101 N Ruby Ln · Fairview Heights, IL 62208

$74,900

3 bd · 2.0 ba · 1,416 sqft · SingleFamily public records · 9 Days on market

Built 1976 0.36 ac 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 +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Double the lot. Double the opportunity. This rare property features a large, level, fully fenced corner lot PLUS an additional fenced parcel, offering unmatched space, privacy, and flexibility. Whether you’re dreaming of RV parking, a hobby farm, outdoor entertaining, recreation, or future expansion, the possibilities here are endless. Inside, you’ll find 3 spacious bedrooms, 2 full bathrooms, and generous storage throughout with built-ins and large closets. The eat-in kitchen and separate dining room make hosting easy, while the oversized living room with vinyl plank flooring and fireplace creates the perfect space to gather or unwind. An attic fan adds comfort and efficiency.

Key facts

• 0.36 acre lot
• 2 garage spots
• Built 1976

Property features AI

Finance

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

Exterior

• Parking: Detached or attached 2-car garage
• Utilities: Public water; Public sewer; Electric service (Ameren); Electricity, natural gas, sewer and water connected
• Home design: Manufactured home; Single-story (one level)
• Construction: Vinyl siding; Architectural shingle roof
• Exterior features: Full fenced yard; Adjoins common ground

Interior

• Kitchen: Microwave; Range; Refrigerator
• Bedrooms: Three bedrooms, all on the main level
• Bathrooms: Two full bathrooms, both on the main level
• Heating & cooling: Forced air heating (natural gas); Central electric air conditioning
• Interior features: Fireplace in the family room; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $648 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Cap rate 16.7% vs local median 4.1% in Fairview Heights — 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 75/100 on livability (#225 in IL, #4,180 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime F, amenities F, health & safety 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-East (math 23% / reading 30%, grade F, #241 of 693 statewide, top 35%, 2,568 students, 0% FRL).
• Market conditions: 81 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $518 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 + 3.0% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 2y ago; this cycle's ask has dropped $50k (40%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $53k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 4.3% 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 $74,900

Questions for the listing agent

1. Built in 1976 — 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
6. 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.
7. 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.
8. 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: 2.26% ✓
• Cap rate: 16.68%
• Cash-on-cash: 37.10%
• DSCR: 2.65
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $167,088
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26 Mark Dr	0.44mi	3/2.0	1,422 (+0%)	6mo	$164,900	$116	74
74 Pasadena Dr	0.26mi	2/2.0 (-1)	1,521 (+7%)	8mo	$165,000	$108	64
117 Primrose Ln	0.70mi	3/2.0	1,393 (-2%)	3mo	$175,000	$126	62
113 Mark Dr	0.51mi	3/2.0	1,540 (+9%)	1mo	$185,000	$120	61
305 Roselawn Ave	0.46mi	3/2.0	1,580 (+12%)	9mo	$186,000	$118	52
233 Candlelight Dr	0.70mi	3/2.5	1,503 (+6%)	5mo	$225,000	$150	51
10 Leo Dr	0.54mi	3/2.0	1,620 (+14%)	3mo	$115,000	$71	48
20 Potomac Dr	0.63mi	3/1.5	1,527 (+8%)	10mo	$149,900	$98	47
24 Mark Dr	0.44mi	3/2.0	1,600 (+13%)	13mo	$145,000	$91	47
29 Potomac Dr	0.66mi	2/2.0 (-1)	1,312 (-7%)	10mo	$150,000	$114	44
212 Mcknight Rd	0.65mi	3/2.0	1,203 (-15%)	6mo	$170,000	$141	40
56 Concord Dr	0.69mi	3/2.0	1,217 (-14%)	14mo	$176,000	$145	33

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 33.1%
• Equity multiple: 2.40×
• Total profit: $29,292
• Equity at exit: $11,168

10-year hold

• IRR: 40.1%
• Equity multiple: 4.78×
• Total profit: $79,219
• Equity at exit: $6,476

Cash invested: $20,972 (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 62208

• Home prices YoY: -34.2%
• Active inventory: 81
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,694 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$266 /mo · $3,190/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $648

Break-even live

Break-even rent $873

Max offer price $74,900

Occupancy floor 57%

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21 Northbrook Cir Fairview Heights, IL	1.0–2.0	1.0–2.0	892	$1,680	$1.88	1d	6	0.49mi
13 Edding Ln Fairview Heights, IL	3.0	1.5	1430	$850	$0.59	12d	1	0.52mi
6 Ram Ct Fairview Heights, IL	2.0	1.5	1100	$1,775	$1.61	23d	1	0.52mi
115 Longacre Dr Unit 1 Fairview Heights, IL	2.0	1.5	1168	$1,450	$1.24	23d	1	0.54mi
10021 Saint Clair Ave Fairview Heights, IL	2.0	1.0	924	$1,700	$1.84	23d	1	1.09mi

Listing history 20 events

1. 2026-05-19
   status Active
2. 2026-05-19
   price $74,900
3. 2026-04-26
   status Pending
4. 2026-04-23
   listed $124,900 Active
5. 2026-04-23
   historical $124,900
6. 2026-03-19
   price $149,000
7. 2026-03-07
   listed $159,000 Active
8. 2026-03-03
   historical
9. 2025-11-22
   listed $159,000 Active
10. 2025-11-20
    historical
11. 2025-03-20
    soldstatus $53,000
12. 2025-03-19
    soldstatus Closed
13. 2025-01-31
    status Pending
14. 2025-01-29
    listed $55,000 Active
15. 2025-01-22
    historical
16. 2024-12-30
    status Active
17. 2024-11-14
    status Pending
18. 2024-11-06
    status Active
19. 2024-10-28
    status Pending
20. 2024-10-15
    listed $55,000 Active

ⓘ 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: $3,190 · $266/mo
• Projected year-2 tax: $3,190 · $266/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 ≥108°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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,328
• − Mortgage interest: −$4,196
• − Property taxes: −$3,190
• − Insurance: −$374
• − Repairs & maintenance: −$1,626
• − Management: −$1,626
• − Depreciation: −$2,179
• Taxable income: $7,136
• Est. tax owed @ 24.0%: −$1,713
• After-tax cash flow: $6,068/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 — Fairview Heights

• Score: 75/100
• State rank: #225
• US rank: #4180

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fairview Heights, IL
• County: Saint Clair County · 169,691 people
• City population: 16,821
• Metro: St. Louis, MO-IL
• Population (ZIP): 16,821
• Household income: $80,205
• Rent vs Own: 33.2% rent · 66.8% own
• Severe rent burden: 555.0

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: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 50% Black 33% Two or more races 11% Asian 3% Hispanic / Latino 3%
• Common ancestry: Lithuanian 2% Romanian 2% Slovak 2%
• Foreign-born: 4% · Canada, South Korea, Jamaica
• Languages at home: 96% English-only · Spanish 2% Arabic 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: ▼ -71.14%
• Current HPI: 136.8631
• 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

+36.2% since first listed

20 events — show timeline

• 2026-05-19 Relisted — MARIS as Distributed by MLS Grid
• 2026-05-19 Price Changed $74,900 MARIS as Distributed by MLS Grid
• 2026-04-26 Pending — MARIS as Distributed by MLS Grid
• 2026-04-23 Listed $124,900 MARIS as Distributed by MLS Grid
• 2026-04-23 Coming Soon $124,900 MARIS as Distributed by MLS Grid
• 2026-03-19 Price Changed $149,000 MARIS as Distributed by MLS Grid
• 2026-03-07 Listed $159,000 MARIS as Distributed by MLS Grid
• 2026-03-03 Coming Soon — MARIS as Distributed by MLS Grid
• 2025-11-22 Listed $159,000 MARIS as Distributed by MLS Grid
• 2025-11-20 Coming Soon — MARIS as Distributed by MLS Grid
• 2025-03-20 Sold (Public Records) $53,000 Public Records
• 2025-03-19 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2025-01-31 Pending — MARIS as Distributed by MLS Grid
• 2025-01-29 Listed $55,000 MARIS as Distributed by MLS Grid
• 2025-01-22 Delisted — MARIS as Distributed by MLS Grid
• 2024-12-30 Relisted — MARIS as Distributed by MLS Grid
• 2024-11-14 Pending — MARIS as Distributed by MLS Grid
• 2024-11-06 Relisted — MARIS as Distributed by MLS Grid
• 2024-10-28 Pending — MARIS as Distributed by MLS Grid
• 2024-10-15 Listed $55,000 MARIS as Distributed by MLS Grid

Property tax history

+16.1%/yr

Latest (2024): $3,190 · +378.1% YoY. Source: county tax records.