336 N 43rd St · Belleville, IL 62226

$120,000

3 bd · 2.0 ba · 925 sqft · SingleFamily public records · 21 Days on market

Built 1959 7,405 sqft lot

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Why this score? — see what drove the C- 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 +20.9/30.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 1% rule +5.5/10.0
• 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

Don't miss this well maintained one-story home with many updates! 3 Bedrooms, living room, eat-in kitchen and family room with access to 10 x 20 covered patio overlooking fenced, rear yard. Recent updates include roof 6/13, thermal windows, insulated siding, HVAC, carpet, kitchen flooring, attic insulation and gutters with guards. New roof - 6/13. Conveniently located to shopping and bus lines. City compliant and ready to move in! Garage will accommodate extremely small car or motorcycle - size is ~ 11.8 x 12.2.

Key facts

• 7,405 sq ft lot
• Garage
• Built 1959

Property features AI

Finance

• Other: Home warranty included; Seller may consider concessions

Exterior

• Parking: Attached garage; Garage
• Utilities: Public water; Public sewer; Electricity connected (includes 220 volts); Natural gas connected; Cable available; Water connected; Sewer connected
• Home design: Single-family residence; Residential property; One story; Slab foundation
• Construction: Vinyl siding and other construction materials
• Exterior features: Covered patio/porch; Patio; Chain link fencing; Front and back yard; Gentle sloping lot

Interior

• Kitchen: Kitchen on main level
• Bedrooms: Three bedrooms on the main level
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Forced air heating; Central air conditioning

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $167 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $118k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.0% 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; 13 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 $830 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1959 — 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 $118,200 (1.5% below list)

Questions for the listing agent

1. Built in 1959 — 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: 1.05% ✓
• Cap rate: 7.97%
• Cash-on-cash: 5.98%
• DSCR: 1.27
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $76,775
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3916 Shirley Dr	0.22mi	3/1.0	939 (+2%)	1mo	$125,000	$133	83
640 Devonshire Dr	0.46mi	3/1.0	960 (+4%)	0mo	$80,000	$83	68
3805 Little Flower Ln	0.37mi	3/1.0	864 (-7%)	0mo	$134,900	$156	68
439 N 39th St	0.39mi	3/1.0	864 (-7%)	1mo	$120,000	$139	66
1009 Royal Heights Rd	0.48mi	3/1.0	900 (-3%)	5mo	$34,900	$39	65
652 N 39th St	0.27mi	2/1.0 (-1)	984 (+6%)	4mo	$64,000	$65	64
624 Royal Heights Rd	0.40mi	2/1.0 (-1)	960 (+4%)	3mo	$30,000	$31	63
120 N 46th St	0.25mi	2/1.0 (-1)	1,028 (+11%)	0mo	$40,000	$39	60
14 N 41st St	0.45mi	2/1.0 (-1)	986 (+7%)	4mo	$133,000	$135	56
435 N 38th St	0.48mi	2/1.0 (-1)	997 (+8%)	1mo	$50,000	$50	54
108 S 37th St	0.72mi	2/1.0 (-1)	840 (-9%)	1mo	$45,000	$54	42
3700 Michelle Dr	0.70mi	2/1.0 (-1)	1,034 (+12%)	0mo	$139,900	$135	39

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: -5.3%
• Equity multiple: 0.80×
• Total profit: $-6,748
• Equity at exit: $17,892

10-year hold

• IRR: 6.1%
• Equity multiple: 1.49×
• Total profit: $16,474
• Equity at exit: $10,375

Cash invested: $33,600 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,265 high
• Mortgage (P&I): −$629
• Tax from tax record: −$152 /mo · $1,829/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $167

Break-even live

Break-even rent $1,053

Max offer price $120,000

Occupancy floor 82%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
654 N 39th St Belleville, IL	3.0	1.0	984	$1,400	$1.42	18d	1	0.26mi
4516 W Main St Belleville, IL	2.0	1.0	607	$850	$1.40	24d	1	0.40mi
56 Friendly Dr Belleville, IL	2.0	1.0	1000	$1,550	$1.55	24d	1	0.52mi
1000 Royal Heights Rd Belleville, IL	2.0	1.5	1100	$1,345	$1.22	24d	1	0.54mi
213 Columbus Dr Belleville, IL	3.0	1.0	1040	$1,650	$1.59	24d	1	0.59mi
219 Freedom Dr Unit 232-B Belleville, IL	2.0	1.0	936	$895	$0.96	24d	1	0.72mi
219 Freedom Dr Unit 228-P Belleville, IL	2.0	1.0	936	$970	$1.04	24d	1	0.72mi
219 Freedom Dr Unit 232-Q Belleville, IL	2.0	1.0	936	$895	$0.96	18d	1	0.72mi
219 Freedom Dr Unit 228-G Belleville, IL	2.0	1.0	936	$895	$0.96	4d	1	0.72mi
54 Ben Louis Dr Belleville, IL	2.0	1.0	900	$1,145	$1.27	24d	1	0.76mi
5784 Brett Michael Ln Belleville, IL	1.0–2.0	1.0–2.0	801	$1,195	$1.49	8d	7	0.92mi
6105 W Washington St Belleville, IL	3.0	1.5	1120	$1,575	$1.41	24d	1	1.18mi
31 S 27th St Belleville, IL	2.0	1.0	1000	$915	$0.92	24d	1	1.28mi

Listing history 17 events

1. 2026-06-18
   days on market $120,000 Active 21 DOM
2. 2026-06-17
   days on market $120,000 Active 20 DOM
3. 2026-06-16
   pricedays on market $120,000 Active 19 DOM
4. 2026-06-15
   days on market $125,000 Active 18 DOM
5. 2026-06-13
   days on market $125,000 Active 16 DOM
6. 2026-06-09
   days on market $125,000 Active 12 DOM
7. 2026-06-08
   days on market $125,000 Active 11 DOM
8. 2026-06-07
   days on market $125,000 Active 10 DOM
9. 2026-06-03
   days on market $125,000 Active 6 DOM
10. 2026-06-02
    days on market $125,000 Active 5 DOM
11. 2026-06-01
    days on market $125,000 Active 4 DOM
12. 2026-05-31
    days on market $125,000 Active 3 DOM
13. 2026-05-29
    listed $125,000 Active
14. 2026-05-28
    historical $125,000
15. 2021-08-31
    soldstatus $112,667
16. 2014-10-06
    soldstatus $50,000
17. 2014-10-01
    soldstatus 523-char remark

    Show marketing remark (523 chars)

    Don't miss this well maintained one-story home with many updates! 3 Bedrooms, living room, eat-in kitchen and family room with access to 10 x 20 covered patio overlooking fenced, rear yard. Recent updates include roof 6/13, thermal windows, insulated siding, HVAC, carpet, kitchen flooring, attic insulation and gutters with guards. New roof - 6/13. Conveniently located to shopping and bus lines. City compliant and ready to move in! Garage will accommodate extremely small car or motorcycle - size is ~ 11.8 x 12.2.

ⓘ 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: $1,829 · $152/mo
• Projected year-2 tax: $2,276 · $190/mo
• Expected delta: +$448/yr (+$37/mo · 24.5%)

ⓘ 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: $15,176
• − Mortgage interest: −$6,722
• − Property taxes: −$1,829
• − Insurance: −$600
• − Repairs & maintenance: −$1,214
• − Management: −$1,214
• − Depreciation: −$3,491
• Taxable income: $106
• Est. tax owed @ 24.0%: −$25
• After-tax cash flow: $1,983/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

+150.0% since first listed

5 events — show timeline

• 2026-05-29 Listed $125,000 MARIS as Distributed by MLS Grid
• 2026-05-28 Coming Soon $125,000 MARIS as Distributed by MLS Grid
• 2021-08-31 Sold (Public Records) $112,667 Public Records
• 2014-10-06 Sold (Public Records) $50,000 Public Records
• 2014-10-01 Sold (MLS) — MARIS as Distributed by MLS Grid

Property tax history

+5.6%/yr

Latest (2024): $1,829 · +19.4% YoY. Source: county tax records.