1215 Western Ave · Swansea, IL 62226

$142,000

2 bd · 1.5 ba · 1,160 sqft · SingleFamily · 49 Days on market

Built 1959 Good condition 0.27 ac lot Est $116k · 22% over ↓ 5% since listing

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Why this score? — see what drove the F 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 +13.3/30.0
• DSCR +4.0/10.0
• Livability +4.0/5.0
• 1% rule +3.8/10.0
• Condition / age +3.8/5.0
• Rent growth +3.6/5.0
• Schools +2.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Discover a truly inviting home at 1215 Western AVE, SWANSEA IL 62226. Constructed in 1959, this charming single-family residence is ready for you to move in and begin your next chapter. This residence has been completely updated and offers two comfortable bedrooms, providing ample personal space. With one and a half well-appointed bathrooms offering convenience. One bathroom features a refreshing walk-in shower, designed for ease and relaxation. A welcoming rear deck looking over the rear yard and extends the living space outdoors, perfect for enjoying quiet moments. We invite you to experience the unique charm and comfort of this delightful property firsthand. Seller will provide up $750 f

Key facts

• 0.27 acre lot
• Built 1959
• Listed 48 days

Property features AI

Finance

• Other: Home warranty included

Exterior

• Parking: Gravel parking
• Utilities: Public water; Public sewer; Single phase electric service (220 volts); Natural gas connected; Cable available; Phone available; Electricity connected; Sewer connected
• Home design: Single-family residence; One level
• Construction: Vinyl siding; Architectural shingle roof; Built with a full basement
• Exterior features: Corner lot; Patio; No additional outbuildings

Interior

• Kitchen: Gas cooktop; Free-standing gas oven; Range hood; Free-standing refrigerator
• Bedrooms: 2 bedrooms total (1 on main level, 1 on lower level)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Finished full basement with concrete floors; Patio; Bathrooms included
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $142k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1 ($8/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 $124k (12.5% below list).
• Recommended offer: $124k (12.5% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 1.9% in Swansea — 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 80/100 on livability (#105 in IL, #1,705 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: health & safety C-, amenities F.
• 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-West (math 19% / reading 26%, grade F, #317 of 693 statewide, top 46%, 2,234 students, 0% FRL).
• Market conditions: Rents rising fast (+4.6%/yr); 190 active listings in the ZIP; 11 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 $982 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.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($138k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1959 — 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 $124,306 (12.5% below list)

Questions for the listing agent

1. It's been on market 49 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 1959 — 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. 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: 0.88% ✗
• Cap rate: 6.30%
• Cash-on-cash: 0.02%
• DSCR: 1.00
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $116,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
326 Gilbert St	0.29mi	2/1.0	1,212 (+4%)	2mo	$154,900	$128	75
5 Shawn Dr	0.17mi	3/1.0 (+1)	1,053 (-9%)	2mo	$108,000	$103	68
4 Marlo Dr	0.47mi	3/1.0 (+1)	1,128 (-3%)	1mo	$139,000	$123	66
1600 W H St	0.24mi	3/1.0 (+1)	1,056 (-9%)	1mo	$109,900	$104	66
222 Brackett St	0.45mi	3/1.0 (+1)	1,189 (+2%)	6mo	$85,000	$71	63
14 N 15th St	0.62mi	2/1.0	1,225 (+6%)	0mo	$84,900	$69	60
325 N 10th St	0.47mi	3/1.5 (+1)	1,078 (-7%)	8mo	$39,900	$37	55
1816 Duncan Ave	0.66mi	3/2.0 (+1)	1,104 (-5%)	0mo	$109,900	$100	54
915 N 17th St	0.34mi	3/1.5 (+1)	1,318 (+14%)	3mo	$169,900	$129	54
316 N 6th St	0.63mi	1/1.0 (-1)	1,217 (+5%)	7mo	$35,000	$29	49
8 Grace Ct	0.48mi	3/1.0 (+1)	1,274 (+10%)	8mo	$109,500	$86	48
27 Biltmore Ter	0.67mi	3/2.0 (+1)	1,276 (+10%)	0mo	$98,500	$77	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 · 4.56% rent growth · sell at horizon

5-year hold

• IRR: -14.5%
• Equity multiple: 0.47×
• Total profit: $-20,966
• Equity at exit: $21,173

10-year hold

• IRR: -3.4%
• Equity multiple: 0.76×
• Total profit: $-9,731
• Equity at exit: $12,278

Cash invested: $39,760 (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 62226

• Rents YoY: 4.6%
• Active inventory: 190
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,243 high
• Mortgage (P&I): −$745
• Tax est. 1.5%: −$178 /mo · $2,130/yr
• Insurance: −$59
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $1

Break-even live

Break-even rent $1,242

Max offer price $142,000

Occupancy floor 95%

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: $35,500
• Closing costs: $4,260
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1308 Caseyville Ave Swansea, IL	2.0	1.0	890	$1,200	$1.35	4d	1	0.33mi
310 N 10th St Belleville, IL	2.0	1.0	1270	$1,300	$1.02	2d	1	0.51mi
1107 Bristow St Belleville, IL	3.0	1.0	1238	$1,500	$1.21	12d	1	0.92mi
31 S 27th St Belleville, IL	2.0	1.0	1000	$915	$0.92	24d	1	0.96mi
1912 N 17th St Swansea, IL	2.0	1.0	1414	$1,500	$1.06	18d	1	1.00mi
603 W Lincoln St Belleville, IL	1.0	1.0	735	$750	$1.02	24d	1	1.03mi
213 Columbus Dr Belleville, IL	3.0	1.0	1040	$1,650	$1.59	24d	1	1.13mi
618 W Monroe St Belleville, IL	3.0	1.0	1500	$1,050	$0.70	24d	1	1.14mi
1671 Shadow Ridge Ct Belleville, IL	1.0–2.0	1.0	815	$1,325	$1.62	2d	12	1.20mi
1730 Shadow Ridge Ct Belleville, IL	1.0	1.0	750	$1,050	$1.40	2d	1	1.29mi
308 Bobbie Dr Swansea, IL	2.0	2.0	1130	$1,500	$1.33	24d	1	1.48mi

Listing history 15 events

1. 2026-06-18
   days on market $142,000 Active 49 DOM
2. 2026-06-17
   days on market $142,000 Active 48 DOM
3. 2026-06-16
   days on market $142,000 Active 47 DOM
4. 2026-06-15
   days on market $142,000 Active 46 DOM
5. 2026-06-13
   days on market $142,000 Active 44 DOM
6. 2026-06-09
   days on market $142,000 Active 40 DOM
7. 2026-06-08
   days on market $142,000 Active 39 DOM
8. 2026-06-07
   days on market $142,000 Active 38 DOM
9. 2026-06-03
   days on market $142,000 Active 34 DOM
10. 2026-06-02
    days on market $142,000 Active 33 DOM
11. 2026-06-01
    days on market $142,000 Active 32 DOM
12. 2026-05-31
    days on market $142,000 Active 31 DOM
13. 2026-05-08
    price $142,000
14. 2026-05-01
    listed $149,000 Active
15. 2026-04-28
    historical $149,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $14,917
• − Mortgage interest: −$7,954
• − Property taxes: −$2,130
• − Insurance: −$710
• − Repairs & maintenance: −$1,193
• − Management: −$1,193
• − Depreciation: −$4,131
• Taxable loss: −$2,395
• Est. tax savings @ 24.0%: +$575
• After-tax cash flow: $583/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This charming single-family home is move-in ready with updated interiors and a well-maintained exterior. It offers a good return on investment with updates that can further enhance its curb appeal and value.

Value-add opportunities

• Resale paint exterior — enhances curb appeal
• Resale paint windows — improves curb appeal
• Both update landscaping — enhances curb appeal and adds value
• Both install new deck railings — enhances curb appeal and adds value

Renovation cost estimate screening

Value-add ROI direction

• Resale paint exterior — enhances curb appeal ↑
• Resale paint windows — improves curb appeal ↑
• Both update landscaping — enhances curb appeal and adds value ↑
• Both install new deck railings — enhances curb appeal and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Swansea

• Score: 80/100
• State rank: #105
• US rank: #1705

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Swansea, IL
• County: Saint Clair County · 169,691 people
• City population: 28,543
• Metro: St. Louis, MO-IL
• Population (ZIP): 28,255
• Household income: $70,797
• Rent vs Own: 33.0% rent · 67.0% own
• Severe rent burden: 824.0

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: Majority White (64%)
• Race & ethnicity: White 64% Black 24% Two or more races 7% Hispanic / Latino 3% Asian 2%
• Common ancestry: Romanian 4% Lithuanian 2% Slovak 2%
• Foreign-born: 4% · Canada, China
• Languages at home: 96% English-only · Chinese 1% Spanish 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: ▼ -83.57%
• Current HPI: 133.9028
• Rent YoY: ▲ 4.56%
• 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

-4.7% since first listed

3 events — show timeline

• 2026-05-08 Price Changed $142,000 MARIS as Distributed by MLS Grid
• 2026-05-01 Listed $149,000 MARIS as Distributed by MLS Grid
• 2026-04-28 Coming Soon $149,000 MARIS as Distributed by MLS Grid