27 Biltmore Ter · Swansea, IL 62226

$90,000

3 bd · 3.0 ba · 2,076 sqft · SingleFamily public records · 6 Days on market

Built 1954 0.46 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 +4.0/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

3 bedroom 2 bath brick home. Home sold as is and is a bank repo. Bring this home back to its beauty of hardwood floors and open kitchen. Full walk out basement. Proof of funds or preapproval will all offers

Key facts

• Hardwood floors
• Open kitchen
• 0.46 acre lot

Tags

• HARDWOOD FLOORS
• OPEN KITCHEN
• FULL WALK OUT BASEMENT

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Built in 1954; Facing unspecified
• Construction: Shingle roof
• Exterior features: Shed(s); Paved road access; Sloped lot

Interior

• Kitchen: Kitchen on main level
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Hardwood flooring in bedrooms and main living areas; Tile flooring in dining area and kitchen
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating
• Interior features: One fireplace; Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $338 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Cap rate 10.8% 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-East (math 23% / reading 30%, grade F, #241 of 693 statewide, top 35%, 2,568 students, 0% FRL).
• Market conditions: Rents rising fast (+4.6%/yr); 190 active listings in the ZIP; 4 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 $622 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 $25k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 4.6% of price; built in 1954 — 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 $90,000

Questions for the listing agent

1. Built in 1954 — 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. 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: 1.67% ✓
• Cap rate: 10.80%
• Cash-on-cash: 16.08%
• DSCR: 1.72
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $207,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15 Englewood Dr	0.32mi	3/2.0	2,080 (+0%)	6mo	$220,000	$106	76
1 Schae Fries Dr	0.31mi	4/2.0 (+1)	1,974 (-5%)	8mo	$274,900	$139	62
1900 N 17th St	0.57mi	3/1.0	2,131 (+3%)	3mo	$119,900	$56	58
1413 N 2nd St	0.50mi	3/2.5	2,334 (+12%)	1mo	$100,000	$43	53
1615 15th St N	0.36mi	3/1.5	1,900 (-8%)	13mo	$235,000	$124	52
6 Saint Clair Lake Dr	0.54mi	3/1.0	1,892 (-9%)	2mo	$75,000	$40	50
123 Pawnee Dr	0.61mi	3/2.0	2,256 (+9%)	5mo	$195,000	$86	49
1707 Jay Ave	0.61mi	3/2.0	1,978 (-5%)	14mo	$255,000	$129	48
22 Kingsbury Dr	0.67mi	4/2.5 (+1)	2,159 (+4%)	10mo	$215,000	$100	47
1615 N 17th St	0.55mi	3/2.0	2,384 (+15%)	5mo	$178,000	$75	42
610 Bond Ave	0.57mi	3/2.0	1,817 (-12%)	8mo	$230,000	$127	42
8 Lindenwood Dr	0.61mi	2/1.0 (-1)	1,970 (-5%)	11mo	$175,000	$89	41

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: 9.3%
• Equity multiple: 1.38×
• Total profit: $9,493
• Equity at exit: $13,419

10-year hold

• IRR: 20.1%
• Equity multiple: 2.86×
• Total profit: $46,800
• Equity at exit: $7,782

Cash invested: $25,200 (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: 5.0×

Monthly cashflow live

• Estimated rent: $1,506 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$342 /mo · $4,107/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $338

Break-even live

Break-even rent $1,078

Max offer price $90,000

Occupancy floor 73%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1912 N 17th St Swansea, IL	2.0	1.0	1414	$1,500	$1.06	17d	1	0.62mi
1 Rosehaven Dr Belleville, IL	3.0	2.0	1512	$1,325	$0.88	23d	1	1.16mi
109 S 13th St Belleville, IL	3.0	1.5	1800	$1,325	$0.74	17d	1	1.47mi
1528 Lebanon Ave Belleville, IL	4.0	2.0	1600	$1,950	$1.22	23d	1	1.48mi

Listing history 6 events

1. 2026-05-08
   status Pending
2. 2026-05-01
   listed $90,000 Active
3. 2005-08-29
   soldstatus $134,500
4. 1999-11-23
   soldstatus $95,000
5. 1993-02-09
   soldstatus $83,500
6. 1993-02-09
   soldstatus $83,500

ⓘ 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: $4,107 · $342/mo
• Projected year-2 tax: $4,107 · $342/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: $18,068
• − Mortgage interest: −$5,041
• − Property taxes: −$4,107
• − Insurance: −$450
• − Repairs & maintenance: −$1,445
• − Management: −$1,445
• − Depreciation: −$2,618
• Taxable income: $2,961
• Est. tax owed @ 24.0%: −$711
• After-tax cash flow: $3,343/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 — 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

+7.8% since first listed

6 events — show timeline

• 2026-05-08 Pending — RMLSA as Distributed by MLS Grid
• 2026-05-01 Listed $90,000 RMLSA as Distributed by MLS Grid
• 2005-08-29 Sold (Public Records) $134,500 Public Records
• 1999-11-23 Sold (Public Records) $95,000 Public Records
• 1993-02-09 Sold (Public Records) $83,500 Public Records
• 1993-02-09 Sold (Public Records) $83,500 Public Records

Property tax history

+4.7%/yr

Latest (2024): $4,107 · +7.6% YoY. Source: county tax records.