16 Rusty Wil Dr · Belleville, IL 62220

$85,000

2 bd · 2.0 ba · 672 sqft · SingleFamily public records · 359 Days on market

Built 1950 5,662 sqft lot Est $75k · 14% 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 +21.5/30.0
• DSCR +6.9/10.0
• 1% rule +6.2/10.0
• Rent growth +5.0/5.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• ARV discount +1.2/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This two bedroom ranch cottage home boast with a living room, spacious eat in kitchen, having two nicely sized bedrooms and a full bathroom. Located in Rusty Wil Subdivision in the heart of Belleville. This home is just waiting for the right buyer to turn this house into a home. Great starter home, empty nester needing to down size or the opportunity to add to your Portfolio. Buyer to verify all MLS information. Tenants rights.

Key facts

• 5,662 sq ft lot
• Built 1950
• Listed 358 days

Property features AI

Finance

• Other: Residential property type; Living area reported as 672 (public records)
• Financial info: Lease not considered

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Slab foundation
• Construction: Built above grade with 672 finished square feet
• Exterior features: Lot is approximately 0.13 acres

Interior

• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: One-level living

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $128 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($953 rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 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 $588 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 + 8.0% rent growth), your $24k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 359 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $28k; list at $85k implies a 209% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 359 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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: 1.12% ✓
• Cap rate: 8.10%
• Cash-on-cash: 6.46%
• DSCR: 1.29
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $74,592
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21 Rusty Wil Dr	0.05mi	2/1.0	672 (0%)	15mo	$52,650	$78	82
15 Rusty Wil	0.01mi	2/1.0	672 (0%)	20mo	$79,500	$118	78
1150 Lilac Dr	0.21mi	2/1.0	768 (+14%)	1mo	$95,000	$124	62
1150 Wabash Ave	0.19mi	2/1.0	768 (+14%)	10mo	$75,000	$98	55
1424 Bel Aire Dr	0.23mi	2/1.0	768 (+14%)	11mo	$85,000	$111	52
1304 Rose Del Dr	0.24mi	2/1.0	768 (+14%)	19mo	$85,000	$111	45

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: -0.6%
• Equity multiple: 0.98×
• Total profit: $-538
• Equity at exit: $12,674

10-year hold

• IRR: 13.9%
• Equity multiple: 2.39×
• Total profit: $33,116
• Equity at exit: $7,349

Cash invested: $23,800 (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: 7.4×

Monthly cashflow live

• Estimated rent: $953 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$144 /mo · $1,722/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $128

Break-even live

Break-even rent $791

Max offer price $85,000

Occupancy floor 82%

Sensitivity live

Price	-10% $176	-5% $152	+0% $128	+5% $104	+10% $80
Rent	-10% $53	-5% $91	+0% $128	+5% $166	+10% $203
Rate	-1.0pp $171	-0.5pp $150	base $128	+0.5pp $106	+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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
229 S Church St Belleville, IL	1.0	1.0	636	$750	$1.18	24d	1	0.97mi
2901 West Blvd Belleville, IL	1.0	1.0	650	$925	$1.42	4d	1	1.32mi
1021 Brookshire Ct Belleville, IL	1.0	1.0	650	$925	$1.42	16d	1	1.35mi
1048 Brookshire Ct Belleville, IL	1.0	1.0	650	$925	$1.42	17d	1	1.39mi

Listing history 13 events

1. 2026-06-02
   days on market $85,000 Active 359 DOM
2. 2026-06-01
   days on market $85,000 Active 358 DOM
3. 2026-05-31
   days on market $85,000 Active 357 DOM
4. 2026-03-03
   price $85,000
5. 2025-09-17
   price $87,000
6. 2025-08-19
   price $88,500
7. 2025-06-09
   listed $90,000 Active
8. 2025-06-08
   historical $90,000
9. 2021-06-30
   historical 431-char remark

   Show marketing remark (431 chars)

   This two bedroom ranch cottage home boast with a living room, spacious eat in kitchen, having two nicely sized bedrooms and a full bathroom. Located in Rusty Wil Subdivision in the heart of Belleville. This home is just waiting for the right buyer to turn this house into a home. Great starter home, empty nester needing to down size or the opportunity to add to your Portfolio. Buyer to verify all MLS information. Tenants rights.

10. 2021-06-29
    soldstatus Closed 431-char remark

    Show marketing remark (431 chars)

    This two bedroom ranch cottage home boast with a living room, spacious eat in kitchen, having two nicely sized bedrooms and a full bathroom. Located in Rusty Wil Subdivision in the heart of Belleville. This home is just waiting for the right buyer to turn this house into a home. Great starter home, empty nester needing to down size or the opportunity to add to your Portfolio. Buyer to verify all MLS information. Tenants rights.

11. 2021-06-02
    status Pending 431-char remark

    Show marketing remark (431 chars)

    This two bedroom ranch cottage home boast with a living room, spacious eat in kitchen, having two nicely sized bedrooms and a full bathroom. Located in Rusty Wil Subdivision in the heart of Belleville. This home is just waiting for the right buyer to turn this house into a home. Great starter home, empty nester needing to down size or the opportunity to add to your Portfolio. Buyer to verify all MLS information. Tenants rights.

12. 2021-01-02
    listed $48,000 Active 431-char remark

    Show marketing remark (431 chars)

    This two bedroom ranch cottage home boast with a living room, spacious eat in kitchen, having two nicely sized bedrooms and a full bathroom. Located in Rusty Wil Subdivision in the heart of Belleville. This home is just waiting for the right buyer to turn this house into a home. Great starter home, empty nester needing to down size or the opportunity to add to your Portfolio. Buyer to verify all MLS information. Tenants rights.

13. 1991-08-28
    soldstatus $27,500

ⓘ 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: $1,722 · $144/mo
• Projected year-2 tax: $1,826 · $152/mo
• Expected delta: +$104/yr (+$9/mo · 6.0%)

ⓘ 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: $11,436
• − Mortgage interest: −$4,761
• − Property taxes: −$1,722
• − Insurance: −$425
• − Repairs & maintenance: −$915
• − Management: −$915
• − Depreciation: −$2,473
• Taxable income: $225
• Est. tax owed @ 24.0%: −$54
• After-tax cash flow: $1,484/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

+209.1% since first listed

10 events — show timeline

• 2026-03-03 Price Changed $85,000 MARIS as Distributed by MLS Grid
• 2025-09-17 Price Changed $87,000 MARIS as Distributed by MLS Grid
• 2025-08-19 Price Changed $88,500 MARIS as Distributed by MLS Grid
• 2025-06-09 Listed $90,000 MARIS as Distributed by MLS Grid
• 2025-06-08 Coming Soon $90,000 MARIS as Distributed by MLS Grid
• 2021-06-30 Delisted — MARIS as Distributed by MLS Grid
• 2021-06-29 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2021-06-02 Pending — MARIS as Distributed by MLS Grid
• 2021-01-02 Listed $48,000 MARIS as Distributed by MLS Grid
• 1991-08-28 Sold (Public Records) $27,500 Public Records

Property tax history

+3.5%/yr

Latest (2024): $1,722 · +11.9% YoY. Source: county tax records.