None · Belleville, IL 62226

$85,000

2 bd · 2.0 ba · 1,050 sqft · SingleFamily public records · 38 Days on market

Built 1981 4,356 sqft lot Est $126k · 33% under

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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 +25.9/30.0
• ARV discount +15.0/15.0
• DSCR +8.7/10.0
• 1% rule +7.7/10.0
• 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

Great investment opportunity or easy, low-maintenance living! This 2 bed, 1 bath villa is currently tenant-occupied with a month-to-month lease—perfect for investors looking to add to their portfolio or for a future owner-occupant option. The spacious living room flows seamlessly into the eat-in kitchen, creating functional layout. A generously sized laundry room is centrally located for added convenience. You’ll also find two generously sized bedrooms and a well-appointed full bath. Additional features include a 1-car attached garage and very little yardwork to worry about. Whether you're looking for an affordable housing option or a simple, one-level lifestyle—this villa

Key facts

• 4,356 sq ft lot
• Parking
• Built 1981

Property features AI

Finance

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

Exterior

• Parking: Carport with 1 space
• Utilities: Public water; Public sewer; Electricity connected (Ameren)
• Home design: Attached villa (residential); One story
• Construction: Brick and vinyl siding construction
• Exterior features: Back yard; Exterior storage

Interior

• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom (main level)
• Interior features: Forced air heating; Central air conditioning; No basement; Six total rooms

🏷️ Possibly a rental listed for sale. The $85,000 price doesn't fit this home's estimated sale value (~$126,000) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $209 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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; 13 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 $588 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 $24k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $44k; list at $85k implies a 95% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.27% ✓
• Cap rate: 9.24%
• Cash-on-cash: 10.54%
• DSCR: 1.47
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $126,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
119 Freedom Dr	0.25mi	3/1.0 (+1)	1,080 (+3%)	3mo	$184,000	$170	72
128 Freedom Dr	0.26mi	3/1.0 (+1)	968 (-8%)	0mo	$75,000	$77	66
425 S 47th St	0.38mi	2/1.0	1,116 (+6%)	3mo	$78,000	$70	65
6204 Warren Dr	0.44mi	3/1.0 (+1)	1,040 (-1%)	6mo	$125,000	$120	64
140 Willow Creek Rd	0.60mi	3/2.0 (+1)	1,048 (-0%)	4mo	$129,900	$124	63
120 N 46th St	0.68mi	2/1.0	1,028 (-2%)	0mo	$40,000	$39	61
3700 Michelle Dr	0.72mi	2/1.0	1,034 (-2%)	0mo	$139,900	$135	60
4619 Ruth St	0.38mi	2/1.0	952 (-9%)	6mo	$130,000	$137	58
6100 N Belt W	0.52mi	3/1.0 (+1)	974 (-7%)	2mo	$169,900	$174	53
8 S 51st St	0.47mi	2/1.0	940 (-10%)	6mo	$110,000	$117	52
222 N 46th St	0.73mi	1/1.0 (-1)	990 (-6%)	6mo	$49,900	$50	43
11 S 44th St	0.57mi	3/1.0 (+1)	894 (-15%)	10mo	$80,000	$89	31

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: 1.4%
• Equity multiple: 1.06×
• Total profit: $1,320
• Equity at exit: $12,674

10-year hold

• IRR: 12.7%
• Equity multiple: 2.09×
• Total profit: $25,825
• Equity at exit: $7,349

Cash invested: $23,800 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,084 high
• Mortgage (P&I): −$446
• Tax from tax record: −$166 /mo · $1,990/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $209

Break-even live

Break-even rent $819

Max offer price $85,000

Occupancy floor 76%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
219 Freedom Dr Unit 232-Q Belleville, IL	2.0	1.0	936	$895	$0.96	17d	1	0.20mi
219 Freedom Dr Unit 228-G Belleville, IL	2.0	1.0	936	$895	$0.96	4d	1	0.20mi
219 Freedom Dr Unit 228-P Belleville, IL	2.0	1.0	936	$970	$1.04	23d	1	0.20mi
219 Freedom Dr Unit 232-B Belleville, IL	2.0	1.0	936	$895	$0.96	23d	1	0.20mi
56 Friendly Dr Belleville, IL	2.0	1.0	1000	$1,550	$1.55	23d	1	0.42mi
6105 W Washington St Belleville, IL	3.0	1.5	1120	$1,575	$1.41	23d	1	0.93mi
7235 Westfield Plaza Dr Belleville, IL	1.0–2.0	1.0	795	$975	$1.23	2d	1	1.10mi
654 N 39th St Belleville, IL	3.0	1.0	984	$1,400	$1.42	17d	1	1.16mi
213 Columbus Dr Belleville, IL	3.0	1.0	1040	$1,650	$1.59	23d	1	1.23mi
31 S 27th St Belleville, IL	2.0	1.0	1000	$915	$0.92	23d	1	1.34mi
5784 Brett Michael Ln Belleville, IL	1.0–2.0	1.0–2.0	801	$1,195	$1.49	7d	7	1.40mi
920 S 74th St Belleville, IL	2.0	1.0	1300	$1,400	$1.08	12d	1	1.43mi
1000 Royal Heights Rd Belleville, IL	2.0	1.5	1100	$1,345	$1.22	23d	1	1.44mi

Listing history 16 events

1. 2026-06-18
   days on market $85,000 Active 38 DOM
2. 2026-06-17
   days on market $85,000 Active 37 DOM
3. 2026-06-16
   days on market $85,000 Active 36 DOM
4. 2026-06-15
   days on market $85,000 Active 35 DOM
5. 2026-06-13
   days on market $85,000 Active 33 DOM
6. 2026-06-09
   days on market $85,000 Active 29 DOM
7. 2026-06-08
   days on market $85,000 Active 28 DOM
8. 2026-06-07
   days on market $85,000 Active 27 DOM
9. 2026-06-03
   days on market $85,000 Active 23 DOM
10. 2026-06-02
    days on market $85,000 Active 22 DOM
11. 2026-06-01
    days on market $85,000 Active 21 DOM
12. 2026-06-01
    price $85,000 Active 20 DOM
13. 2026-05-31
    days on market $100,000 Active 20 DOM
14. 2026-05-12
    listed $100,000 Active
15. 2026-05-07
    historical $100,000
16. 1996-04-01
    soldstatus $43,500

ⓘ 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: $1,990 · $166/mo
• Projected year-2 tax: $1,990 · $166/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 · 22 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: $13,003
• − Mortgage interest: −$4,761
• − Property taxes: −$1,990
• − Insurance: −$425
• − Repairs & maintenance: −$1,040
• − Management: −$1,040
• − Depreciation: −$2,473
• Taxable income: $1,274
• Est. tax owed @ 24.0%: −$306
• After-tax cash flow: $2,203/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

• 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

+129.9% since first listed

3 events — show timeline

• 2026-05-12 Listed $100,000 MARIS as Distributed by MLS Grid
• 2026-05-07 Coming Soon $100,000 MARIS as Distributed by MLS Grid
• 1996-04-01 Sold (Public Records) $43,500 Public Records

Property tax history

+3.4%/yr

Latest (2024): $1,990 · +10.0% YoY. Source: county tax records.