124 Cascade Dr · Belleville, IL 62223

$175,500

3 bd · 2.0 ba · 1,776 sqft · SingleFamily public records · 3 Days on market

Built 1955 0.27 ac lot Est $179k · at est.

---

Why this score? — see what drove the C 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 +17.3/30.0
• Appreciation +9.8/10.0
• ARV discount +8.5/15.0
• DSCR +5.4/10.0
• Livability +3.9/5.0
• 1% rule +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks

Welcome home to this charming 3-bedroom, 1-bath home offering comfortable living space and quality updates throughout. Custom hardwood floors add warmth, character, and craftsmanship, creating an inviting feel from the moment you enter. The spacious living room provides the perfect place to relax, while the oversized family room offers plenty of space for entertaining, gatherings, or everyday living. A cozy gas fireplace serves as the centerpiece of the family room, adding both comfort and charm. Step outside to enjoy the private yard, ideal for outdoor entertaining, gardening, pets, or simply unwinding in your own peaceful retreat. The detached 2 1/2 car garage provides ample room for vehi

Key facts

• Cozy gas fireplace
• Private yard
• Detached garage

Tags

• CUSTOM HARDWOOD FLOORS
• COZY GAS FIREPLACE
• PRIVATE YARD
• DETACHED GARAGE

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: Attached garage with 2 spaces (approximately 23 x 29)
• Utilities: Public water; Public sewer; Electricity (Ameren) with 220 volts; Cable available; Natural gas connected; Phone connected; Water connected; Sewer connected; Electricity connected
• Home design: Single family residence; One level
• Construction: Vinyl siding
• Exterior features: Back and front yard with landscaping and some trees; Privacy wood fence in the backyard

Interior

• Kitchen: Gas oven and gas range; Microwave; Refrigerator; Freezer
• Bedrooms: 3 bedrooms, all on the main level (includes two bedrooms approx. 11x9 and 9x9)
• Flooring: Hardwood; Carpet; Ceramic tile
• Bathrooms: One full bathroom (3-piece) on the main level with new tile flooring
• Heating & cooling: Forced air heating; Central air conditioning; Gas water heater
• Interior features: Original coved ceilings in the living room; Gas fireplace in the family room; Crawl space basement
• Laundry & utility: Washer and dryer; Utility room on main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $176k.

Deal economics

• At list price, monthly cash flow is $130 ($2k/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 $151k (14.0% below list).
• Recommended offer: $151k (14.0% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 5.6% in Belleville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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-West (math 19% / reading 26%, grade F, #317 of 693 statewide, top 46%, 2,234 students, 0% FRL).
• Market conditions: 103 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 783 units permitted in St. Clair County in 2024 (378 in 5+ unit buildings).

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $17k appreciation (9.5% local appreciation)).
• St. Clair County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (9.5% appreciation + 3.0% rent growth), your $49k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $150,858 (14.0% below list)

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
5. 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.
6. 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: 0.86% ✗
• Cap rate: 7.18%
• Cash-on-cash: 3.16%
• DSCR: 1.14
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $179,376
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
616 Ardmore Dr	0.42mi	2/3.0 (-1)	1,718 (-3%)	0mo	$187,500	$109	66
209 Conniston Dr	0.37mi	3/1.5	1,842 (+4%)	14mo	$195,000	$106	63
201 Bernard Dr	0.28mi	4/2.0 (+1)	1,836 (+3%)	16mo	$175,000	$95	63
500 Edgewood Dr	0.32mi	4/1.0 (+1)	1,922 (+8%)	0mo	$80,000	$42	62
128 Revere Dr	0.06mi	3/1.0	1,640 (-8%)	23mo	$130,000	$79	61
409 Edgewood Dr	0.31mi	3/2.0	1,564 (-12%)	9mo	$169,000	$108	58
510 Fern Dr	0.36mi	3/2.0	1,540 (-13%)	7mo	$125,000	$81	55
2 Howard Dr	0.47mi	2/2.0 (-1)	1,681 (-5%)	13mo	$169,900	$101	53
13 Eastwood Dr	0.54mi	3/2.0	1,850 (+4%)	20mo	$219,900	$119	51
967 Hidden Cv	0.69mi	3/2.0	1,657 (-7%)	7mo	$275,000	$166	51
613 Sunnyhill Dr	0.53mi	4/1.5 (+1)	1,612 (-9%)	4mo	$130,000	$81	49

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

9.5% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.5%
• Equity multiple: 2.99×
• Total profit: $97,782
• Equity at exit: $151,739

10-year hold

• IRR: 22.6%
• Equity multiple: 6.70×
• Total profit: $279,887
• Equity at exit: $320,685

Cash invested: $49,140 (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 62223

• Home prices YoY: 3.8%
• Active inventory: 103
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,509 medium
• Mortgage (P&I): −$920
• Tax from tax record: −$69 /mo · $825/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $130

Break-even live

Break-even rent $1,345

Max offer price $175,500

Occupancy floor 86%

Sensitivity live

Price	-10% $229	-5% $179	+0% $130	+5% $80	+10% $30
Rent	-10% $10	-5% $70	+0% $130	+5% $189	+10% $249
Rate	-1.0pp $218	-0.5pp $174	base $130	+0.5pp $84	+1.0pp $38

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: $43,875
• Closing costs: $5,265
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
920 S 74th St Belleville, IL	2.0	1.0	1300	$1,400	$1.08	13d	1	1.18mi
18 Dorchester Dr Belleville, IL	3.0	3.0	2112	$1,650	$0.78	2d	1	1.30mi

Listing history 4 events

1. 2026-06-18
   days on market $175,500 Coming Soon 3 DOM
2. 2026-06-17
   days on market $175,500 Coming Soon 2 DOM
3. 2026-06-16
   remarks 699-char remark
4. 2026-06-16
   listed $175,500 Coming Soon 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: $825 · $69/mo
• Projected year-2 tax: $2,404 · $200/mo
• Expected delta: +$1,580/yr (+$132/mo · 191.6%)

ⓘ 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,103
• − Mortgage interest: −$9,831
• − Property taxes: −$825
• − Insurance: −$878
• − Repairs & maintenance: −$1,448
• − Management: −$1,448
• − Depreciation: −$5,105
• Taxable loss: −$1,432
• Est. tax savings @ 24.0%: +$344
• After-tax cash flow: $1,899/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

• County: Saint Clair County · 169,691 people
• City population: 47,407
• Metro: St. Louis, MO-IL
• Population (ZIP): 16,269
• Household income: $73,700
• Rent vs Own: 23.6% rent · 76.4% own
• Severe rent burden: 656.0

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 (62%)
• Race & ethnicity: White 62% Black 27% Two or more races 9% Hispanic / Latino 4%
• Common ancestry: Romanian 3% Lithuanian 3% Slovak 2%
• Foreign-born: 2% · Canada, Guatemala
• Languages at home: 96% English-only · Spanish 2%

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: ▲ 9.50%
• Current HPI: 259.15
• Rent YoY: —
• 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

1 event — show timeline

• 2026-06-15 Coming Soon $175,500 MARIS as Distributed by MLS Grid

Property tax history

-0.0%/yr

Latest (2024): $825 · -4.1% YoY. Source: county tax records.