629 Royal Heights Rd · Belleville, IL 62226

$49,000

3 bd · 3.0 ba · 704 sqft · SingleFamily public records · 58 Days on market

Built 1918 9,583 sqft lot ↓ 10% since listing

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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

Investor Alert / Sweat Equity Opportunity! Priced at just $58,000, this 3-bedroom, 2.1-bath, 2-story home offers approximately 1,312 sq ft above grade (per assessor) and is ready for your vision. The main level includes a living room, dining room, kitchen, bedroom, bath, and laundry, with two additional bedrooms and a full bath upstairs. An additional enclosed rear porch adds additional usable space. The basement provides a mechanical area and storage. Located just 1/2 block from area conveniences including Papa John's Pizza, Circle K, and nearby banking and MORE!! Plus, within 2 blocks of Abraham Elementary and West Jr. High Schools. Easy access to major roadways. The property needs work

Key facts

• Storage
• Mechanical area
• Enclosed rear porch

Tags

• ENCLOSED REAR PORCH
• MECHANICAL AREA
• STORAGE
• EASY ACCESS TO MAJOR ROADWAYS

Property features AI

Finance

• Other: Parcel number available; Property not currently leased; Possession at closing or immediate
• HOA & community: No master association fee required; Community sidewalks, street lights and paved streets

Exterior

• Parking: 5 total parking spaces; 2-car garage (detached, owned); Driveway; Asphalt and gravel surfaces; Garage owned
• Utilities: Public water; Public sewer; Electric service with circuit breakers
• Home design: Detached single-family home; 2-story residence; Fee simple ownership; School bus service
• Construction: Vinyl siding; Asphalt roof; Brick/mortar and concrete perimeter foundation; Built over 100 years ago; Built before 1978
• Exterior features: Mature trees; Level lot; Lot approximately 70.1 x 150 (less than 0.25 acre)

Interior

• Kitchen: Eating area with table space; Range; Laminate flooring in kitchen
• Bedrooms: 3 bedrooms total; Master bedroom on main level; Two additional bedrooms on second level (approx. 13 x 11 and 12 x 11)
• Flooring: Wood flooring; Laminate in kitchen and laundry
• Bathrooms: 1 full bathroom with soaking tub
• Heating & cooling: Electric baseboard heating; Central air; Window air unit(s)
• Interior features: Walk-in closet(s); Storm door(s); Screens and window treatments; Unfinished attic; Separate dining room; Unfinished full basement; 6 total rooms; Wood flooring
• Laundry & utility: Laundry on main level; Electric dryer hookup; In-unit laundry (multiple locations)

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $49k.

Deal economics

• At list price, monthly cash flow is $525 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $49k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.
• Cap rate 19.2% 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; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 7d 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 $339 of loan paydown is wiped out by about $1k 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 $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1918 — 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 $47,530 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 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 1918 — 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. 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.
6. 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.
7. 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: 2.23% ✓
• Cap rate: 19.16%
• Cash-on-cash: 45.94%
• DSCR: 3.04
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $130,240
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
404 N 40th St	0.26mi	2/1.0 (-1)	672 (-4%)	19mo	$100,000	$149	52
3333 Vernier Ave	0.72mi	2/1.0 (-1)	650 (-8%)	23mo	$120,000	$185	22

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: 44.9%
• Equity multiple: 2.99×
• Total profit: $27,271
• Equity at exit: $7,306

10-year hold

• IRR: 51.5%
• Equity multiple: 6.41×
• Total profit: $74,272
• Equity at exit: $4,237

Cash invested: $13,720 (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: 3.7×

Monthly cashflow live

• Estimated rent: $1,093 medium
• Mortgage (P&I): −$257
• Tax est. 1.5%: −$61 /mo · $735/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $525

Break-even live

Break-even rent $429

Max offer price $49,000

Occupancy floor 47%

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: $12,250
• Closing costs: $1,470
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4516 W Main St Belleville, IL	2.0	1.0	607	$850	$1.40	23d	1	0.73mi
5784 Brett Michael Ln Belleville, IL	1.0–2.0	1.0–2.0	801	$1,195	$1.49	7d	7	1.15mi
104 N 27th St Unit 8 Belleville, IL	2.0	1.0	515	$800	$1.55	3d	1	1.19mi
104 N 27th St Belleville, IL	2.0	1.0	515	$825	$1.60	3d	2	1.19mi

Listing history 17 events

1. 2026-06-18
   days on market $49,000 Active 58 DOM
2. 2026-06-17
   days on market $49,000 Active 57 DOM
3. 2026-06-16
   days on market $49,000 Active 56 DOM
4. 2026-06-15
   pricedays on market $49,000 Active 55 DOM
5. 2026-06-13
   days on market $50,000 Active 53 DOM
6. 2026-06-09
   days on market $50,000 Active 49 DOM
7. 2026-06-08
   days on market $50,000 Active 48 DOM
8. 2026-06-07
   pricedays on market $50,000 Active 47 DOM
9. 2026-06-03
   days on market $52,000 Active 43 DOM
10. 2026-06-02
    days on market $52,000 Active 42 DOM
11. 2026-06-01
    days on market $52,000 Active 41 DOM
12. 2026-05-31
    days on market $52,000 Active 40 DOM
13. 2026-05-24
    price $52,000
14. 2026-05-17
    price $53,000
15. 2026-05-08
    price $54,000
16. 2026-04-30
    price $56,000
17. 2026-04-21
    listed $58,000 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 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: $13,122
• − Mortgage interest: −$2,745
• − Property taxes: −$735
• − Insurance: −$245
• − Repairs & maintenance: −$1,050
• − Management: −$1,050
• − Depreciation: −$1,425
• Taxable income: $5,872
• Est. tax owed @ 24.0%: −$1,409
• After-tax cash flow: $4,893/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

-10.3% since first listed

5 events — show timeline

• 2026-05-24 Price Changed $52,000 MRED as Distributed by MLS Grid
• 2026-05-17 Price Changed $53,000 MRED as Distributed by MLS Grid
• 2026-05-08 Price Changed $54,000 MRED as Distributed by MLS Grid
• 2026-04-30 Price Changed $56,000 MRED as Distributed by MLS Grid
• 2026-04-21 Listed $58,000 MRED as Distributed by MLS Grid

Property tax history

+18.0%/yr

Latest (2024): $3,197 · +3.3% YoY. Source: county tax records.