300 N Belt E · Swansea, IL 62226

$105,000

2 bd · 3.0 ba · 1,015 sqft · SingleFamily public records · 3 Days on market

Built 1952 9,583 sqft lot Est $99k · 6% over

---

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 +21.1/30.0
• 1% rule +7.1/10.0
• DSCR +6.7/10.0
• ARV discount +5.0/15.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Brick two bedroom, 1.. 5 bath property situated on a large lot. Features include full walk up basement, easy bike trail access, gravel parking lot, rear entrance and new roof in 2025. This property offers flexibility for rental, office space, residential or future redevelopment opportunities. Property is being sold AS IS and seller to make no repairs.

Key facts

• Rear entrance
• Gravel parking lot
• New roof

Tags

• FULL WALK UP BASEMENT
• EASY BIKE TRAIL ACCESS
• GRAVEL PARKING LOT
• REAR ENTRANCE
• NEW ROOF

Property features AI

Finance

• Other: Property listed in fixer condition; Above-grade living area reported by assessor
• Financial info: Seller may consider concessions; Lease not considered
• HOA & community: Street lights in the community

Exterior

• Parking: Off-street parking and parking lot; additional parking available; no garage
• Utilities: Public water and public sewer; Electric service (other); Cable available; Electricity available; Natural gas available; Sewer available; Water available
• Home design: Single-family residence; One level
• Construction: Brick construction; Shingle roof; Block foundation; Built area reported by assessor
• Exterior features: Back yard; A few trees; Near public transit; City street frontage; Asphalt road surface; No fencing

Interior

• Kitchen: Main-level kitchen (18 x 14)
• Bedrooms: Two bedrooms on the main level (one 12 x 9, one 13 x 10)
• Flooring: Hardwood, carpet, vinyl, linoleum, and concrete flooring
• Bathrooms: One full bathroom on the main level; Additional full bathroom in the basement
• Heating & cooling: Forced air heating with natural gas; Central air conditioning and exhaust fan
• Interior features: Basement with full bathroom, storage space, unfinished areas, and walk-up access; Lighting included
• Laundry & utility: Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $150 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Cap rate 8.0% vs local median 1.9% in Swansea — 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 80/100 on livability (#105 in IL, #1,705 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: health & safety C-, amenities F.
• 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; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 13d 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 $726 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.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1952 — 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 $105,000

Questions for the listing agent

1. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.21% ✓
• Cap rate: 8.00%
• Cash-on-cash: 6.11%
• DSCR: 1.27
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $99,470
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
116 Bobbie Dr	0.17mi	3/2.0 (+1)	988 (-3%)	14mo	$175,000	$177	67
1539 N Charles St	0.61mi	2/1.0	1,008 (-1%)	12mo	$125,000	$124	53
1419 Lebanon Ave	0.62mi	3/2.0 (+1)	1,053 (+4%)	6mo	$55,000	$52	51
1636 N Charles St	0.65mi	2/1.0	1,056 (+4%)	6mo	$100,000	$95	50
1425 Lebanon Ave	0.62mi	2/1.0	1,036 (+2%)	14mo	$135,000	$130	48
1621 La Salle St	0.68mi	2/1.0	1,080 (+6%)	3mo	$58,000	$54	48
1649 N Church St	0.58mi	2/1.0	1,100 (+8%)	6mo	$39,900	$36	47
227 Parkway Dr	0.38mi	2/2.0	862 (-15%)	9mo	$154,000	$179	46
1800 N Church St	0.66mi	3/1.0 (+1)	1,064 (+5%)	12mo	$135,000	$127	38
1815 N Church St	0.68mi	2/1.0	1,108 (+9%)	12mo	$109,000	$98	35
1210 N Church St	0.62mi	3/1.5 (+1)	1,160 (+14%)	2mo	$79,900	$69	34
110 Brackett St	0.71mi	2/1.0	1,110 (+9%)	19mo	$8,500	$8	28

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: -4.8%
• Equity multiple: 0.82×
• Total profit: $-5,353
• Equity at exit: $15,656

10-year hold

• IRR: 6.9%
• Equity multiple: 1.56×
• Total profit: $16,609
• Equity at exit: $9,078

Cash invested: $29,400 (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: 190
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,272 high
• Mortgage (P&I): −$551
• Tax from tax record: −$261 /mo · $3,134/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $150

Break-even live

Break-even rent $1,083

Max offer price $105,000

Occupancy floor 83%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1671 Shadow Ridge Ct Belleville, IL	1.0–2.0	1.0	815	$1,325	$1.62	1d	12	0.21mi
1730 Shadow Ridge Ct Belleville, IL	1.0	1.0	750	$1,050	$1.40	1d	1	0.26mi
308 Bobbie Dr Swansea, IL	2.0	2.0	1130	$1,500	$1.33	23d	1	0.36mi
1107 Bristow St Belleville, IL	3.0	1.0	1238	$1,500	$1.21	12d	1	0.60mi
1528 Lebanon Ave Belleville, IL	2.0	1.0	900	$1,095	$1.22	12d	1	0.72mi
1717 La Salle St Belleville, IL	3.0	1.0	1104	$1,350	$1.22	23d	1	0.73mi
1308 Caseyville Ave Swansea, IL	2.0	1.0	890	$1,200	$1.35	4d	1	0.83mi
25 Glencoe Dr Belleville, IL	3.0	1.0	1200	$1,275	$1.06	23d	1	1.09mi
1912 N 17th St Swansea, IL	2.0	1.0	1414	$1,500	$1.06	17d	1	1.34mi
310 N 10th St Belleville, IL	2.0	1.0	1270	$1,300	$1.02	2d	1	1.42mi

Listing history 4 events

1. 2026-06-18
   days on market $105,000 Active 3 DOM
2. 2026-06-17
   days on market $105,000 Active 2 DOM
3. 2026-06-16
   remarks 353-char remark
4. 2026-06-16
   listed $105,000 Active 1 DOM

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

Tax reassessment forecast IL · Partial reset (capped growth)

• Current annual tax: $3,134 · $261/mo
• Projected year-2 tax: $3,134 · $261/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 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: $15,269
• − Mortgage interest: −$5,882
• − Property taxes: −$3,134
• − Insurance: −$525
• − Repairs & maintenance: −$1,222
• − Management: −$1,222
• − Depreciation: −$3,055
• Taxable income: $231
• Est. tax owed @ 24.0%: −$55
• After-tax cash flow: $1,741/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 — Swansea

• Score: 80/100
• State rank: #105
• US rank: #1705

Category grades

Amenities F Commute A+ Cost of living A+ Crime A+ Employment A+ Housing A+ Health & safety C- User ratings D-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Swansea, IL
• County: Saint Clair County · 169,691 people
• City population: 28,543
• 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

1 event — show timeline

• 2026-06-15 Listed $105,000 MARIS as Distributed by MLS Grid

Property tax history

+2.0%/yr

Latest (2024): $3,134 · -2.2% YoY. Source: county tax records.