206 Gilbert St · Swansea, IL 62226

$20,000

3 bd · 2.0 ba · 900 sqft · SingleFamily public records · 10 Days on market

Built 1895 0.26 ac 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 +28.5/30.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Price listed is Starting Bid Only. Bidding starts closing 7/22/2026 @ 5:30 p. m. Bring your updates and personal touches to this potential-filled 3BR/1BA home situated on a spacious double lot in Swansea! The inviting front living room provides access to the oversized primary bedroom and flows into the centrally located kitchen featuring a center island, ample upper and lower cabinetry, and all appliances included. Just off the kitchen, the home's full bathroom offers an excellent opportunity to customize and finish to your own style and preferences. A versatile bonus room with exterior access to the backyard provides additional living space and could serve as a family room, home office, ho

Key facts

• 0.26 acre lot
• Built 1895
• Listed 9 days

Property features AI

Finance

• Other: Owner-occupied tax status (per tax description)
• Financial info: Lease not considered; Auction listing

Exterior

• Parking: No listed parking or carport spaces
• Utilities: Public water; Public sewer; Electric service (connected); Natural gas connected; Cable available
• Home design: Single family residence; House with one and one-half levels; Private ownership; Architectural shingle roof; Construction: Other
• Construction: Architectural shingle roof; Other construction materials
• Exterior features: Back yard and front yard; Some trees on the lot; Shed(s) on property; Back yard fencing

Interior

• Bedrooms: 3 bedrooms total (1 on main level, 2 on upper level)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Finished living area of 1,530 (per public records); Interior entry to basement; Unfinished basement

🔨 Auction listing. The $20,000 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $99,900 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $20k.

Deal economics

• At list price, monthly cash flow is $328 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $20k).
• Cap rate 10.2% vs local median 1.9% in Swansea — 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 80/100 on livability (#105 in IL, #1,705 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: health & safety C-, amenities F.
• 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; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 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 $691 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 7.5% of price; built in 1895 — 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 $20,000

Questions for the listing agent

1. Built in 1895 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.29% ✓
• Cap rate: 10.23%
• Cash-on-cash: 14.06%
• DSCR: 1.63
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $99,900
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
324 Gilbert St	0.18mi	2/1.0 (-1)	914 (+2%)	2mo	$96,900	$106	79
708 Gilbert St	0.44mi	2/1.0 (-1)	910 (+1%)	1mo	$94,500	$104	68
513 N Fourth St	0.40mi	2/1.5 (-1)	909 (+1%)	6mo	$25,000	$28	68
1007 Western Ave	0.49mi	3/1.5	884 (-2%)	9mo	$132,500	$150	64
1213 Kinsella Ave	0.42mi	2/1.0 (-1)	864 (-4%)	11mo	$145,000	$168	55
709 Benton St	0.56mi	2/1.0 (-1)	960 (+7%)	1mo	$42,500	$44	53
1607 Caseyville Ave	0.51mi	2/1.0 (-1)	1,004 (+12%)	9mo	$24,900	$25	41
900 N Church St	0.56mi	2/1.0 (-1)	780 (-13%)	6mo	$129,900	$167	38
1712 Boul Ave	0.62mi	2/1.0 (-1)	825 (-8%)	14mo	$114,900	$139	37
216 Anna St	0.58mi	2/1.0 (-1)	808 (-10%)	16mo	$65,000	$80	34
612 Morgan St	0.66mi	2/1.0 (-1)	784 (-13%)	10mo	$134,000	$171	30
820 N Charles St	0.62mi	2/1.0 (-1)	1,032 (+15%)	12mo	$115,000	$111	28

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: 6.1%
• Equity multiple: 1.24×
• Total profit: $6,759
• Equity at exit: $14,895

10-year hold

• IRR: 16.8%
• Equity multiple: 2.49×
• Total profit: $41,545
• Equity at exit: $8,638

Cash invested: $27,972 (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: 1.3×

Monthly cashflow live

• Estimated rent: $1,289 high
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $328

Break-even live

Break-even rent $874

Max offer price $99,900

Occupancy floor 70%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1308 Caseyville Ave Swansea, IL	2.0	1.0	890	$1,200	$1.35	4d	1	0.14mi
1671 Shadow Ridge Ct Belleville, IL	1.0–2.0	1.0	815	$1,325	$1.62	2d	12	0.84mi
1717 La Salle St Belleville, IL	3.0	1.0	1104	$1,350	$1.22	24d	1	1.22mi
1528 Lebanon Ave Belleville, IL	2.0	1.0	900	$1,095	$1.22	12d	1	1.37mi
31 S 27th St Belleville, IL	2.0	1.0	1000	$915	$0.92	24d	1	1.39mi

Listing history 9 events

1. 2026-06-18
   days on market $20,000 Active 10 DOM
2. 2026-06-17
   days on market $20,000 Active 9 DOM
3. 2026-06-16
   days on market $20,000 Active 8 DOM
4. 2026-06-15
   days on market $20,000 Active 7 DOM
5. 2026-06-13
   days on market $20,000 Active 5 DOM
6. 2026-06-09
   statusdays on market $20,000 Active 1 DOM
7. 2026-06-08
   days on market $20,000 Coming Soon 4 DOM
8. 2026-06-07
   remarks 699-char remark
9. 2026-06-07
   listed $20,000 Coming Soon 3 DOM

ⓘ 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 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: $15,465
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$1,237
• − Management: −$1,237
• − Depreciation: −$2,906
• Taxable income: $2,491
• Est. tax owed @ 24.0%: −$598
• After-tax cash flow: $3,335/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 — Swansea

• Score: 80/100
• State rank: #105
• US rank: #1705

Category grades

Amenities F Commute A+ Cost of living A+ Crime A+ Employment A+ Housing A+ Health & safety C- User ratings D-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Swansea, IL
• County: Saint Clair County · 169,691 people
• City population: 28,543
• 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

1 event — show timeline

• 2026-06-04 Coming Soon $20,000 MARIS as Distributed by MLS Grid

Property tax history

+2.5%/yr

Latest (2024): $2,269 · +8.0% YoY. Source: county tax records.