424 N 39th St · Belleville, IL 62226

$30,000

2 bd · 2.0 ba · 1,128 sqft · SingleFamily public records · 4 Days on market

Built 1915 7,840 sqft lot ↓ 25% since listing

---

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
• 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

INVESTORS - This one is ready to make you some money as a fix and flip or a fix and hold for long-term rentals. Main level primary bedroom features double closets. Eat-in kitchen. Living room & kitchen area has newer flooring, but not completed. Extra flooring already purchased will stay with home. Main floor windows replaced in 2022. Upper-level bedrooms are not heated or cooled, but included in square footage and bedroom count. Basement has potential with extra bathroom, plenty of storage, and space for bonus living areas. Large backyard with room for a future garage. Home is sold in as-is condition and seller will make no repairs or provide occupancy inspection reports. Serious investors only. Cash or conventional financing only. Parking through alley in back.

Key facts

• 7,840 sq ft lot
• Built 1915
• Listed 4 days

Property features AI

Finance

• Other: Above-grade finished area reported as 1,128 (source: public records)
• Financial info: Lease not considered
• HOA & community: No HOA indicated

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Electricity available (Ameren)
• Home design: Single family residence; Residential property in fixer condition; Two levels; Private ownership
• Construction: Construction materials: Other
• Exterior features: Private yard; Rain gutters; Back yard and front yard; City lot with few trees; Interior lot

Interior

• Kitchen: No appliances included
• Bedrooms: 2 bedrooms (both on upper level)
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: No heating listed; Cooling: Other
• Interior features: High ceilings; Full basement with concrete floor and a basement bathroom
• Laundry & utility: No specific laundry appliances listed

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $801 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Cap rate 38.3% 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: Abraham Lincoln Elem School (math 9% / reading 14%, grade F, #1,457 of 2,056 statewide, top 71%, 512 students, 0% FRL); West Jr High School (math 11% / reading 22%, grade F, #482 of 665 statewide, top 73%, 422 students, 0% FRL); 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); 189 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $207 of loan paydown is wiped out by about $900 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 $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 18 sale attempts since 6y 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.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $30,000

Questions for the listing agent

1. Built in 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 4.25% ✓
• Cap rate: 38.33%
• Cash-on-cash: 114.40%
• DSCR: 6.09
• GRM: 2.0

CMA / ARV

• ARV (on-the-fly): $144,384
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
301 N 37th St	0.15mi	2/1.5	1,090 (-3%)	3mo	$139,900	$128	83
435 N 38th St	0.03mi	2/1.0	997 (-12%)	1mo	$50,000	$50	74
4008 S Park Dr	0.55mi	2/1.0	1,155 (+2%)	1mo	$150,000	$130	66
145 S 34th St	0.51mi	2/1.0	1,066 (-6%)	2mo	$159,900	$150	62
3700 Michelle Dr	0.50mi	2/1.0	1,034 (-8%)	0mo	$139,900	$135	59
4 Mariknoll Dr	0.43mi	3/2.0 (+1)	1,232 (+9%)	1mo	$158,900	$129	58
120 N 46th St	0.55mi	2/1.0	1,028 (-9%)	0mo	$40,000	$39	55
4 Lancelot Dr	0.53mi	3/1.0 (+1)	1,216 (+8%)	1mo	$134,900	$111	52
640 Devonshire Dr	0.40mi	3/1.0 (+1)	960 (-15%)	0mo	$80,000	$83	48
1637 N 16th St	0.70mi	3/1.0 (+1)	1,056 (-6%)	2mo	$79,900	$76	46
2932 Godfrey St	0.72mi	3/2.0 (+1)	1,008 (-11%)	2mo	$199,900	$198	42
3810 Memorial Dr	0.70mi	3/1.0 (+1)	1,260 (+12%)	3mo	$159,900	$127	36

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: —
• Equity multiple: 6.74×
• Total profit: $48,197
• Equity at exit: $4,473

10-year hold

• IRR: —
• Equity multiple: 14.85×
• Total profit: $116,341
• Equity at exit: $2,594

Cash invested: $8,400 (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: 189
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $1,276 high
• Mortgage (P&I): −$157
• Tax est. 1.5%: −$38 /mo · $450/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $801

Break-even live

Break-even rent $262

Max offer price $30,000

Occupancy floor 32%

Sensitivity live

Price	-10% $822	-5% $811	+0% $801	+5% $790	+10% $780
Rent	-10% $700	-5% $750	+0% $801	+5% $851	+10% $902
Rate	-1.0pp $816	-0.5pp $808	base $801	+0.5pp $793	+1.0pp $785

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
213 Columbus Dr Belleville, IL	3.0	1.0	1040	$1,650	$1.59	25d	1	0.20mi
654 N 39th St Belleville, IL	3.0	1.0	984	$1,400	$1.42	19d	1	0.44mi
56 Friendly Dr Belleville, IL	2.0	1.0	1000	$1,550	$1.55	25d	1	0.62mi
1912 N 17th St Swansea, IL	2.0	1.0	1414	$1,500	$1.06	19d	1	0.69mi
1000 Royal Heights Rd Belleville, IL	2.0	1.5	1100	$1,345	$1.22	25d	1	0.76mi
54 Ben Louis Dr Belleville, IL	2.0	1.0	900	$1,145	$1.27	25d	1	0.81mi
31 S 27th St Belleville, IL	2.0	1.0	1000	$915	$0.92	25d	1	0.85mi
219 Freedom Dr Unit 232-B Belleville, IL	2.0	1.0	936	$895	$0.96	25d	1	0.88mi
219 Freedom Dr Unit 228-P Belleville, IL	2.0	1.0	936	$970	$1.04	25d	1	0.88mi
219 Freedom Dr Unit 232-Q Belleville, IL	2.0	1.0	936	$895	$0.96	19d	1	0.88mi
219 Freedom Dr Unit 238-I Belleville, IL	2.0	1.0	936	$895	$0.96	0d	1	0.88mi
219 Freedom Dr Unit 228-G Belleville, IL	2.0	1.0	936	$895	$0.96	6d	1	0.88mi
5784 Brett Michael Ln Belleville, IL	1.0–2.0	1.0–2.0	801	$1,195	$1.49	0d	5	1.38mi

Listing history 5 events

1. 2026-06-17
   status $30,000 Pending 4 DOM
2. 2026-06-16
   days on market $30,000 Active 4 DOM
3. 2026-06-15
   days on market $30,000 Active 3 DOM
4. 2026-06-13
   remarks 699-char remark
5. 2026-06-13
   listed $30,000 Active 1 DOM

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

Taxation est. · year 1

• Rental income: $15,314
• − Mortgage interest: −$1,680
• − Property taxes: −$450
• − Insurance: −$150
• − Repairs & maintenance: −$1,225
• − Management: −$1,225
• − Depreciation: −$873
• Taxable income: $9,710
• Est. tax owed @ 24.0%: −$2,330
• After-tax cash flow: $7,279/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

-25.0% since first listed

55 events — show timeline

• 2026-06-12 Listed $30,000 MARIS as Distributed by MLS Grid
• 2026-06-12 Coming Soon $30,000 MARIS as Distributed by MLS Grid
• 2025-07-29 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2025-05-08 Pending — MARIS as Distributed by MLS Grid
• 2025-05-02 Price Changed $40,000 MARIS as Distributed by MLS Grid
• 2025-04-21 Price Changed $50,000 MARIS as Distributed by MLS Grid
• 2025-04-16 Listed $60,000 MARIS as Distributed by MLS Grid
• 2025-04-03 Delisted — MARIS as Distributed by MLS Grid
• 2025-03-14 Listed $60,000 MARIS as Distributed by MLS Grid
• 2022-01-31 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2022-01-19 Pending — MARIS as Distributed by MLS Grid
• 2022-01-07 Listed $27,900 MARIS as Distributed by MLS Grid
• 2021-11-15 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2021-11-01 Pending — MRED as Distributed by MLS Grid
• 2021-11-01 Pending — MARIS as Distributed by MLS Grid
• 2021-10-28 Listing Removed — MRED as Distributed by MLS Grid
• 2021-10-28 Listing Removed — MRED as Distributed by MLS Grid
• 2021-10-27 Relisted — MRED as Distributed by MLS Grid
• 2021-10-27 Relisted — MARIS as Distributed by MLS Grid
• 2021-10-15 Pending — MRED as Distributed by MLS Grid
• 2021-10-15 Pending — MARIS as Distributed by MLS Grid
• 2021-10-15 Listing Removed — MRED as Distributed by MLS Grid
• 2021-10-04 Price Changed — MRED as Distributed by MLS Grid
• 2021-10-04 Price Changed $30,000 MARIS as Distributed by MLS Grid
• 2021-09-17 Relisted — MRED as Distributed by MLS Grid
• 2021-09-17 Relisted — MARIS as Distributed by MLS Grid
• 2021-08-29 Pending — MRED as Distributed by MLS Grid
• 2021-08-29 Pending — MARIS as Distributed by MLS Grid
• 2021-08-02 Price Changed — MRED as Distributed by MLS Grid
• 2021-08-02 Price Changed $35,000 MARIS as Distributed by MLS Grid
• 2021-08-02 Relisted — MRED as Distributed by MLS Grid
• 2021-08-02 Relisted — MARIS as Distributed by MLS Grid
• 2021-08-01 Delisted — MARIS as Distributed by MLS Grid
• 2021-06-24 Listing Removed — MRED as Distributed by MLS Grid
• 2021-06-12 Price Changed — MRED as Distributed by MLS Grid
• 2021-06-11 Price Changed $37,500 MARIS as Distributed by MLS Grid
• 2021-05-19 Relisted — MRED as Distributed by MLS Grid
• 2021-05-19 Relisted — MARIS as Distributed by MLS Grid
• 2021-04-23 Pending — MRED as Distributed by MLS Grid
• 2021-03-29 Pending — MARIS as Distributed by MLS Grid
• 2021-03-22 Relisted — MRED as Distributed by MLS Grid
• 2021-03-22 Relisted — MARIS as Distributed by MLS Grid
• 2021-03-22 Pending — MRED as Distributed by MLS Grid
• 2021-03-22 Pending — MARIS as Distributed by MLS Grid
• 2021-03-08 Listed $40,000 MARIS as Distributed by MLS Grid
• 2021-03-08 Listed — MRED as Distributed by MLS Grid
• 2021-02-28 Listing Removed — MRED as Distributed by MLS Grid
• 2020-09-29 Relisted — MRED as Distributed by MLS Grid
• 2020-09-22 Pending — MRED as Distributed by MLS Grid
• 2020-09-10 Price Changed — MRED as Distributed by MLS Grid
• 2020-09-09 Price Changed $40,000 MARIS as Distributed by MLS Grid
• 2020-09-09 Relisted — MRED as Distributed by MLS Grid
• 2020-08-31 Listing Removed — MRED as Distributed by MLS Grid
• 2020-04-30 Listing Removed — MRED as Distributed by MLS Grid
• 2020-02-26 Listing Removed — MRED as Distributed by MLS Grid

Property tax history

+6.5%/yr

Latest (2024): $2,301 · -4.2% YoY. Source: county tax records.