3519 W A St · Belleville, IL 62226

$105,000

3 bd · 2.0 ba · 1,184 sqft · SingleFamily public records · 57 Days on market

Built 1922 3,049 sqft lot Est $152k · 31% under

---

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 +26.3/30.0
• ARV discount +15.0/15.0
• DSCR +8.9/10.0
• 1% rule +7.6/10.0
• Livability +3.9/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

CALLING ALL INVESTORS!! The major items have already been taken care of with the roof, siding, and windows being updated in 2011. The electrical, HVAC and water heater also appear to be newer, much of the plumbing has been updated, and drywall is nearly completed, so bring your imagination to finish the interior. The covered porch leads into the living room which is flanked by a formal dining room with closet. The eat-in kitchen sits right off the dining room to make entertaining a breeze. The main level is finished off with a large bedroom and full bathroom. Upstairs leads to two bedrooms while the unfinished basement offers loads of storage or future expansion. PROPERTY BEING SOLD AS-IS WITH THE SELLER PERFORMING NO INSPECTIONS.

Key facts

• Front porch
• Large yard
• Updated kitchen

Tags

• UPDATED KITCHEN
• LARGE YARD
• FRONT PORCH

Property features AI

Finance

• Other: Seller may consider concessions
• Financial info: Lease not considered

Exterior

• Utilities: Public water; Public sewer; Natural gas available; Electric service by Ameren
• Home design: Single family residence; One story
• Construction: Aluminum siding
• Exterior features: Level lot

Interior

• Kitchen: Microwave; Gas range; Refrigerator
• Bedrooms: 3 bedrooms total (1 on the main level, 2 on the upper level)
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Unfinished basement; 6 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $272 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $102k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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-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; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $726 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 + 4.6% rent growth), your $29k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $105k implies a 110% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1922 — 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 $101,850 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 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 1922 — 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. 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?
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: 1.26% ✓
• Cap rate: 9.41%
• Cash-on-cash: 11.12%
• DSCR: 1.49
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $151,552
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
141 S 35th St	0.27mi	3/1.0	1,150 (-3%)	3mo	$133,000	$116	76
301 N 37th St	0.17mi	2/1.5 (-1)	1,090 (-8%)	3mo	$139,900	$128	70
600 S 29th St	0.56mi	3/1.0	1,194 (+1%)	1mo	$79,900	$67	68
3705 Little Flower Ln	0.44mi	4/1.0 (+1)	1,228 (+4%)	3mo	$120,000	$98	62
145 S 34th St	0.25mi	2/1.0 (-1)	1,066 (-10%)	2mo	$159,900	$150	61
4 Mariknoll Dr	0.73mi	3/2.0	1,232 (+4%)	1mo	$158,900	$129	58
4 Marlo Dr	0.67mi	3/1.0	1,128 (-5%)	1mo	$139,000	$123	56
2932 Godfrey St	0.42mi	3/2.0	1,008 (-15%)	2mo	$199,900	$198	54
3700 Michelle Dr	0.35mi	2/1.0 (-1)	1,034 (-13%)	0mo	$139,900	$135	54
2932 Otto St	0.47mi	3/1.5	1,008 (-15%)	2mo	$150,000	$149	50
2709 Sassy Ln	0.56mi	2/1.0 (-1)	1,008 (-15%)	3mo	$103,000	$102	38
120 N 46th St	0.72mi	2/1.0 (-1)	1,028 (-13%)	0mo	$40,000	$39	35

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: 2.2%
• Equity multiple: 1.08×
• Total profit: $2,486
• Equity at exit: $15,656

10-year hold

• IRR: 13.3%
• Equity multiple: 2.14×
• Total profit: $33,607
• Equity at exit: $9,078

Cash invested: $29,400 (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 62226

• Rents YoY: 4.6%
• Active inventory: 190
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,319 high
• Mortgage (P&I): −$551
• Tax from tax record: −$176 /mo · $2,106/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $272

Break-even live

Break-even rent $975

Max offer price $105,000

Occupancy floor 74%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
213 Columbus Dr Belleville, IL	3.0	1.0	1040	$1,650	$1.59	23d	1	0.34mi
31 S 27th St Belleville, IL	2.0	1.0	1000	$915	$0.92	23d	1	0.57mi
654 N 39th St Belleville, IL	3.0	1.0	984	$1,400	$1.42	17d	1	0.71mi
56 Friendly Dr Belleville, IL	2.0	1.0	1000	$1,550	$1.55	23d	1	0.72mi
1912 N 17th St Swansea, IL	2.0	1.0	1414	$1,500	$1.06	17d	1	0.79mi
219 Freedom Dr Unit 232-B Belleville, IL	2.0	1.0	936	$895	$0.96	23d	1	0.96mi
219 Freedom Dr Unit 228-P Belleville, IL	2.0	1.0	936	$970	$1.04	23d	1	0.96mi
219 Freedom Dr Unit 228-G Belleville, IL	2.0	1.0	936	$895	$0.96	4d	1	0.96mi
219 Freedom Dr Unit 232-Q Belleville, IL	2.0	1.0	936	$895	$0.96	17d	1	0.96mi
4824 Bier St Belleville, IL	4.0	1.0	1200	$1,350	$1.12	3d	1	0.98mi
1000 Royal Heights Rd Belleville, IL	2.0	1.5	1100	$1,345	$1.22	23d	1	1.02mi
54 Ben Louis Dr Belleville, IL	2.0	1.0	900	$1,145	$1.27	23d	1	1.04mi
1308 Caseyville Ave Swansea, IL	2.0	1.0	890	$1,200	$1.35	4d	1	1.41mi
310 N 10th St Belleville, IL	2.0	1.0	1270	$1,300	$1.02	2d	1	1.47mi

Listing history 35 events

1. 2026-06-18
   days on market $105,000 Active 57 DOM
2. 2026-06-17
   days on market $105,000 Active 56 DOM
3. 2026-06-16
   days on market $105,000 Active 55 DOM
4. 2026-06-15
   days on market $105,000 Active 54 DOM
5. 2026-06-13
   days on market $105,000 Active 52 DOM
6. 2026-06-09
   days on market $105,000 Active 48 DOM
7. 2026-06-08
   days on market $105,000 Active 47 DOM
8. 2026-06-07
   days on market $105,000 Active 46 DOM
9. 2026-06-03
   days on market $105,000 Active 42 DOM
10. 2026-06-02
    days on market $105,000 Active 41 DOM
11. 2026-06-01
    days on market $105,000 Active 40 DOM
12. 2026-05-31
    days on market $105,000 Active 39 DOM
13. 2026-05-21
    status Active
14. 2026-05-10
    historical Active Under Contract
15. 2026-05-04
    price $105,000
16. 2026-04-22
    listed $115,000 Active
17. 2026-02-27
    price $115,000
18. 2026-02-14
    price $120,000
19. 2026-01-20
    price $125,000
20. 2026-01-07
    price $129,000
21. 2025-12-10
    price $130,000
22. 2025-11-18
    listed $135,000 Active
23. 2025-11-18
    historical
24. 2024-03-11
    soldstatus $50,000
25. 2024-03-08
    soldstatus Closed 742-char remark

    Show marketing remark (742 chars)

    CALLING ALL INVESTORS!! The major items have already been taken care of with the roof, siding, and windows being updated in 2011. The electrical, HVAC and water heater also appear to be newer, much of the plumbing has been updated, and drywall is nearly completed, so bring your imagination to finish the interior. The covered porch leads into the living room which is flanked by a formal dining room with closet. The eat-in kitchen sits right off the dining room to make entertaining a breeze. The main level is finished off with a large bedroom and full bathroom. Upstairs leads to two bedrooms while the unfinished basement offers loads of storage or future expansion. PROPERTY BEING SOLD AS-IS WITH THE SELLER PERFORMING NO INSPECTIONS.

26. 2024-02-25
    status Pending 742-char remark

    Show marketing remark (742 chars)

    CALLING ALL INVESTORS!! The major items have already been taken care of with the roof, siding, and windows being updated in 2011. The electrical, HVAC and water heater also appear to be newer, much of the plumbing has been updated, and drywall is nearly completed, so bring your imagination to finish the interior. The covered porch leads into the living room which is flanked by a formal dining room with closet. The eat-in kitchen sits right off the dining room to make entertaining a breeze. The main level is finished off with a large bedroom and full bathroom. Upstairs leads to two bedrooms while the unfinished basement offers loads of storage or future expansion. PROPERTY BEING SOLD AS-IS WITH THE SELLER PERFORMING NO INSPECTIONS.

27. 2024-02-07
    historical Active Under Contract 742-char remark

    Show marketing remark (742 chars)

    CALLING ALL INVESTORS!! The major items have already been taken care of with the roof, siding, and windows being updated in 2011. The electrical, HVAC and water heater also appear to be newer, much of the plumbing has been updated, and drywall is nearly completed, so bring your imagination to finish the interior. The covered porch leads into the living room which is flanked by a formal dining room with closet. The eat-in kitchen sits right off the dining room to make entertaining a breeze. The main level is finished off with a large bedroom and full bathroom. Upstairs leads to two bedrooms while the unfinished basement offers loads of storage or future expansion. PROPERTY BEING SOLD AS-IS WITH THE SELLER PERFORMING NO INSPECTIONS.

28. 2024-01-29
    listed $50,000 Active 742-char remark

    Show marketing remark (742 chars)

    CALLING ALL INVESTORS!! The major items have already been taken care of with the roof, siding, and windows being updated in 2011. The electrical, HVAC and water heater also appear to be newer, much of the plumbing has been updated, and drywall is nearly completed, so bring your imagination to finish the interior. The covered porch leads into the living room which is flanked by a formal dining room with closet. The eat-in kitchen sits right off the dining room to make entertaining a breeze. The main level is finished off with a large bedroom and full bathroom. Upstairs leads to two bedrooms while the unfinished basement offers loads of storage or future expansion. PROPERTY BEING SOLD AS-IS WITH THE SELLER PERFORMING NO INSPECTIONS.

29. 2023-07-07
    soldstatus $36,000
30. 2023-06-30
    status Pending
31. 2023-06-30
    soldstatus Closed
32. 2023-06-19
    historical Active Under Contract
33. 2023-06-13
    price $39,900
34. 2023-05-26
    listed $45,000 Active
35. 1998-07-31
    soldstatus $45,000

ⓘ 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: $2,106 · $176/mo
• Projected year-2 tax: $2,245 · $187/mo
• Expected delta: +$139/yr (+$12/mo · 6.6%)

ⓘ 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 4/10 Moderate 3 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,833
• − Mortgage interest: −$5,882
• − Property taxes: −$2,106
• − Insurance: −$525
• − Repairs & maintenance: −$1,267
• − Management: −$1,267
• − Depreciation: −$3,055
• Taxable income: $1,732
• Est. tax owed @ 24.0%: −$416
• After-tax cash flow: $2,853/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): 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

+133.3% since first listed

23 events — show timeline

• 2026-05-21 Relisted — MARIS as Distributed by MLS Grid
• 2026-05-10 Contingent — MARIS as Distributed by MLS Grid
• 2026-05-04 Price Changed $105,000 MARIS as Distributed by MLS Grid
• 2026-04-22 Listed $115,000 MARIS as Distributed by MLS Grid
• 2026-02-27 Price Changed $115,000 MARIS as Distributed by MLS Grid
• 2026-02-14 Price Changed $120,000 MARIS as Distributed by MLS Grid
• 2026-01-20 Price Changed $125,000 MARIS as Distributed by MLS Grid
• 2026-01-07 Price Changed $129,000 MARIS as Distributed by MLS Grid
• 2025-12-10 Price Changed $130,000 MARIS as Distributed by MLS Grid
• 2025-11-18 Listed $135,000 MARIS as Distributed by MLS Grid
• 2025-11-18 Coming Soon — MARIS as Distributed by MLS Grid
• 2024-03-11 Sold (Public Records) $50,000 Public Records
• 2024-03-08 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2024-02-25 Pending — MARIS as Distributed by MLS Grid
• 2024-02-07 Contingent — MARIS as Distributed by MLS Grid
• 2024-01-29 Listed $50,000 MARIS as Distributed by MLS Grid
• 2023-07-07 Sold (Public Records) $36,000 Public Records
• 2023-06-30 Pending — MARIS as Distributed by MLS Grid
• 2023-06-30 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2023-06-19 Contingent — MARIS as Distributed by MLS Grid
• 2023-06-13 Price Changed $39,900 MARIS as Distributed by MLS Grid
• 2023-05-26 Listed $45,000 MARIS as Distributed by MLS Grid
• 1998-07-31 Sold (Public Records) $45,000 Public Records

Property tax history

+5.0%/yr

Latest (2024): $2,106 · -4.3% YoY. Source: county tax records.