226 N 8th St · Belleville, IL 62220

$139,000

3 bd · 2.0 ba · 1,221 sqft · SingleFamily public records · 120 Days on market

Built 1953 6,098 sqft lot Est $127k · 9% over

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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).

• Cash flow +18.8/30.0
• DSCR +5.9/10.0
• Rent growth +5.0/5.0
• 1% rule +4.8/10.0
• Livability +3.9/5.0
• ARV discount +3.2/15.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Attention All Investors.... Check out this 3 bed, 1.5 bath fixer-upper located downtown Belleville. Everything is in contact but home does need work. Rather you are looking to do a flip or add to your rental portfolio this home would be the perfect investment opportunity! Home is being sold AS-IS, seller to no repairs or inspections.

Key facts

• Spacious backyard
• 6,098 sq ft lot
• Built 1953

Tags

• SPACIOUS BACKYARD

Property features AI

Finance

• Financial info: Seller may consider concessions

Exterior

• Utilities: Public water; Public sewer; Electric service by Ameren
• Home design: Single-family residence; One story
• Construction: Vinyl siding; Shingle roof
• Exterior features: Level lot

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Refrigerator
• Bedrooms: Three bedrooms on the main level
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Updated/remodeled interior; Basement
• Laundry & utility: Utilities available: electricity, water, sewer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $141 ($2k/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 $136k (2.5% below list).
• Recommended offer: $126k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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); 148 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 12d 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 $961 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $39k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 120 days — a 9% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y ago; this cycle's ask has dropped $26k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $64k; list at $139k implies a 119% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — 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 $126,490 (9.0% below list)

Questions for the listing agent

1. It's been on market 120 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.98% ✗
• Cap rate: 7.51%
• Cash-on-cash: 4.35%
• DSCR: 1.19
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $126,984
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14 N 15th St	0.38mi	2/1.0 (-1)	1,225 (+0%)	0mo	$84,900	$69	73
9 W E St	0.48mi	3/1.0	1,200 (-2%)	6mo	$75,000	$63	66
326 Gilbert St	0.49mi	2/1.0 (-1)	1,212 (-1%)	2mo	$154,900	$128	65
21 S 10th St	0.31mi	3/1.5	1,120 (-8%)	6mo	$59,900	$53	64
111 W C St	0.41mi	4/2.0 (+1)	1,314 (+8%)	3mo	$142,500	$108	61
222 Brackett St	0.62mi	3/1.0	1,189 (-3%)	6mo	$85,000	$71	58
1600 W H St	0.45mi	3/1.0	1,056 (-14%)	1mo	$109,900	$104	52
224 N Jackson St	0.67mi	2/1.0 (-1)	1,236 (+1%)	7mo	$150,000	$121	52
731 State St	0.60mi	2/1.5 (-1)	1,104 (-10%)	5mo	$155,000	$140	44
514 Bornman St	0.66mi	2/1.5 (-1)	1,320 (+8%)	6mo	$10,000	$8	44
5 Shawn Dr	0.73mi	3/1.0	1,053 (-14%)	2mo	$108,000	$103	37
2004 W F St	0.68mi	4/1.0 (+1)	1,397 (+14%)	1mo	$154,900	$111	34

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: -4.2%
• Equity multiple: 0.84×
• Total profit: $-6,379
• Equity at exit: $20,725

10-year hold

• IRR: 10.4%
• Equity multiple: 1.99×
• Total profit: $38,621
• Equity at exit: $12,018

Cash invested: $38,920 (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: 148
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,356 high
• Mortgage (P&I): −$729
• Tax from tax record: −$143 /mo · $1,718/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $141

Break-even live

Break-even rent $1,177

Max offer price $139,000

Occupancy floor 85%

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
310 N 10th St Belleville, IL	2.0	1.0	1270	$1,300	$1.02	2d	1	0.08mi
618 W Monroe St Belleville, IL	3.0	1.0	1500	$1,050	$0.70	23d	1	0.59mi
1308 Caseyville Ave Swansea, IL	2.0	1.0	890	$1,200	$1.35	4d	1	0.62mi
1107 Bristow St Belleville, IL	3.0	1.0	1238	$1,500	$1.21	12d	1	0.96mi
721 S Church St Belleville, IL	4.0	2.0	1216	$2,000	$1.64	23d	1	1.10mi
31 S 27th St Belleville, IL	2.0	1.0	1000	$915	$0.92	23d	1	1.19mi
1671 Shadow Ridge Ct Belleville, IL	1.0–2.0	1.0	815	$1,325	$1.62	1d	12	1.40mi

Listing history 32 events

1. 2026-06-18
   days on market $139,000 Active 120 DOM
2. 2026-06-17
   days on market $139,000 Active 119 DOM
3. 2026-06-16
   days on market $139,000 Active 118 DOM
4. 2026-06-15
   days on market $139,000 Active 117 DOM
5. 2026-06-13
   days on market $139,000 Active 115 DOM
6. 2026-06-09
   days on market $139,000 Active 111 DOM
7. 2026-06-08
   days on market $139,000 Active 110 DOM
8. 2026-06-07
   days on market $139,000 Active 109 DOM
9. 2026-06-03
   days on market $139,000 Active 105 DOM
10. 2026-06-02
    days on market $139,000 Active 104 DOM
11. 2026-06-01
    days on market $139,000 Active 103 DOM
12. 2026-05-31
    days on market $139,000 Active 102 DOM
13. 2026-05-21
    price $139,000
14. 2026-04-03
    price $149,000
15. 2026-02-18
    listed $165,000 Active
16. 2026-01-09
    status Active
17. 2025-11-10
    status Active
18. 2025-10-31
    price $179,000
19. 2025-09-24
    price $159,000
20. 2025-08-24
    price $164,999
21. 2025-08-24
    status Active
22. 2025-08-11
    price $169,000
23. 2025-07-23
    price $179,000
24. 2025-05-23
    listed $185,000 Active
25. 2025-05-06
    historical
26. 2025-01-27
    soldstatus Closed 336-char remark

    Show marketing remark (336 chars)

    Attention All Investors.... Check out this 3 bed, 1.5 bath fixer-upper located downtown Belleville. Everything is in contact but home does need work. Rather you are looking to do a flip or add to your rental portfolio this home would be the perfect investment opportunity! Home is being sold AS-IS, seller to no repairs or inspections.

27. 2025-01-15
    status Pending 336-char remark

    Show marketing remark (336 chars)

    Attention All Investors.... Check out this 3 bed, 1.5 bath fixer-upper located downtown Belleville. Everything is in contact but home does need work. Rather you are looking to do a flip or add to your rental portfolio this home would be the perfect investment opportunity! Home is being sold AS-IS, seller to no repairs or inspections.

28. 2025-01-08
    price $19,900 336-char remark

    Show marketing remark (336 chars)

    Attention All Investors.... Check out this 3 bed, 1.5 bath fixer-upper located downtown Belleville. Everything is in contact but home does need work. Rather you are looking to do a flip or add to your rental portfolio this home would be the perfect investment opportunity! Home is being sold AS-IS, seller to no repairs or inspections.

29. 2025-01-03
    price $22,900 336-char remark

    Show marketing remark (336 chars)

    Attention All Investors.... Check out this 3 bed, 1.5 bath fixer-upper located downtown Belleville. Everything is in contact but home does need work. Rather you are looking to do a flip or add to your rental portfolio this home would be the perfect investment opportunity! Home is being sold AS-IS, seller to no repairs or inspections.

30. 2024-12-28
    listed $29,900 Active 336-char remark

    Show marketing remark (336 chars)

    Attention All Investors.... Check out this 3 bed, 1.5 bath fixer-upper located downtown Belleville. Everything is in contact but home does need work. Rather you are looking to do a flip or add to your rental portfolio this home would be the perfect investment opportunity! Home is being sold AS-IS, seller to no repairs or inspections.

31. 2004-11-12
    soldstatus $63,500
32. 2004-08-05
    soldstatus $56,000

ⓘ 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: $1,718 · $143/mo
• Projected year-2 tax: $2,436 · $203/mo
• Expected delta: +$719/yr (+$60/mo · 41.8%)

ⓘ 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: $16,268
• − Mortgage interest: −$7,786
• − Property taxes: −$1,718
• − Insurance: −$695
• − Repairs & maintenance: −$1,301
• − Management: −$1,301
• − Depreciation: −$4,044
• Taxable loss: −$578
• Est. tax savings @ 24.0%: +$139
• After-tax cash flow: $1,830/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

+148.2% since first listed

20 events — show timeline

• 2026-05-21 Price Changed $139,000 MARIS as Distributed by MLS Grid
• 2026-04-03 Price Changed $149,000 MARIS as Distributed by MLS Grid
• 2026-02-18 Listed $165,000 MARIS as Distributed by MLS Grid
• 2026-01-09 Relisted — MARIS as Distributed by MLS Grid
• 2025-11-10 Relisted — MARIS as Distributed by MLS Grid
• 2025-10-31 Price Changed $179,000 MARIS as Distributed by MLS Grid
• 2025-09-24 Price Changed $159,000 MARIS as Distributed by MLS Grid
• 2025-08-24 Price Changed $164,999 MARIS as Distributed by MLS Grid
• 2025-08-24 Relisted — MARIS as Distributed by MLS Grid
• 2025-08-11 Price Changed $169,000 MARIS as Distributed by MLS Grid
• 2025-07-23 Price Changed $179,000 MARIS as Distributed by MLS Grid
• 2025-05-23 Listed $185,000 MARIS as Distributed by MLS Grid
• 2025-05-06 Coming Soon — MARIS as Distributed by MLS Grid
• 2025-01-27 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2025-01-15 Pending — MARIS as Distributed by MLS Grid
• 2025-01-08 Price Changed $19,900 MARIS as Distributed by MLS Grid
• 2025-01-03 Price Changed $22,900 MARIS as Distributed by MLS Grid
• 2024-12-28 Listed $29,900 MARIS as Distributed by MLS Grid
• 2004-11-12 Sold (Public Records) $63,500 Public Records
• 2004-08-05 Sold (Public Records) $56,000 Public Records

Property tax history

-0.3%/yr

Latest (2024): $1,718 · +49.3% YoY. Source: county tax records.