchen; Walk-in closet(s)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $3 ($33/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 $109k (12.8% below list).
• Recommended offer: $109k (12.8% 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: 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; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $864 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 42 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y ago; this cycle's ask has dropped $25k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $24k; list at $125k implies a 410% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1867 — 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 $109,020 (12.8% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1867 — 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: 0.87% ✗
• Cap rate: 6.32%
• Cash-on-cash: 0.09%
• DSCR: 1.00
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $105,792
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
134 N Florida Ave	0.23mi	2/2.0	880 (-5%)	3mo	$49,900	$57	78
800 Olive St	0.40mi	3/1.5 (+1)	935 (+1%)	7mo	$89,000	$95	67
709 Benton St	0.63mi	2/1.0	960 (+3%)	1mo	$42,500	$44	60
139 Kansas Ave	0.38mi	2/1.5	1,028 (+11%)	3mo	$135,000	$131	60
1000 E Mckinley St	0.56mi	3/1.0 (+1)	912 (-2%)	3mo	$172,500	$189	60
109 N Oak St	0.43mi	2/1.0	1,008 (+9%)	6mo	$115,000	$114	56
44 Apple Tree Ln	0.53mi	2/1.5	1,032 (+11%)	7mo	$137,500	$133	49
421 S Pennsylvania Ave	0.47mi	3/1.0 (+1)	1,029 (+11%)	3mo	$155,000	$151	48
722 Bristow St	0.61mi	1/1.0 (-1)	830 (-11%)	0mo	$40,000	$48	45
317 E Garfield St	0.73mi	1/1.0 (-1)	842 (-9%)	4mo	$55,000	$65	38
1813 Page Ave	0.70mi	3/1.0 (+1)	1,021 (+10%)	5mo	$119,900	$117	38
720 E Mckinley St	0.73mi	2/1.0	1,064 (+15%)	5mo	$20,000	$19	33

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: -10.7%
• Equity multiple: 0.59×
• Total profit: $-14,307
• Equity at exit: $18,638

10-year hold

• IRR: 4.5%
• Equity multiple: 1.40×
• Total profit: $14,041
• Equity at exit: $10,808

Cash invested: $35,000 (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: 9.6×

Monthly cashflow live

• Estimated rent: $1,090 high
• Mortgage (P&I): −$656
• Tax from tax record: −$151 /mo · $1,811/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $3

Break-even live

Break-even rent $1,087

Max offer price $125,000

Occupancy floor 95%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
229 S Church St Belleville, IL	1.0	1.0	636	$750	$1.18	23d	1	0.74mi
537 Vicksburg Dr Unit h Belleville, IL	2.0	1.0	950	$1,190	$1.25	16d	1	0.77mi
1717 La Salle St Belleville, IL	3.0	1.0	1104	$1,350	$1.22	23d	1	0.93mi
1104 Bel Aire Dr Belleville, IL	2.0	1.0	780	$1,350	$1.73	2d	1	0.96mi
1671 Shadow Ridge Ct Belleville, IL	1.0–2.0	1.0	815	$1,325	$1.62	2d	12	1.15mi
2917 West Blvd Belleville, IL	2.0	2.0	1000	$1,025	$1.02	15d	1	1.15mi
1730 Shadow Ridge Ct Belleville, IL	1.0	1.0	750	$1,050	$1.40	2d	1	1.16mi
1528 Lebanon Ave Belleville, IL	1.0	1.0	600	$950	$1.58	18d	1	1.19mi
1528 Lebanon Ave Belleville, IL	2.0	1.0	900	$1,095	$1.22	12d	1	1.19mi
1528 Lebanon Ave Unit E42205 Belleville, IL	1.0	1.0	650	$950	$1.46	7d	1	1.20mi
2901 West Blvd Belleville, IL	1.0	1.0	650	$925	$1.42	4d	1	1.20mi
1021 Brookshire Ct Belleville, IL	1.0	1.0	650	$925	$1.42	16d	1	1.27mi
1308 Caseyville Ave Swansea, IL	2.0	1.0	890	$1,200	$1.35	4d	1	1.34mi
1048 Brookshire Ct Belleville, IL	1.0	1.0	650	$925	$1.42	17d	1	1.36mi
603 W Lincoln St Belleville, IL	1.0	1.0	735	$750	$1.02	23d	1	1.36mi
1009 Belle Valley Dr Belleville, IL	2.0	1.5	990	$1,100	$1.11	2d	1	1.38mi

Listing history 18 events

1. 2026-06-18
   days on market $125,000 Active 42 DOM
2. 2026-06-17
   days on market $125,000 Active 41 DOM
3. 2026-06-16
   days on market $125,000 Active 40 DOM
4. 2026-06-15
   days on market $125,000 Active 39 DOM
5. 2026-06-13
   days on market $125,000 Active 37 DOM
6. 2026-06-09
   days on market $125,000 Active 33 DOM
7. 2026-06-08
   days on market $125,000 Active 32 DOM
8. 2026-06-07
   days on market $125,000 Active 31 DOM
9. 2026-06-03
   days on market $125,000 Active 27 DOM
10. 2026-06-02
    days on market $125,000 Active 26 DOM
11. 2026-06-01
    days on market $125,000 Active 25 DOM
12. 2026-05-31
    days on market $125,000 Active 24 DOM
13. 2026-05-08
    listed $150,000 Active
14. 2026-05-07
    historical $150,000
15. 2016-04-25
    soldstatus $24,500
16. 2016-04-22
    soldstatus 357-char remark

    Show marketing remark (357 chars)

    Welcome to this charming Belleville home that is waiting for a new owner. This ranch home offers spacious living room, large eat in kitchen with built in cabinets, and a bonus room. Home has had updates that include new roof in 2015, new siding on 2 car detached garage in 2015, and new furnace in 2005. Call today to see this lovely home before it is gone!

17. 2016-03-16
    listed $29,900 357-char remark

    Show marketing remark (357 chars)

    Welcome to this charming Belleville home that is waiting for a new owner. This ranch home offers spacious living room, large eat in kitchen with built in cabinets, and a bonus room. Home has had updates that include new roof in 2015, new siding on 2 car detached garage in 2015, and new furnace in 2005. Call today to see this lovely home before it is gone!

18. 1989-12-13
    soldstatus $27,000

ⓘ 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: $1,811 · $151/mo
• Projected year-2 tax: $2,324 · $194/mo
• Expected delta: +$513/yr (+$43/mo · 28.3%)

ⓘ 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: $13,082
• − Mortgage interest: −$7,002
• − Property taxes: −$1,811
• − Insurance: −$625
• − Repairs & maintenance: −$1,047
• − Management: −$1,047
• − Depreciation: −$3,636
• Taxable loss: −$2,085
• Est. tax savings @ 24.0%: +$500
• After-tax cash flow: $533/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

+455.6% since first listed

6 events — show timeline

• 2026-05-08 Listed $150,000 MARIS as Distributed by MLS Grid
• 2026-05-07 Coming Soon $150,000 MARIS as Distributed by MLS Grid
• 2016-04-25 Sold (Public Records) $24,500 Public Records
• 2016-04-22 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2016-03-16 Listed $29,900 MARIS as Distributed by MLS Grid
• 1989-12-13 Sold (Public Records) $27,000 Public Records

Property tax history

+25.2%/yr

Latest (2024): $1,811 · +1.6% YoY. Source: county tax records.