400 Southwind Dr · Belleville, IL 62221

$205,000

3 bd · 3.0 ba · 2,016 sqft · SingleFamily public records · 46 Days on market

Built 1962 0.71 ac lot Est $260k · 21% under

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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).

• ARV discount +15.0/15.0
• Cash flow +13.9/30.0
• Rent growth +4.3/5.0
• DSCR +4.2/10.0
• 1% rule +4.0/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Adorable home filled with unique features and modern details. Large, bright living room has built in book cases and a see thorough fireplace that separates the living room and dining room. Large, gourmet kitchen is really something. Large island with built in oven, huge center island, vaulted ceiling and skylights. Brick walls in the living room and kitchen are a very unique feature that adds to the charm. Walk up the half flight of stairs and you find 3 ample sized bedrooms and a stunning bathroom with skylights. Home sits on almost 3/4 of an acre on a wooded, quiet lot. The breakfast area leads to the large 20x12 deck overlooking the spacious yard . This is the perfect location for BBQ's or enjoying your morning coffee. Walk out basement to provide added storage. Oversized detached 2 car garage. Buyer to verify all information. Call today for a showing!

Key facts

• 0.71 acre lot
• 2 garage spots
• Built 1962

Property features AI

Finance

• Other: Living area approximately 2,016 (source: public records); Lot approximately 0.71 acres (dimensions: 228 x 192 x 136 x 169)
• Financial info: Lease not considered; Seller may consider concessions

Exterior

• Parking: Detached or attached 2-car garage (has garage); Additional parking with circular driveway; Drive-through driveway; Gravel and off-street parking (private)
• Utilities: Public water; Public sewer; Electric service by Ameren; Cable available; Natural gas connected; Phone available; Electricity, sewer and water connected
• Home design: Single-family residence; Multi/split levels; Private ownership; Accessible central living area
• Construction: Brick, stone, stucco and other exterior materials; Shingle roof; Combination foundation; Basement: full, block and concrete construction with interior entry, egress window, walk-out access, storage space and sump pump
• Exterior features: Deck; Side porch; Entry steps/stairs; Rain gutters; Wood fencing; Back yard; Garden; Some trees; Adjoins open ground; Paved road frontage on a city street

Interior

• Kitchen: Stainless steel appliances; Electric cooktop; Built-in electric oven; Dishwasher; Kitchen island; Breakfast bar; Pantry; Eat-in kitchen
• Bedrooms: Three bedrooms (all on upper level)
• Flooring: Wood flooring
• Bathrooms: Two full bathrooms; One full bathroom on main level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Bookcases; Breakfast bar; Built-in features; Ceiling fans; Eat-in kitchen; Kitchen island; Pantry; Vaulted ceilings; Wood flooring; Stainless steel appliances; Electric cooktop; Dishwasher; Built-in electric oven; Dryer; Fireplace in living room (wood burning)
• Laundry & utility: Main level laundry inside (accessible washer/dryer)

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $23 ($273/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $184k (10.3% below list).
• Recommended offer: $184k (10.3% below list) — sets the bar for 1% rule.

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: Whiteside Elem School (math 18% / reading 18%, grade F, #1,126 of 2,056 statewide, top 55%, 670 students, 0% FRL); Whiteside Middle School (math 10% / reading 22%, grade F, #488 of 665 statewide, top 74%, 496 students, 0% FRL); 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 (+7.0%/yr); 160 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $1k of loan paydown is wiped out by about $6k 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 46 days — a 3% lower offer ($199k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y 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 $125k; list at $205k implies a 64% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $183,794 (10.3% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.90% ✗
• Cap rate: 6.43%
• Cash-on-cash: 0.48%
• DSCR: 1.02
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $260,064
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
410 Ring Of Kerry Dr	0.28mi	3/3.0	2,048 (+2%)	5mo	$249,500	$122	80
2000 Lebanon Ave	0.28mi	3/1.5	2,060 (+2%)	2mo	$189,900	$92	76
321 Ring Of Kerry Dr	0.33mi	3/2.5	1,860 (-8%)	2mo	$259,000	$139	68
109 San Mateo Dr	0.19mi	3/2.0	1,800 (-11%)	2mo	$175,000	$97	67
2759 E B Street Rd	0.40mi	2/2.0 (-1)	2,053 (+2%)	4mo	$250,000	$122	66
141 Sunny Slope Dr	0.57mi	3/2.0	1,984 (-2%)	8mo	$265,000	$134	60
2213 Wendy Way Dr	0.40mi	3/2.0	1,824 (-10%)	5mo	$235,000	$129	58
1825 Spruce Hill Dr	0.71mi	3/2.0	2,119 (+5%)	1mo	$309,000	$146	54
1836 Spruce Hill Dr	0.67mi	3/2.0	1,885 (-6%)	1mo	$247,500	$131	53
1705 Spruce Hill Dr	0.61mi	3/2.0	1,858 (-8%)	6mo	$100,000	$54	50
17 Willowbrook Dr	0.66mi	3/2.0	1,824 (-10%)	6mo	$250,000	$137	44
300 Sundew	0.46mi	4/2.0 (+1)	2,289 (+14%)	5mo	$140,000	$61	43

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 · 7.04% rent growth · sell at horizon

5-year hold

• IRR: -11.1%
• Equity multiple: 0.58×
• Total profit: $-23,958
• Equity at exit: $30,566

10-year hold

• IRR: 3.2%
• Equity multiple: 1.28×
• Total profit: $15,827
• Equity at exit: $17,725

Cash invested: $57,400 (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 62221

• Home prices YoY: -24.2%
• Rents YoY: 7.0%
• Active inventory: 160
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,838 high
• Mortgage (P&I): −$1,075
• Tax from tax record: −$269 /mo · $3,225/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $23

Break-even live

Break-even rent $1,809

Max offer price $205,000

Occupancy floor 94%

Sensitivity live

Price	-10% $139	-5% $81	+0% $23	+5% $-35	+10% $-93
Rent	-10% $-122	-5% $-50	+0% $23	+5% $95	+10% $168
Rate	-1.0pp $126	-0.5pp $75	base $23	+0.5pp $-30	+1.0pp $-84

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1528 Lebanon Ave Belleville, IL	4.0	2.0	1600	$1,950	$1.22	25d	1	0.72mi
3239 Fielding Ln Belleville, IL	4.0	3.0	2182	$2,395	$1.10	0d	1	0.96mi
3239 Fielding Ln Belleville, IL	4.0	3.0	2182	$2,395	$1.10	9d	1	0.96mi
1 Rosehaven Dr Belleville, IL	3.0	2.0	1512	$1,325	$0.88	25d	1	1.01mi
134 Clinton Hill Dr Belleville, IL	3.0	3.0	1890	$1,850	$0.98	25d	1	1.08mi
134 Clinton Hill Dr Belleville, IL	3.0	3.0	1890	$1,850	$0.98	3d	1	1.08mi
134 Clinton Hill Dr Belleville, IL	3.0	3.0	1890	$1,850	$0.98	16d	1	1.08mi
408 Ganim Dr Belleville, IL	3.0	2.5	1596	$2,000	$1.25	19d	1	1.15mi
709 Ganim Dr Belleville, IL	3.0	2.0	1500	$1,750	$1.17	25d	1	1.33mi

Listing history 25 events

1. 2026-06-21
   days on market $205,000 Active 46 DOM
2. 2026-06-18
   days on market $205,000 Active 43 DOM
3. 2026-06-17
   days on market $205,000 Active 42 DOM
4. 2026-06-16
   days on market $205,000 Active 41 DOM
5. 2026-06-15
   days on market $205,000 Active 40 DOM
6. 2026-06-13
   days on market $205,000 Active 38 DOM
7. 2026-06-09
   days on market $205,000 Active 34 DOM
8. 2026-06-08
   days on market $205,000 Active 33 DOM
9. 2026-06-07
   days on market $205,000 Active 32 DOM
10. 2026-06-03
    days on market $205,000 Active 28 DOM
11. 2026-06-02
    remarks 699-char remark
12. 2026-06-02
    pricedays on market $205,000 Active 27 DOM
13. 2026-06-01
    days on market $210,000 Active 26 DOM
14. 2026-05-31
    days on market $210,000 Active 25 DOM
15. 2026-05-07
    listed $210,000 Active
16. 2026-05-05
    historical $210,000
17. 2018-11-15
    soldstatus $125,000
18. 2018-11-14
    soldstatus Closed 867-char remark

    Show marketing remark (867 chars)

    Adorable home filled with unique features and modern details. Large, bright living room has built in book cases and a see thorough fireplace that separates the living room and dining room. Large, gourmet kitchen is really something. Large island with built in oven, huge center island, vaulted ceiling and skylights. Brick walls in the living room and kitchen are a very unique feature that adds to the charm. Walk up the half flight of stairs and you find 3 ample sized bedrooms and a stunning bathroom with skylights. Home sits on almost 3/4 of an acre on a wooded, quiet lot. The breakfast area leads to the large 20x12 deck overlooking the spacious yard . This is the perfect location for BBQ's or enjoying your morning coffee. Walk out basement to provide added storage. Oversized detached 2 car garage. Buyer to verify all information. Call today for a showing!

19. 2018-10-23
    status Pending 867-char remark

    Show marketing remark (867 chars)

    Adorable home filled with unique features and modern details. Large, bright living room has built in book cases and a see thorough fireplace that separates the living room and dining room. Large, gourmet kitchen is really something. Large island with built in oven, huge center island, vaulted ceiling and skylights. Brick walls in the living room and kitchen are a very unique feature that adds to the charm. Walk up the half flight of stairs and you find 3 ample sized bedrooms and a stunning bathroom with skylights. Home sits on almost 3/4 of an acre on a wooded, quiet lot. The breakfast area leads to the large 20x12 deck overlooking the spacious yard . This is the perfect location for BBQ's or enjoying your morning coffee. Walk out basement to provide added storage. Oversized detached 2 car garage. Buyer to verify all information. Call today for a showing!

20. 2018-10-04
    historical Option 867-char remark

    Show marketing remark (867 chars)

    Adorable home filled with unique features and modern details. Large, bright living room has built in book cases and a see thorough fireplace that separates the living room and dining room. Large, gourmet kitchen is really something. Large island with built in oven, huge center island, vaulted ceiling and skylights. Brick walls in the living room and kitchen are a very unique feature that adds to the charm. Walk up the half flight of stairs and you find 3 ample sized bedrooms and a stunning bathroom with skylights. Home sits on almost 3/4 of an acre on a wooded, quiet lot. The breakfast area leads to the large 20x12 deck overlooking the spacious yard . This is the perfect location for BBQ's or enjoying your morning coffee. Walk out basement to provide added storage. Oversized detached 2 car garage. Buyer to verify all information. Call today for a showing!

21. 2018-09-29
    price $129,900 867-char remark

    Show marketing remark (867 chars)

    Adorable home filled with unique features and modern details. Large, bright living room has built in book cases and a see thorough fireplace that separates the living room and dining room. Large, gourmet kitchen is really something. Large island with built in oven, huge center island, vaulted ceiling and skylights. Brick walls in the living room and kitchen are a very unique feature that adds to the charm. Walk up the half flight of stairs and you find 3 ample sized bedrooms and a stunning bathroom with skylights. Home sits on almost 3/4 of an acre on a wooded, quiet lot. The breakfast area leads to the large 20x12 deck overlooking the spacious yard . This is the perfect location for BBQ's or enjoying your morning coffee. Walk out basement to provide added storage. Oversized detached 2 car garage. Buyer to verify all information. Call today for a showing!

22. 2018-08-06
    price $135,900 867-char remark

    Show marketing remark (867 chars)

    Adorable home filled with unique features and modern details. Large, bright living room has built in book cases and a see thorough fireplace that separates the living room and dining room. Large, gourmet kitchen is really something. Large island with built in oven, huge center island, vaulted ceiling and skylights. Brick walls in the living room and kitchen are a very unique feature that adds to the charm. Walk up the half flight of stairs and you find 3 ample sized bedrooms and a stunning bathroom with skylights. Home sits on almost 3/4 of an acre on a wooded, quiet lot. The breakfast area leads to the large 20x12 deck overlooking the spacious yard . This is the perfect location for BBQ's or enjoying your morning coffee. Walk out basement to provide added storage. Oversized detached 2 car garage. Buyer to verify all information. Call today for a showing!

23. 2018-07-19
    listed $139,900 Active 867-char remark

    Show marketing remark (867 chars)

    Adorable home filled with unique features and modern details. Large, bright living room has built in book cases and a see thorough fireplace that separates the living room and dining room. Large, gourmet kitchen is really something. Large island with built in oven, huge center island, vaulted ceiling and skylights. Brick walls in the living room and kitchen are a very unique feature that adds to the charm. Walk up the half flight of stairs and you find 3 ample sized bedrooms and a stunning bathroom with skylights. Home sits on almost 3/4 of an acre on a wooded, quiet lot. The breakfast area leads to the large 20x12 deck overlooking the spacious yard . This is the perfect location for BBQ's or enjoying your morning coffee. Walk out basement to provide added storage. Oversized detached 2 car garage. Buyer to verify all information. Call today for a showing!

24. 2018-05-18
    price $139,000
25. 2017-12-01
    price $143,900

ⓘ 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: $3,225 · $269/mo
• Projected year-2 tax: $3,939 · $328/mo
• Expected delta: +$714/yr (+$60/mo · 22.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 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: $22,055
• − Mortgage interest: −$11,483
• − Property taxes: −$3,225
• − Insurance: −$1,025
• − Repairs & maintenance: −$1,764
• − Management: −$1,764
• − Depreciation: −$5,964
• Taxable loss: −$3,170
• Est. tax savings @ 24.0%: +$761
• After-tax cash flow: $1,034/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

• County: Saint Clair County · 169,691 people
• City population: 47,407
• Metro: St. Louis, MO-IL
• Population (ZIP): 29,875
• Household income: $82,271
• Rent vs Own: 34.8% rent · 65.2% own
• Severe rent burden: 658.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 56% Black 31% Two or more races 6% Hispanic / Latino 3% Asian 2%
• Common ancestry: Lithuanian 4% Romanian 2% Slovak 2%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 94% English-only · Spanish 2% German/W. Germanic 1% French/Haitian/Cajun 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: ▼ -53.50%
• Current HPI: 167.8124
• Rent YoY: ▲ 7.04%
• 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

+45.9% since first listed

11 events — show timeline

• 2026-05-07 Listed $210,000 MARIS as Distributed by MLS Grid
• 2026-05-05 Coming Soon $210,000 MARIS as Distributed by MLS Grid
• 2018-11-15 Sold (Public Records) $125,000 Public Records
• 2018-11-14 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2018-10-23 Pending — MARIS as Distributed by MLS Grid
• 2018-10-04 Contingent — MARIS as Distributed by MLS Grid
• 2018-09-29 Price Changed $129,900 MARIS as Distributed by MLS Grid
• 2018-08-06 Price Changed $135,900 MARIS as Distributed by MLS Grid
• 2018-07-19 Listed $139,900 MARIS as Distributed by MLS Grid
• 2018-05-18 Price Changed $139,000 MARIS as Distributed by MLS Grid
• 2017-12-01 Price Changed $143,900 MARIS as Distributed by MLS Grid

Property tax history

+15.4%/yr

Latest (2024): $3,225 · +10.1% YoY. Source: county tax records.