20 Marlo Dr · Belleville, IL 62226

$95,000

3 bd · 2.0 ba · 1,058 sqft · SingleFamily public records · 43 Days on market

Built 1955 8,712 sqft lot Est $110k · 14% under

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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 +27.3/30.0
• ARV discount +13.6/15.0
• DSCR +9.5/10.0
• 1% rule +9.2/10.0
• 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 MLS

MOVE RIGHT IN! TOTALLY FURNISHED!This 3 bedroom 2 bath home has lots of room with a large family in the lower level. Close to Scott AFB.

Key facts

• One car garage
• Wood floors
• Covered patio

Tags

• WOOD FLOORS
• COVERED PATIO
• VINYL SIDING
• ONE CAR GARAGE

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: One-car garage (total parking for 1 vehicle)
• Utilities: Public water; Lagoon sewer; Electric service (other); Cable available
• Home design: Single family residence; One story
• Construction: Plaster construction
• Exterior features: Infill lot

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: One full bathroom on the main level
• Interior features: Forced air heating; Ceiling fan(s); Central air conditioning; Basement (other)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $275 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.8% 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 (+4.6%/yr); 190 active listings in the ZIP; 11 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 $657 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 $27k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $66k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 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 1955 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.42% ✓
• Cap rate: 9.77%
• Cash-on-cash: 12.42%
• DSCR: 1.55
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $110,032
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4 Marlo Dr	0.10mi	3/1.0	1,128 (+7%)	1mo	$139,000	$123	80
1600 W H St	0.44mi	3/1.0	1,056 (-0%)	1mo	$109,900	$104	74
5 Shawn Dr	0.41mi	3/1.0	1,053 (-0%)	2mo	$108,000	$103	74
141 N 31st St	0.33mi	2/2.0 (-1)	1,090 (+3%)	7mo	$52,000	$48	68
1637 N 16th St	0.59mi	3/1.0	1,056 (-0%)	2mo	$79,900	$76	67
2709 Sassy Ln	0.74mi	2/1.0 (-1)	1,008 (-5%)	3mo	$103,000	$102	47
708 Gilbert St	0.48mi	2/1.0 (-1)	910 (-14%)	1mo	$94,500	$104	44
14 Lillian Dr	0.64mi	3/1.0	925 (-13%)	3mo	$79,900	$86	43
206 S 27th St	0.71mi	2/2.0 (-1)	1,168 (+10%)	5mo	$75,000	$64	41
324 Gilbert St	0.72mi	2/1.0 (-1)	914 (-14%)	2mo	$96,900	$106	33
326 Gilbert St	0.71mi	2/1.0 (-1)	1,212 (+15%)	2mo	$154,900	$128	32
404 S 23rd St	0.71mi	2/1.0 (-1)	926 (-12%)	7mo	$130,000	$140	32

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: 4.2%
• Equity multiple: 1.17×
• Total profit: $4,389
• Equity at exit: $14,165

10-year hold

• IRR: 15.3%
• Equity multiple: 2.35×
• Total profit: $35,899
• Equity at exit: $8,214

Cash invested: $26,600 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,345 high
• Mortgage (P&I): −$498
• Tax from tax record: −$250 /mo · $2,996/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $275

Break-even live

Break-even rent $997

Max offer price $95,000

Occupancy floor 75%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
31 S 27th St Belleville, IL	2.0	1.0	1000	$915	$0.92	23d	1	0.60mi
1308 Caseyville Ave Swansea, IL	2.0	1.0	890	$1,200	$1.35	4d	1	0.72mi
310 N 10th St Belleville, IL	2.0	1.0	1270	$1,300	$1.02	1d	1	0.77mi
213 Columbus Dr Belleville, IL	3.0	1.0	1040	$1,650	$1.59	23d	1	0.79mi
1912 N 17th St Swansea, IL	2.0	1.0	1414	$1,500	$1.06	17d	1	0.82mi
654 N 39th St Belleville, IL	3.0	1.0	984	$1,400	$1.42	17d	1	1.26mi
1107 Bristow St Belleville, IL	3.0	1.0	1238	$1,500	$1.21	12d	1	1.31mi
54 Ben Louis Dr Belleville, IL	2.0	1.0	900	$1,145	$1.27	23d	1	1.32mi
618 W Monroe St Belleville, IL	3.0	1.0	1500	$1,050	$0.70	23d	1	1.36mi
56 Friendly Dr Belleville, IL	2.0	1.0	1000	$1,550	$1.55	23d	1	1.44mi
1000 Royal Heights Rd Belleville, IL	2.0	1.5	1100	$1,345	$1.22	23d	1	1.46mi

Listing history 18 events

1. 2026-06-18
   days on market $95,000 Active 43 DOM
2. 2026-06-17
   days on market $95,000 Active 42 DOM
3. 2026-06-16
   days on market $95,000 Active 41 DOM
4. 2026-06-15
   days on market $95,000 Active 40 DOM
5. 2026-06-13
   days on market $95,000 Active 38 DOM
6. 2026-06-09
   days on market $95,000 Active 34 DOM
7. 2026-06-08
   days on market $95,000 Active 33 DOM
8. 2026-06-07
   days on market $95,000 Active 32 DOM
9. 2026-06-03
   days on market $95,000 Active 28 DOM
10. 2026-06-02
    days on market $95,000 Active 27 DOM
11. 2026-06-01
    days on market $95,000 Active 26 DOM
12. 2026-05-31
    days on market $95,000 Active 25 DOM
13. 2026-05-07
    listed $95,000 Active
14. 2014-12-18
    soldstatus $66,000
15. 2014-12-16
    soldstatus 136-char remark

    Show marketing remark (136 chars)

    MOVE RIGHT IN! TOTALLY FURNISHED!This 3 bedroom 2 bath home has lots of room with a large family in the lower level. Close to Scott AFB.

16. 2014-09-07
    listed $74,900 136-char remark

    Show marketing remark (136 chars)

    MOVE RIGHT IN! TOTALLY FURNISHED!This 3 bedroom 2 bath home has lots of room with a large family in the lower level. Close to Scott AFB.

17. 1996-12-24
    soldstatus $66,000
18. 1996-12-24
    soldstatus $66,000

ⓘ 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: $2,996 · $250/mo
• Projected year-2 tax: $2,996 · $250/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 6/10 Major FEMA zone X · 69% 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: $16,144
• − Mortgage interest: −$5,321
• − Property taxes: −$2,996
• − Insurance: −$475
• − Repairs & maintenance: −$1,291
• − Management: −$1,291
• − Depreciation: −$2,764
• Taxable income: $2,005
• Est. tax owed @ 24.0%: −$481
• After-tax cash flow: $2,823/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

+43.9% since first listed

6 events — show timeline

• 2026-05-07 Listed $95,000 MARIS as Distributed by MLS Grid
• 2014-12-18 Sold (Public Records) $66,000 Public Records
• 2014-12-16 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2014-09-07 Listed $74,900 MARIS as Distributed by MLS Grid
• 1996-12-24 Sold (Public Records) $66,000 Public Records
• 1996-12-24 Sold (Public Records) $66,000 Public Records

Property tax history

+7.3%/yr

Latest (2024): $2,996 · +7.0% YoY. Source: county tax records.