1301 N Charles St · Belleville, IL 62221

$84,900

4 bd · 4.0 ba · 1,441 sqft · SingleFamily public records · 56 Days on market

Built 1902 7,840 sqft lot Est $135k · 37% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.3/5.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great Investment Opportunity in Belleville! Duplex w/ 3 Bedroom/ 1 Full Bath Unit and 1 Bedroom/ 1 Bath Unit. The 3 Bedroom Unit, 1301 N Charles, features approxi 1800 Square Feet of living Space. Main Level: Living Room, Large Eat In Kitchen w/ Pantry and enclosed Porch w/ Door to side yard and Basement. Upstairs: Three bedrooms, 2 walk-in closets and a Full Bathroom. The Right Side, 1303 N Charles, 1 Bedroom/1 Bath Unit Features a living room w/ walk in closet storage closet, full bath, eat-in kitchen, walk in butlers pantry and bedroom. Both sides have access to the basement/Laundry/Storage. Ready to start or build your portfolio of investment properties? Here is your chance! No utilities included with rent. Just a block from Jefferson Elementry School. Close to Shopping, bus stop and downtown belleville. This Property is being Sold As Is. Cash and Conventional Financing Only.

Key facts

• Updated baths
• Extra light
• Great curb appeal

Tags

• UPDATED DUPLEX
• SPACIOUS CORNER LOT
• UPDATED KITCHEN
• UPDATED BATHS
• EXTRA LIGHT
• GREAT CURB APPEAL

Property features AI

Finance

• Financial info: Property listed as residential income (2 units)

Exterior

• Home design: Residential income property; 2–4 unit building (2 total units)
• Construction: Frame construction
• Exterior features: Lot approximately 0.18 acre

Interior

• Bedrooms: One unit with 3 bedrooms; One unit with 1 bedroom
• Bathrooms: Each unit has 1 bathroom
• Heating & cooling: Central heating/air; Wall/window unit cooling
• Interior features: Unfinished basement; Central air; Wall/window air conditioning units

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $514 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.6% 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 (+7.0%/yr); 157 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $587 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.
• At projected returns (-3.0% appreciation + 7.0% rent growth), your $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $58k (41%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $68k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 4.0% of price; built in 1902 — 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 $82,353 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1902 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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: 1.91% ✓
• Cap rate: 13.56%
• Cash-on-cash: 25.94%
• DSCR: 2.15
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $135,454
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1316 N Church St	0.05mi	3/1.0 (-1)	1,500 (+4%)	2mo	$150,000	$100	72
1715 Scheel St	0.27mi	3/2.5 (-1)	1,509 (+5%)	2mo	$230,000	$152	67
811 Lebanon Ave	0.15mi	3/2.0 (-1)	1,515 (+5%)	8mo	$179,900	$119	64
1224 N Charles St	0.03mi	3/1.0 (-1)	1,333 (-8%)	8mo	$125,000	$94	62
1631 N Church St	0.33mi	3/2.0 (-1)	1,588 (+10%)	2mo	$149,900	$94	53
1615 E Belle Ave	0.30mi	3/1.0 (-1)	1,600 (+11%)	6mo	$132,000	$83	46
1107 Bristow St	0.32mi	3/1.0 (-1)	1,230 (-15%)	4mo	$90,000	$73	41
9 N Delaware Ave	0.73mi	3/1.0 (-1)	1,368 (-5%)	4mo	$130,000	$95	37
1414 Lebanon Ave	0.57mi	3/1.0 (-1)	1,604 (+11%)	2mo	$135,900	$85	36
619 E A St	0.73mi	3/2.0 (-1)	1,568 (+9%)	6mo	$45,000	$29	33
221 N Church St	0.74mi	3/1.5 (-1)	1,582 (+10%)	1mo	$70,000	$44	33
2000 E C St	0.66mi	3/2.0 (-1)	1,634 (+13%)	6mo	$230,000	$141	29

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: 24.9%
• Equity multiple: 2.09×
• Total profit: $25,953
• Equity at exit: $12,659

10-year hold

• IRR: 35.5%
• Equity multiple: 5.03×
• Total profit: $95,814
• Equity at exit: $7,341

Cash invested: $23,772 (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: 157
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,618 high
• Mortgage (P&I): −$445
• Tax from tax record: −$283 /mo · $3,402/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $514

Break-even live

Break-even rent $967

Max offer price $84,900

Occupancy floor 63%

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1107 Bristow St Belleville, IL	3.0	1.0	1238	$1,500	$1.21	12d	1	0.33mi
1717 La Salle St Belleville, IL	3.0	1.0	1104	$1,350	$1.22	23d	1	0.48mi
1 Rosehaven Dr Belleville, IL	3.0	2.0	1512	$1,325	$0.88	23d	1	0.64mi
1528 Lebanon Ave Belleville, IL	4.0	2.0	1600	$1,950	$1.22	23d	1	0.71mi
25 Glencoe Dr Belleville, IL	3.0	1.0	1200	$1,275	$1.06	23d	1	0.84mi
721 S Church St Belleville, IL	4.0	2.0	1216	$2,000	$1.64	23d	1	1.37mi

Listing history 22 events

1. 2026-06-18
   days on market $84,900 Active 56 DOM
2. 2026-06-17
   pricedays on market $84,900 Active 55 DOM
3. 2026-06-16
   days on market $99,900 Active 54 DOM
4. 2026-06-15
   days on market $99,900 Active 53 DOM
5. 2026-06-13
   days on market $99,900 Active 51 DOM
6. 2026-06-09
   days on market $99,900 Active 47 DOM
7. 2026-06-08
   days on market $99,900 Active 46 DOM
8. 2026-06-07
   pricedays on market $99,900 Active 45 DOM
9. 2026-06-03
   days on market $125,000 Active 41 DOM
10. 2026-06-02
    days on market $125,000 Active 40 DOM
11. 2026-06-01
    days on market $125,000 Active 39 DOM
12. 2026-05-31
    days on market $125,000 Active 38 DOM
13. 2026-05-21
    price $125,000
14. 2026-05-05
    price $135,000
15. 2026-04-23
    listed $143,000 Active
16. 2024-12-26
    status Active
17. 2024-11-22
    historical Active Under Contract
18. 2024-11-08
    listed $165,000 Active
19. 2023-04-06
    soldstatus Closed 895-char remark

    Show marketing remark (895 chars)

    Great Investment Opportunity in Belleville! Duplex w/ 3 Bedroom/ 1 Full Bath Unit and 1 Bedroom/ 1 Bath Unit. The 3 Bedroom Unit, 1301 N Charles, features approxi 1800 Square Feet of living Space. Main Level: Living Room, Large Eat In Kitchen w/ Pantry and enclosed Porch w/ Door to side yard and Basement. Upstairs: Three bedrooms, 2 walk-in closets and a Full Bathroom. The Right Side, 1303 N Charles, 1 Bedroom/1 Bath Unit Features a living room w/ walk in closet storage closet, full bath, eat-in kitchen, walk in butlers pantry and bedroom. Both sides have access to the basement/Laundry/Storage. Ready to start or build your portfolio of investment properties? Here is your chance! No utilities included with rent. Just a block from Jefferson Elementry School. Close to Shopping, bus stop and downtown belleville. This Property is being Sold As Is. Cash and Conventional Financing Only.

20. 2023-03-20
    status Pending 895-char remark

    Show marketing remark (895 chars)

    Great Investment Opportunity in Belleville! Duplex w/ 3 Bedroom/ 1 Full Bath Unit and 1 Bedroom/ 1 Bath Unit. The 3 Bedroom Unit, 1301 N Charles, features approxi 1800 Square Feet of living Space. Main Level: Living Room, Large Eat In Kitchen w/ Pantry and enclosed Porch w/ Door to side yard and Basement. Upstairs: Three bedrooms, 2 walk-in closets and a Full Bathroom. The Right Side, 1303 N Charles, 1 Bedroom/1 Bath Unit Features a living room w/ walk in closet storage closet, full bath, eat-in kitchen, walk in butlers pantry and bedroom. Both sides have access to the basement/Laundry/Storage. Ready to start or build your portfolio of investment properties? Here is your chance! No utilities included with rent. Just a block from Jefferson Elementry School. Close to Shopping, bus stop and downtown belleville. This Property is being Sold As Is. Cash and Conventional Financing Only.

21. 2023-02-16
    listed $129,900 Active 895-char remark

    Show marketing remark (895 chars)

    Great Investment Opportunity in Belleville! Duplex w/ 3 Bedroom/ 1 Full Bath Unit and 1 Bedroom/ 1 Bath Unit. The 3 Bedroom Unit, 1301 N Charles, features approxi 1800 Square Feet of living Space. Main Level: Living Room, Large Eat In Kitchen w/ Pantry and enclosed Porch w/ Door to side yard and Basement. Upstairs: Three bedrooms, 2 walk-in closets and a Full Bathroom. The Right Side, 1303 N Charles, 1 Bedroom/1 Bath Unit Features a living room w/ walk in closet storage closet, full bath, eat-in kitchen, walk in butlers pantry and bedroom. Both sides have access to the basement/Laundry/Storage. Ready to start or build your portfolio of investment properties? Here is your chance! No utilities included with rent. Just a block from Jefferson Elementry School. Close to Shopping, bus stop and downtown belleville. This Property is being Sold As Is. Cash and Conventional Financing Only.

22. 2005-03-22
    soldstatus $68,000

ⓘ 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: $3,402 · $283/mo
• Projected year-2 tax: $3,402 · $283/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: $19,413
• − Mortgage interest: −$4,756
• − Property taxes: −$3,402
• − Insurance: −$424
• − Repairs & maintenance: −$1,553
• − Management: −$1,553
• − Depreciation: −$2,470
• Taxable income: $5,255
• Est. tax owed @ 24.0%: −$1,261
• After-tax cash flow: $4,906/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): 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

+83.8% since first listed

10 events — show timeline

• 2026-05-21 Price Changed $125,000 MARIS as Distributed by MLS Grid
• 2026-05-05 Price Changed $135,000 MARIS as Distributed by MLS Grid
• 2026-04-23 Listed $143,000 MARIS as Distributed by MLS Grid
• 2024-12-26 Relisted — MARIS as Distributed by MLS Grid
• 2024-11-22 Contingent — MARIS as Distributed by MLS Grid
• 2024-11-08 Listed $165,000 MARIS as Distributed by MLS Grid
• 2023-04-06 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2023-03-20 Pending — MARIS as Distributed by MLS Grid
• 2023-02-16 Listed $129,900 MARIS as Distributed by MLS Grid
• 2005-03-22 Sold (Public Records) $68,000 Public Records

Property tax history

+5.1%/yr

Latest (2024): $3,402 · +8.9% YoY. Source: county tax records.