523 Abend St · Belleville, IL 62220

$30,000

5 bd · 4.0 ba · 1,800 sqft · SingleFamily public records · 1 Days on market

Built 1985 ↓ 12% since listing

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +5.0/5.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This exceptional historic building, dating back to 1862, presents a unique renovation opportunity in a highly desirable neighborhood. This Property is Sold "Where-is & As-Is". The property, formerly a grocery store, benefits from mixed-use zoning, which allows for a variety of potential uses. While it could be restored for commercial purposes, a conversion into a single family house or duplex may also be other options.

Key facts

• Multiple apartments
• Built 1985

Tags

• LARGE SINGLE-FAMILY HOME
• MULTIPLE APARTMENTS

What this means for you Summary

Snapshot

• This is a 5-bed/4.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $30k).
• Cap rate 52.1% 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.
• Market conditions: Rents rising fast (+14.5%/yr); 148 active listings in the ZIP; 783 units permitted in St. Clair County in 2024 (378 in 5+ unit buildings).
• This rent runs 32% of the median local income ($66k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $207 of loan paydown is wiped out by about $900 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 $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 6y 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.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price.
• 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 $30,000

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 5.88% ✓
• Cap rate: 52.14%
• Cash-on-cash: 163.76%
• DSCR: 8.29
• GRM: 1.4

CMA / ARV

• ARV (on-the-fly): $214,200
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
526 Forest Ave	0.40mi	4/2.0 (-1)	1,810 (+1%)	3mo	$225,000	$124	65
401 Wabash Ave	0.52mi	4/2.0 (-1)	1,884 (+5%)	0mo	$175,000	$93	55
311 Wabash Ave	0.49mi	4/2.5 (-1)	1,900 (+6%)	7mo	$240,000	$126	51
504 Wabash Ave	0.55mi	4/1.5 (-1)	1,800 (0%)	15mo	$109,500	$61	47
500 Abend St	0.05mi	4/2.0 (-1)	2,045 (+14%)	20mo	$75,000	$37	46
300 N Pennsylvania Ave	0.71mi	4/2.0 (-1)	1,579 (-12%)	21mo	$187,500	$119	16

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: —
• Equity multiple: 10.23×
• Total profit: $77,526
• Equity at exit: $4,473

10-year hold

• IRR: —
• Equity multiple: 25.31×
• Total profit: $204,180
• Equity at exit: $2,594

Cash invested: $8,400 (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 62220

• Home prices YoY: -26.4%
• Rents YoY: 14.5%
• Active inventory: 148
• Price-to-rent: 1.4×

Monthly cashflow live

• Estimated rent: $1,765 medium
• Mortgage (P&I): −$157
• Tax from tax record: −$78 /mo · $938/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $1,146

Break-even live

Break-even rent $314

Max offer price $30,000

Occupancy floor 30%

Sensitivity live

Price	-10% $1,163	-5% $1,155	+0% $1,146	+5% $1,138	+10% $1,129
Rent	-10% $1,007	-5% $1,077	+0% $1,146	+5% $1,216	+10% $1,286
Rate	-1.0pp $1,161	-0.5pp $1,154	base $1,146	+0.5pp $1,139	+1.0pp $1,131

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-19
   remarks 239-char remark
2. 2026-06-19
   listed $30,000 Active 1 DOM

ⓘ 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: $938 · $78/mo
• Projected year-2 tax: $938 · $78/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: $21,179
• − Mortgage interest: −$1,680
• − Property taxes: −$938
• − Insurance: −$150
• − Repairs & maintenance: −$1,694
• − Management: −$1,694
• − Depreciation: −$873
• Taxable income: $14,149
• Est. tax owed @ 24.0%: −$3,396
• After-tax cash flow: $10,360/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

-11.8% since first listed

14 events — show timeline

• 2026-06-19 Listed $30,000 FSBO.com
• 2025-10-31 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2025-10-29 Contingent — MARIS as Distributed by MLS Grid
• 2025-08-12 Listed $35,000 MARIS as Distributed by MLS Grid
• 2022-10-27 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2022-10-18 Pending — MARIS as Distributed by MLS Grid
• 2022-10-11 Listed $28,000 MARIS as Distributed by MLS Grid
• 2021-06-16 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2021-05-27 Pending — MARIS as Distributed by MLS Grid
• 2021-04-13 Relisted — MARIS as Distributed by MLS Grid
• 2021-04-08 Contingent — MARIS as Distributed by MLS Grid
• 2020-12-14 Listed $29,900 MARIS as Distributed by MLS Grid
• 2001-02-07 Sold (Public Records) $51,000 Public Records
• 1990-09-18 Sold (Public Records) $34,000 Public Records

Property tax history

-6.8%/yr

Latest (2024): $938 · +96.2% YoY. Source: county tax records.