818 E Belleville Ave · Christopher, IL 62822

$79,900

3 bd · 2.0 ba · 1,554 sqft · SingleFamily · 59 Days on market

Built 1930 8,712 sqft lot $51/sqft · 16% below area Est $95k · 16% 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 +25.0/30.0
• ARV discount +14.7/15.0
• DSCR +8.2/10.0
• 1% rule +5.8/10.0
• Appreciation +3.4/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks MLS

Charming 3-bedroom, 2- bath home featuring a spacious dining and living room combination, perfect for both everyday living and entertaining. The eat-in Kitchen offers a cozy space for casual meals. this one-and-a-half-story home includes a private upstairs bedroom and bath ideal for kids, guests, or a quiet retreat. Outside, you'll find a detached 2-care garage with additional built-on storage, providing plenty of room for tools, hobbies, or extra belongings. Conveniently located near the edge of town, this property offers a peaceful setting while still being just minutes from shipping, with Walmart only 5 miles away and beautiful Rend Lake within 8 miles for outdoor recreation.

Key facts

• 8,712 sq ft lot
• 2 garage spots
• Built 1930

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $174 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($860 rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#1,100 in IL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Christopher USD 99 (town): math 9% / reading 21% proficiency, ranked #520 of 620 in IL (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 17 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 17 units permitted in Franklin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Franklin County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $80k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $77,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 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 1930 — 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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.
6. 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.
7. 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: 1.08% ✓
• Cap rate: 8.91%
• Cash-on-cash: 9.35%
• DSCR: 1.42
• GRM: 7.7

CMA / ARV

• ARV (median comp): $95,121
• List price: $79,900
• Delta: -16.00%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
402 E Belleville Ave	0.37mi	3/2.0	1,750 (+13%)	3mo	$179,900	$103	59
202 N Victor St	0.55mi	3/1.0	1,400 (-10%)	7mo	$79,000	$56	48
602 Illinois Ave	0.37mi	2/1.5 (-1)	1,375 (-12%)	13mo	$90,000	$65	46
312 Beulah St	0.40mi	2/2.0 (-1)	1,344 (-14%)	11mo	$110,000	$82	44
201 N Maple St	0.52mi	3/3.0	1,380 (-11%)	11mo	$165,000	$120	44
201 N Maple St	0.52mi	3/3.0	1,380 (-11%)	11mo	$165,000	$120	44
516 S Safford St	0.74mi	3/2.0	1,776 (+14%)	4mo	$132,000	$74	38
601 S State St	0.70mi	2/1.0 (-1)	1,440 (-7%)	10mo	$105,000	$73	38
601 S State St	0.70mi	2/1.0 (-1)	1,440 (-7%)	10mo	$105,000	$73	38
303 S Emma St	0.73mi	2/1.0 (-1)	1,400 (-10%)	9mo	$59,533	$43	33
303 S Emma St	0.73mi	2/1.0 (-1)	1,400 (-10%)	9mo	$59,533	$43	33
305 W Ray St	0.71mi	2/1.0 (-1)	1,350 (-13%)	12mo	$159,500	$118	26

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -2.2%
• Equity multiple: 0.92×
• Total profit: $-1,857
• Equity at exit: $11,913

10-year hold

• IRR: 7.5%
• Equity multiple: 1.56×
• Total profit: $12,620
• Equity at exit: $6,908

Cash invested: $22,372 (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 62822

• Home prices YoY: -4.8%
• Active inventory: 17
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $860 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$53 /mo · $633/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$181
• Net cashflow: $174

Break-even live

Break-even rent $639

Max offer price $79,900

Occupancy floor 75%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
305 S State St Christopher, IL	3.0	1.0	1100	$860	$0.78	43d	1	0.62mi

Listing history 19 events

1. 2026-06-18
   days on market $79,900 Active 59 DOM
2. 2026-06-17
   days on market $79,900 Active 58 DOM
3. 2026-06-16
   days on market $79,900 Active 57 DOM
4. 2026-06-15
   days on market $79,900 Active 56 DOM
5. 2026-06-13
   days on market $79,900 Active 54 DOM
6. 2026-06-12
   days on market $79,900 Active 53 DOM
7. 2026-06-09
   days on market $79,900 Active 50 DOM
8. 2026-06-08
   days on market $79,900 Active 49 DOM
9. 2026-06-07
   pricedays on market $79,900 Active 48 DOM
10. 2026-06-04
    days on market $84,900 Active 44 DOM
11. 2026-06-02
    days on market $84,900 Active 43 DOM
12. 2026-06-01
    days on market $84,900 Active 42 DOM
13. 2026-05-31
    days on market $84,900 Active 41 DOM
14. 2026-05-31
    days on market $84,900 Active 40 DOM
15. 2026-04-20
    listed $89,900 Active 691-char remark

    Show marketing remark (691 chars)

    Charming 3-bedroom, 2- bath home featuring a spacious dining and living room combination, perfect for both everyday living and entertaining. The eat-in Kitchen offers a cozy space for casual meals. this one-and-a-half-story home includes a private upstairs bedroom and bath ideal for kids, guests, or a quiet retreat. Outside, you'll find a detached 2-care garage with additional built-on storage, providing plenty of room for tools, hobbies, or extra belongings. Conveniently located near the edge of town, this property offers a peaceful setting while still being just minutes from shipping, with Walmart only 5 miles away and beautiful Rend Lake within 8 miles for outdoor recreation.

16. 2020-11-20
    soldstatus $40,000 473-char remark

    Show marketing remark (473 chars)

    Located Edge of Christopher on 2 lots, vinyl sided and nicely updated. This home comes with range and refrigerator. Upstair has extra room and bath. Main level has 2 bedrooms, full bath, large kitchen, separate laundry room and living room with side room used as office. Home has gas furnace and central air. Wiring has been updated. There is a cellar for storm protection. Double car garage with attached storage. Very affordable home that is also very nice. A must see.

17. 2020-11-20
    soldstatus $40,000 473-char remark

    Show marketing remark (473 chars)

    Located Edge of Christopher on 2 lots, vinyl sided and nicely updated. This home comes with range and refrigerator. Upstair has extra room and bath. Main level has 2 bedrooms, full bath, large kitchen, separate laundry room and living room with side room used as office. Home has gas furnace and central air. Wiring has been updated. There is a cellar for storm protection. Double car garage with attached storage. Very affordable home that is also very nice. A must see.

18. 2020-07-02
    listed $44,900 473-char remark

    Show marketing remark (473 chars)

    Located Edge of Christopher on 2 lots, vinyl sided and nicely updated. This home comes with range and refrigerator. Upstair has extra room and bath. Main level has 2 bedrooms, full bath, large kitchen, separate laundry room and living room with side room used as office. Home has gas furnace and central air. Wiring has been updated. There is a cellar for storm protection. Double car garage with attached storage. Very affordable home that is also very nice. A must see.

19. 2020-07-02
    listed $44,900 473-char remark

    Show marketing remark (473 chars)

    Located Edge of Christopher on 2 lots, vinyl sided and nicely updated. This home comes with range and refrigerator. Upstair has extra room and bath. Main level has 2 bedrooms, full bath, large kitchen, separate laundry room and living room with side room used as office. Home has gas furnace and central air. Wiring has been updated. There is a cellar for storm protection. Double car garage with attached storage. Very affordable home that is also very nice. A must see.

ⓘ 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: $633 · $53/mo
• Projected year-2 tax: $1,223 · $102/mo
• Expected delta: +$591/yr (+$49/mo · 93.4%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,320
• − Mortgage interest: −$4,476
• − Property taxes: −$633
• − Insurance: −$400
• − Repairs & maintenance: −$826
• − Management: −$826
• − Depreciation: −$2,324
• Taxable income: $837
• Est. tax owed @ 24.0%: −$201
• After-tax cash flow: $1,892/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: Christopher USD 99
• NCES district ID: 1700217
• Math proficiency: 9% ▼ -8.00%
• Reading proficiency: 21% ▼ -14.00%
• Median HH income: $38,947
• Composite: 12.67/100
• National rank: #9606
• State rank: #520 of 620 in IL

Livability — Christopher

• Score: 58/100
• State rank: #1100
• US rank: #20866

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Christopher, IL
• City population: 2,437
• Population (ZIP): 2,437

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 37,954 people
• By 2030: 36,828 · -3.0%
• By 2040: 34,452 · -9.2%
• By 2050: 31,855 · -16.1%
• By 2075: 25,171 · -33.7%
• By 2100: 18,462 · -51.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 8% Hispanic / Latino 4%
• Common ancestry: Romanian 10% Slovak 6% Lithuanian 5%
• Foreign-born: 0% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Franklin

• 2024 margin: Solid R (+50.6) · D 24.1% · R 74.6% · Other 1.3%
• 2008→2024 swing: -47.8pp toward R · 2008: -2.8pp · 2024: -50.6pp
• All cycles: 2024: R+50.6 2020: R+47.5 2016: R+45.3 2012: R+16.8 2008: R+2.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -3.29%
• Current HPI: 65.1454
• Rent YoY: —
• Metro: —
• 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

+100.2% since first listed

5 events — show timeline

• 2026-04-20 Listed $89,900 MRED as Distributed by MLS Grid
• 2020-11-20 Sold (MLS) $40,000 MRED as Distributed by MLS Grid
• 2020-11-20 Sold (MLS) $40,000 RMLSA as Distributed by MLS Grid
• 2020-07-02 Listed $44,900 MRED as Distributed by MLS Grid
• 2020-07-02 Listed $44,900 RMLSA as Distributed by MLS Grid

Property tax history

+2.5%/yr

Latest (2018): $633 · +1.7% YoY. Source: county tax records.