21 S 57th St · Belleville, IL 62226

$60,000

3 bd · 3.0 ba · 1,891 sqft · SingleFamily public records · 26 Days on market

Built 1944 6,969 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Make it your own! This four bedroom home with a full walk-up basement needs a full gut and rehab. This home has plenty of storage especially with the full basement that could be finished off for more livable square footage. The utilities are not on and will not be turned on. The home does have a 200amp breaker box. Property is being sold AS IS, seller will do no inspections & give no credits for repairs. Inspections are for buyer's info only. Please bring your flashlights if you are viewing this home in the evening or if it is not sunny out. This property is in a great location and has a lot to offer, excellent opportunity for an investor or someone looking for a project. All information should be verified by the buyer or buyer's agent.

Key facts

• Separate dining
• Tremendous storage
• Eat-in kitchen

Tags

• FULL WALK-UP BASEMENT
• SEPARATE DINING
• EAT-IN KITCHEN
• BONUS SPACE
• TREMENDOUS STORAGE
• EASY ACCESS TO LOCAL AMENITIES

Property features AI

Finance

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

Exterior

• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Phone available; Electric service listed as Other
• Home design: Single-family residence; One-and-one-half story house; Fixer condition
• Construction: Frame construction
• Exterior features: Front yard; Back yard; Level lot

Interior

• Kitchen: Kitchen on main level
• Bedrooms: 3 bedrooms total; 2 main-level bedrooms; 1 upper-level bedroom
• Bathrooms: 1 full bathroom; 1 half bathroom; Main level has 1 full bath; Upper level has 1 half bath
• Heating & cooling: Forced air heating; Central air conditioning; Ceiling fans
• Interior features: 10 total rooms; Unfinished basement with walk-up access; Living room; Dining room; Breakfast room

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $639 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $59k (1.5% below list) — sets the bar for market timing.
• Cap rate 19.1% 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-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; 2 comparable units currently listed for rent nearby; 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 $415 of loan paydown is wiped out by about $2k 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 $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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.
• Current owner paid $34k; list at $60k implies a 76% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.4% of price; built in 1944 — 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 $59,100 (1.5% below list)

Questions for the listing agent

1. Built in 1944 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 2.53% ✓
• Cap rate: 19.07%
• Cash-on-cash: 45.63%
• DSCR: 3.03
• GRM: 3.3

CMA / ARV

• ARV (on-the-fly): $173,972
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2 Winchester Dr	0.26mi	3/1.0	1,908 (+1%)	7mo	$175,000	$92	73
508 Rosewood Dr	0.39mi	3/3.0	2,025 (+7%)	2mo	$220,000	$109	69
2241 W Frank Scott Parkway Pkwy W	0.14mi	2/1.0 (-1)	1,700 (-10%)	1mo	$125,000	$74	62
10 Chamberlain Ct	0.73mi	3/1.5	1,885 (-0%)	3mo	$199,900	$106	57
44 Gatewood Ct	0.23mi	3/2.0	1,610 (-15%)	6mo	$119,900	$74	56
317 Southgate Dr	0.30mi	3/1.0	1,680 (-11%)	5mo	$182,500	$109	55
6920 W A St	0.71mi	3/2.0	1,752 (-7%)	2mo	$150,000	$86	49
328 W Park Dr	0.61mi	2/2.0 (-1)	2,014 (+6%)	4mo	$175,000	$87	48
108 Chevy Chase Dr	0.67mi	3/1.0	1,790 (-5%)	8mo	$180,000	$101	45
133 Kensington Heights Rd	0.65mi	3/2.0	1,700 (-10%)	9mo	$140,000	$82	42
400 Avery Hl	0.58mi	2/1.0 (-1)	1,651 (-13%)	0mo	$125,000	$76	39
125 Chevy Chase Dr	0.66mi	3/1.5	1,613 (-15%)	2mo	$150,000	$93	37

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: 44.9%
• Equity multiple: 2.99×
• Total profit: $33,490
• Equity at exit: $8,946

10-year hold

• IRR: 51.6%
• Equity multiple: 6.49×
• Total profit: $92,241
• Equity at exit: $5,188

Cash invested: $16,800 (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 62226

• Rents YoY: 4.6%
• Active inventory: 190
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,516 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$219 /mo · $2,631/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $639

Break-even live

Break-even rent $708

Max offer price $60,000

Occupancy floor 53%

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: $15,000
• Closing costs: $1,800
• 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	12d	1	1.04mi
18 Dorchester Dr Belleville, IL	3.0	3.0	2112	$1,650	$0.78	2d	1	1.24mi

Listing history 28 events

1. 2026-06-18
   days on market $60,000 Active 26 DOM
2. 2026-06-17
   days on market $60,000 Active 25 DOM
3. 2026-06-16
   days on market $60,000 Active 24 DOM
4. 2026-06-15
   days on market $60,000 Active 23 DOM
5. 2026-06-13
   days on market $60,000 Active 21 DOM
6. 2026-06-09
   days on market $60,000 Active 17 DOM
7. 2026-06-08
   days on market $60,000 Active 16 DOM
8. 2026-06-07
   days on market $60,000 Active 15 DOM
9. 2026-06-03
   days on market $60,000 Active 11 DOM
10. 2026-06-02
    days on market $60,000 Active 10 DOM
11. 2026-06-01
    days on market $60,000 Active 9 DOM
12. 2026-05-31
    days on market $60,000 Active 8 DOM
13. 2026-05-23
    listed $60,000 Active
14. 2026-04-10
    price $70,000
15. 2026-02-11
    price $90,000
16. 2025-12-31
    price $100,000
17. 2025-11-28
    listed $110,000 Active
18. 2024-05-31
    soldstatus $34,000
19. 2024-05-24
    soldstatus Closed 751-char remark

    Show marketing remark (751 chars)

    Make it your own! This four bedroom home with a full walk-up basement needs a full gut and rehab. This home has plenty of storage especially with the full basement that could be finished off for more livable square footage. The utilities are not on and will not be turned on. The home does have a 200amp breaker box. Property is being sold AS IS, seller will do no inspections & give no credits for repairs. Inspections are for buyer's info only. Please bring your flashlights if you are viewing this home in the evening or if it is not sunny out. This property is in a great location and has a lot to offer, excellent opportunity for an investor or someone looking for a project. All information should be verified by the buyer or buyer's agent.

20. 2024-05-01
    status Pending 751-char remark

    Show marketing remark (751 chars)

    Make it your own! This four bedroom home with a full walk-up basement needs a full gut and rehab. This home has plenty of storage especially with the full basement that could be finished off for more livable square footage. The utilities are not on and will not be turned on. The home does have a 200amp breaker box. Property is being sold AS IS, seller will do no inspections & give no credits for repairs. Inspections are for buyer's info only. Please bring your flashlights if you are viewing this home in the evening or if it is not sunny out. This property is in a great location and has a lot to offer, excellent opportunity for an investor or someone looking for a project. All information should be verified by the buyer or buyer's agent.

21. 2024-04-15
    historical Active Under Contract 751-char remark

    Show marketing remark (751 chars)

    Make it your own! This four bedroom home with a full walk-up basement needs a full gut and rehab. This home has plenty of storage especially with the full basement that could be finished off for more livable square footage. The utilities are not on and will not be turned on. The home does have a 200amp breaker box. Property is being sold AS IS, seller will do no inspections & give no credits for repairs. Inspections are for buyer's info only. Please bring your flashlights if you are viewing this home in the evening or if it is not sunny out. This property is in a great location and has a lot to offer, excellent opportunity for an investor or someone looking for a project. All information should be verified by the buyer or buyer's agent.

22. 2024-04-13
    price $40,000 751-char remark

    Show marketing remark (751 chars)

    Make it your own! This four bedroom home with a full walk-up basement needs a full gut and rehab. This home has plenty of storage especially with the full basement that could be finished off for more livable square footage. The utilities are not on and will not be turned on. The home does have a 200amp breaker box. Property is being sold AS IS, seller will do no inspections & give no credits for repairs. Inspections are for buyer's info only. Please bring your flashlights if you are viewing this home in the evening or if it is not sunny out. This property is in a great location and has a lot to offer, excellent opportunity for an investor or someone looking for a project. All information should be verified by the buyer or buyer's agent.

23. 2024-04-02
    price $42,000 751-char remark

    Show marketing remark (751 chars)

    Make it your own! This four bedroom home with a full walk-up basement needs a full gut and rehab. This home has plenty of storage especially with the full basement that could be finished off for more livable square footage. The utilities are not on and will not be turned on. The home does have a 200amp breaker box. Property is being sold AS IS, seller will do no inspections & give no credits for repairs. Inspections are for buyer's info only. Please bring your flashlights if you are viewing this home in the evening or if it is not sunny out. This property is in a great location and has a lot to offer, excellent opportunity for an investor or someone looking for a project. All information should be verified by the buyer or buyer's agent.

24. 2024-03-20
    price $44,700 751-char remark

    Show marketing remark (751 chars)

    Make it your own! This four bedroom home with a full walk-up basement needs a full gut and rehab. This home has plenty of storage especially with the full basement that could be finished off for more livable square footage. The utilities are not on and will not be turned on. The home does have a 200amp breaker box. Property is being sold AS IS, seller will do no inspections & give no credits for repairs. Inspections are for buyer's info only. Please bring your flashlights if you are viewing this home in the evening or if it is not sunny out. This property is in a great location and has a lot to offer, excellent opportunity for an investor or someone looking for a project. All information should be verified by the buyer or buyer's agent.

25. 2024-03-13
    price $47,000 751-char remark

    Show marketing remark (751 chars)

    Make it your own! This four bedroom home with a full walk-up basement needs a full gut and rehab. This home has plenty of storage especially with the full basement that could be finished off for more livable square footage. The utilities are not on and will not be turned on. The home does have a 200amp breaker box. Property is being sold AS IS, seller will do no inspections & give no credits for repairs. Inspections are for buyer's info only. Please bring your flashlights if you are viewing this home in the evening or if it is not sunny out. This property is in a great location and has a lot to offer, excellent opportunity for an investor or someone looking for a project. All information should be verified by the buyer or buyer's agent.

26. 2024-03-09
    listed $49,000 Active 751-char remark

    Show marketing remark (751 chars)

    Make it your own! This four bedroom home with a full walk-up basement needs a full gut and rehab. This home has plenty of storage especially with the full basement that could be finished off for more livable square footage. The utilities are not on and will not be turned on. The home does have a 200amp breaker box. Property is being sold AS IS, seller will do no inspections & give no credits for repairs. Inspections are for buyer's info only. Please bring your flashlights if you are viewing this home in the evening or if it is not sunny out. This property is in a great location and has a lot to offer, excellent opportunity for an investor or someone looking for a project. All information should be verified by the buyer or buyer's agent.

27. 2024-03-08
    historical $49,000 751-char remark

    Show marketing remark (751 chars)

    Make it your own! This four bedroom home with a full walk-up basement needs a full gut and rehab. This home has plenty of storage especially with the full basement that could be finished off for more livable square footage. The utilities are not on and will not be turned on. The home does have a 200amp breaker box. Property is being sold AS IS, seller will do no inspections & give no credits for repairs. Inspections are for buyer's info only. Please bring your flashlights if you are viewing this home in the evening or if it is not sunny out. This property is in a great location and has a lot to offer, excellent opportunity for an investor or someone looking for a project. All information should be verified by the buyer or buyer's agent.

28. 1999-04-01
    soldstatus $51,000

ⓘ 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: $2,631 · $219/mo
• Projected year-2 tax: $2,631 · $219/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: $18,193
• − Mortgage interest: −$3,361
• − Property taxes: −$2,631
• − Insurance: −$300
• − Repairs & maintenance: −$1,455
• − Management: −$1,455
• − Depreciation: −$1,745
• Taxable income: $7,244
• Est. tax owed @ 24.0%: −$1,739
• After-tax cash flow: $5,927/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

+17.6% since first listed

16 events — show timeline

• 2026-05-23 Listed $60,000 MARIS as Distributed by MLS Grid
• 2026-04-10 Price Changed $70,000 MARIS as Distributed by MLS Grid
• 2026-02-11 Price Changed $90,000 MARIS as Distributed by MLS Grid
• 2025-12-31 Price Changed $100,000 MARIS as Distributed by MLS Grid
• 2025-11-28 Listed $110,000 MARIS as Distributed by MLS Grid
• 2024-05-31 Sold (Public Records) $34,000 Public Records
• 2024-05-24 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2024-05-01 Pending — MARIS as Distributed by MLS Grid
• 2024-04-15 Contingent — MARIS as Distributed by MLS Grid
• 2024-04-13 Price Changed $40,000 MARIS as Distributed by MLS Grid
• 2024-04-02 Price Changed $42,000 MARIS as Distributed by MLS Grid
• 2024-03-20 Price Changed $44,700 MARIS as Distributed by MLS Grid
• 2024-03-13 Price Changed $47,000 MARIS as Distributed by MLS Grid
• 2024-03-09 Listed $49,000 MARIS as Distributed by MLS Grid
• 2024-03-08 Coming Soon $49,000 MARIS as Distributed by MLS Grid
• 1999-04-01 Sold (Public Records) $51,000 Public Records

Property tax history

+7.1%/yr

Latest (2024): $2,631 · +3.9% YoY. Source: county tax records.