112 Colony Dr · Belleville, IL 62221

$74,900

3 bd · 2.0 ba · 1,134 sqft · SingleFamily public records · 136 Days on market

Built 1966 8,276 sqft lot Est $143k · 48% under ↓ 16% since listing

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.3/5.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Great 3 bedroom, 1.5 bath home! Level yard, spacious kitchen, and an attached garage! Home sold as-is.

Key facts

• 8,276 sq ft lot
• Garage
• Built 1966

Property features AI

Finance

• Other: Residential property; Above-grade finished living area reported as 1,134 (public records); Lot approximately 0.19 acre; No pool reported; Home warranty not provided; Seller may consider concessions
• Financial info: Lease not considered

Exterior

• Parking: Attached garage with 1 garage space
• Utilities: Public water; Public sewer; Electric service by Ameren; Electricity available
• Home design: Single-family residence; One level
• Construction: Frame construction
• Exterior features: Back yard

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Living room fireplace

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 $448 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.5% 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: Jefferson Elem School (math 17% / reading 32%, grade F, #850 of 2,056 statewide, top 45%, 351 students, 0% FRL); West Jr High School (math 11% / reading 22%, grade F, #482 of 665 statewide, top 73%, 422 students, 0% FRL); 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 (+7.0%/yr); 160 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 + 7.0% rent growth), your $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 136 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.3% 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 $65,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 136 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.82% ✓
• Cap rate: 13.48%
• Cash-on-cash: 25.66%
• DSCR: 2.14
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $142,884
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1918 E C St	0.18mi	3/1.0	1,120 (-1%)	3mo	$155,000	$138	83
1804 Muren Blvd	0.24mi	2/2.0 (-1)	1,186 (+5%)	2mo	$149,900	$126	74
1801 E C St	0.16mi	4/2.5 (+1)	1,213 (+7%)	2mo	$195,000	$161	72
139 Kansas Ave	0.21mi	2/1.5 (-1)	1,028 (-9%)	3mo	$135,000	$131	65
1114 La Salle St	0.56mi	3/2.0	1,181 (+4%)	4mo	$159,900	$135	64
1210 N Church St	0.71mi	3/1.5	1,160 (+2%)	2mo	$79,900	$69	59
1309 Schilling Ave	0.46mi	3/1.0	1,032 (-9%)	1mo	$109,900	$106	59
1813 Page Ave	0.39mi	3/1.0	1,021 (-10%)	5mo	$119,900	$117	57
1621 La Salle St	0.50mi	2/1.0 (-1)	1,080 (-5%)	3mo	$58,000	$54	57
1649 N Church St	0.62mi	2/1.0 (-1)	1,100 (-3%)	6mo	$39,900	$36	52
4 Eastland Dr	0.67mi	2/1.0 (-1)	1,080 (-5%)	2mo	$149,900	$139	51
1636 N Charles St	0.54mi	2/1.0 (-1)	1,056 (-7%)	6mo	$100,000	$95	50

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 · 7.04% rent growth · sell at horizon

5-year hold

• IRR: 24.4%
• Equity multiple: 2.06×
• Total profit: $22,292
• Equity at exit: $11,168

10-year hold

• IRR: 34.9%
• Equity multiple: 4.92×
• Total profit: $82,314
• 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 62221

• Home prices YoY: -24.2%
• Rents YoY: 7.0%
• Active inventory: 160
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,365 high
• Mortgage (P&I): −$393
• Tax from tax record: −$206 /mo · $2,472/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $448

Break-even live

Break-even rent $797

Max offer price $74,900

Occupancy floor 62%

Sensitivity live

Price	-10% $491	-5% $470	+0% $448	+5% $427	+10% $406
Rent	-10% $341	-5% $395	+0% $448	+5% $502	+10% $556
Rate	-1.0pp $486	-0.5pp $468	base $448	+0.5pp $429	+1.0pp $409

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 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1717 La Salle St Belleville, IL	3.0	1.0	1104	$1,350	$1.22	25d	1	0.54mi
25 Glencoe Dr Belleville, IL	3.0	1.0	1200	$1,275	$1.06	25d	1	0.55mi
537 Vicksburg Dr Unit h Belleville, IL	2.0	1.0	950	$1,190	$1.25	18d	1	0.72mi
1528 Lebanon Ave Belleville, IL	2.0	1.0	900	$1,095	$1.22	14d	1	0.77mi
401 N Douglas Ave Belleville, IL	3.0	1.0	1290	$1,295	$1.00	0d	1	0.81mi
2917 West Blvd Belleville, IL	2.0	2.0	1000	$1,025	$1.02	16d	1	0.89mi
1107 Bristow St Belleville, IL	3.0	1.0	1238	$1,500	$1.21	14d	1	0.95mi
1671 Shadow Ridge Ct Belleville, IL	1.0–2.0	1.0	815	$1,325	$1.62	0d	10	0.99mi
308 Bobbie Dr Swansea, IL	2.0	2.0	1130	$1,500	$1.33	25d	1	1.14mi
1320 Sangamon Dr Belleville, IL	2.0	2.0	950	$1,145	$1.21	0d	1	1.19mi
1400 Sangamon Dr Belleville, IL	2.0	2.0	950	$1,120	$1.18	0d	1	1.23mi
2056 Huntmaster Dr Belleville, IL	2.0	2.0	1200	$1,525	$1.27	0d	1	1.27mi
1104 Bel Aire Dr Belleville, IL	2.0	1.0	780	$1,350	$1.73	0d	1	1.35mi
409 Carlyle E Belleville, IL	3.0	1.5	1280	$1,458	$1.14	0d	1	1.38mi
535 Williamsburg Dr Belleville, IL	1.0–2.0	1.0	700	$1,866	$2.67	0d	6	1.42mi
223 Anderson Ln Belleville, IL	2.0	1.0	1000	$1,190	$1.19	25d	1	1.45mi
721 S Church St Belleville, IL	4.0	2.0	1216	$2,000	$1.64	25d	1	1.49mi

Listing history 18 events

1. 2026-06-21
   days on market $74,900 Active 136 DOM
2. 2026-06-18
   days on market $74,900 Active 133 DOM
3. 2026-06-17
   days on market $74,900 Active 132 DOM
4. 2026-06-16
   days on market $74,900 Active 131 DOM
5. 2026-06-15
   days on market $74,900 Active 130 DOM
6. 2026-06-13
   days on market $74,900 Active 128 DOM
7. 2026-06-09
   days on market $74,900 Active 124 DOM
8. 2026-06-08
   days on market $74,900 Active 123 DOM
9. 2026-06-07
   days on market $74,900 Active 122 DOM
10. 2026-06-03
    days on market $74,900 Active 118 DOM
11. 2026-06-02
    pricedays on market $74,900 Active 117 DOM
12. 2026-06-01
    days on market $79,900 Active 116 DOM
13. 2026-05-31
    days on market $79,900 Active 115 DOM
14. 2026-04-23
    price $79,900
15. 2026-04-09
    price $84,900
16. 2026-03-19
    price $89,900
17. 2026-02-05
    listed $95,000 Active
18. 2012-09-28
    historical

ⓘ 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: $2,472 · $206/mo
• Projected year-2 tax: $2,472 · $206/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: $16,382
• − Mortgage interest: −$4,196
• − Property taxes: −$2,472
• − Insurance: −$374
• − Repairs & maintenance: −$1,311
• − Management: −$1,311
• − Depreciation: −$2,179
• Taxable income: $4,540
• Est. tax owed @ 24.0%: −$1,090
• After-tax cash flow: $4,292/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): 29,875
• Household income: $82,271
• Rent vs Own: 34.8% rent · 65.2% own
• Severe rent burden: 658.0

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 0.58)
• Race & ethnicity: White 56% Black 31% Two or more races 6% Hispanic / Latino 3% Asian 2%
• Common ancestry: Lithuanian 4% Romanian 2% Slovak 2%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 94% English-only · Spanish 2% German/W. Germanic 1% French/Haitian/Cajun 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: ▼ -53.50%
• Current HPI: 167.8124
• Rent YoY: ▲ 7.04%
• 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

-15.9% since first listed

5 events — show timeline

• 2026-04-23 Price Changed $79,900 MARIS as Distributed by MLS Grid
• 2026-04-09 Price Changed $84,900 MARIS as Distributed by MLS Grid
• 2026-03-19 Price Changed $89,900 MARIS as Distributed by MLS Grid
• 2026-02-05 Listed $95,000 MARIS as Distributed by MLS Grid
• 2012-09-28 Listing Removed — MRED as Distributed by MLS Grid

Property tax history

+4.1%/yr

Latest (2024): $2,472 · +9.1% YoY. Source: county tax records.