1401 Maiden Ln · Belleville, IL 62220

$80,000

2 bd · 3.0 ba · 992 sqft · SingleFamily public records · 9 Days on market

Built 1951 6,098 sqft lot Est $96k · 17% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• Rent growth +5.0/5.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Whether you're an investor looking for your next project or a first-time buyer ready to roll up your sleeves, this home offers a chance to buy into a great opportunity at an attractive price. With the right updates, you can unlock serious value and build equity faster than you might think. Bring your vision and make this property truly shine. Priced at market value according to a recent appraisal, this home has solid bones that includes a bonus family room. If you're ready to turn potential into profit or create a home you'll love, schedule a viewing today and see what's possible.

Key facts

• 6,098 sq ft lot
• Built 1951
• Listed 9 days

Property features AI

Finance

• Other: Home warranty available; Homestead senior/owner occupied tax status indicated
• Financial info: Seller may consider concessions; Lease not considered

Exterior

• Parking: Driveway and on-street parking
• Utilities: Public water; Public sewer; Electric service by Ameren; Cable available, phone available, natural gas connected, electricity connected, water available, sewer connected
• Home design: Single-family residence; One level
• Construction: Frame construction with vinyl siding; Architectural shingle roof; Block foundation; Built year per public records
• Exterior features: Porch; Back yard; Storm door(s); No fencing

Interior

• Kitchen: Induction cooktop, electric oven, microwave, refrigerator
• Bedrooms: Two bedrooms located on the main level
• Flooring: Carpet, ceramic tile, linoleum
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning, ceiling fan(s)
• Interior features: Induction cooktop, electric oven, microwave, free-standing refrigerator, gas water heater
• Laundry & utility: Washer hookup, gas dryer hookup, washer and dryer listed in appliances

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $468 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Cap rate 13.3% 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: 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); 149 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $553 of loan paydown is wiped out by about $2k 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 + 8.0% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1951 — 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 $80,000

Questions for the listing agent

1. Built in 1951 — 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. 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: 1.49% ✓
• Cap rate: 13.31%
• Cash-on-cash: 25.06%
• DSCR: 2.12
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $96,224
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1452 Wabash Ave	0.24mi	3/1.0 (+1)	980 (-1%)	1mo	$95,000	$97	73
77 Arabelle Dr	0.19mi	3/1.5 (+1)	1,040 (+5%)	4mo	$147,500	$142	69
6 Scarlet Dr	0.27mi	3/1.0 (+1)	1,000 (+1%)	7mo	$84,900	$85	67
1118 Lilac Dr	0.17mi	3/1.0 (+1)	950 (-4%)	9mo	$98,500	$104	65
1105 Wabash Ave	0.18mi	3/1.0 (+1)	928 (-6%)	8mo	$85,000	$92	62
1436 Bel Aire Dr	0.28mi	3/1.0 (+1)	1,064 (+7%)	8mo	$72,900	$69	56
727 Wabash Ave	0.46mi	2/1.0	900 (-9%)	8mo	$89,900	$100	49
963 Green Mount Ln	0.60mi	2/1.0	920 (-7%)	5mo	$84,500	$92	48
421 S Pennsylvania Ave	0.70mi	3/1.0 (+1)	1,029 (+4%)	3mo	$155,000	$151	45
720 E Mckinley St	0.69mi	2/1.0	1,064 (+7%)	5mo	$20,000	$19	44
911 Forest Ave	0.47mi	2/1.0	1,091 (+10%)	12mo	$95,000	$87	43
1000 E Mckinley St	0.65mi	3/1.0 (+1)	912 (-8%)	3mo	$172,500	$189	41

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: 23.7%
• Equity multiple: 2.03×
• Total profit: $23,120
• Equity at exit: $11,928

10-year hold

• IRR: 34.4%
• Equity multiple: 4.89×
• Total profit: $87,131
• Equity at exit: $6,917

Cash invested: $22,400 (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 62220

• Home prices YoY: -26.4%
• Rents YoY: 14.5%
• Active inventory: 149
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,195 high
• Mortgage (P&I): −$420
• Tax from tax record: −$24 /mo · $283/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $468

Break-even live

Break-even rent $603

Max offer price $80,000

Occupancy floor 56%

Sensitivity live

Price	-10% $513	-5% $490	+0% $468	+5% $445	+10% $423
Rent	-10% $373	-5% $421	+0% $468	+5% $515	+10% $562
Rate	-1.0pp $508	-0.5pp $488	base $468	+0.5pp $447	+1.0pp $426

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1104 Bel Aire Dr Belleville, IL	2.0	1.0	780	$1,350	$1.73	2d	1	0.18mi
1009 Belle Valley Dr Belleville, IL	2.0	1.5	990	$1,100	$1.11	2d	1	0.71mi
537 Vicksburg Dr Unit h Belleville, IL	2.0	1.0	950	$1,190	$1.25	17d	1	1.04mi
229 S Church St Belleville, IL	1.0	1.0	636	$750	$1.18	24d	1	1.13mi
2917 West Blvd Belleville, IL	2.0	2.0	1000	$1,025	$1.02	15d	1	1.42mi

Listing history 2 events

1. 2026-05-21
   listed $80,000 Active
2. 2026-05-18
   historical $80,000

ⓘ 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: $283 · $24/mo
• Projected year-2 tax: $1,050 · $87/mo
• Expected delta: +$766/yr (+$64/mo · 270.8%)

ⓘ 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: $14,343
• − Mortgage interest: −$4,481
• − Property taxes: −$283
• − Insurance: −$400
• − Repairs & maintenance: −$1,147
• − Management: −$1,147
• − Depreciation: −$2,327
• Taxable income: $4,557
• Est. tax owed @ 24.0%: −$1,094
• After-tax cash flow: $4,520/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

+0.0% since first listed

2 events — show timeline

• 2026-05-21 Listed $80,000 MARIS as Distributed by MLS Grid
• 2026-05-18 Coming Soon $80,000 MARIS as Distributed by MLS Grid

Property tax history

-39.2%/yr

Latest (2015): $283 · -63.1% YoY. Source: county tax records.