735 E Adams St · Belleville, IL 62220

$99,900

3 bd · 2.0 ba · 954 sqft · SingleFamily public records · 1 Days on market

Built 1922 4,791 sqft lot Est $93k · 8% over

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Why this score? — see what drove the C+ 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 +26.6/30.0
• DSCR +9.1/10.0
• 1% rule +8.1/10.0
• Rent growth +5.0/5.0
• ARV discount +3.9/15.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Short sale! This 3 bed/1 bath home offers off street parking, full basement and main floor laundry.

Key facts

• Off street parking
• Main floor laundry
• Full basement

Tags

• OFF STREET PARKING
• FULL BASEMENT
• MAIN FLOOR LAUNDRY

Property features AI

Exterior

• Parking: No parking details provided
• Security: No security details provided
• Utilities: Public water; Public sewer; Electricity connected (Ameren); Natural gas connected
• Home design: Single-family residence; One level
• Construction: Vinyl siding
• Exterior features: Front yard

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: 3 bedrooms on the main level
• Flooring: No flooring details provided
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Full basement
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $268 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 9.5% 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: 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 (+14.5%/yr); 148 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 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 $691 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 + 8.0% rent growth), your $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 10y 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.

Risks & watch-outs

• Watch-outs: built in 1922 — 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 $99,900

Questions for the listing agent

1. Built in 1922 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.31% ✓
• Cap rate: 9.52%
• Cash-on-cash: 11.51%
• DSCR: 1.51
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $92,538
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1000 E Mckinley St	0.20mi	3/1.0	912 (-4%)	3mo	$172,500	$189	77
800 Olive St	0.26mi	3/1.5	935 (-2%)	7mo	$89,000	$95	77
818 S Jackson St	0.43mi	3/1.0	1,010 (+6%)	1mo	$85,000	$84	65
508 Freeburg Ave	0.29mi	3/1.5	1,032 (+8%)	7mo	$99,900	$97	65
720 E Mckinley St	0.09mi	2/1.0 (-1)	1,064 (+12%)	5mo	$20,000	$19	63
1452 Wabash Ave	0.73mi	3/1.0	980 (+3%)	1mo	$95,000	$97	57
421 S Pennsylvania Ave	0.54mi	3/1.0	1,029 (+8%)	3mo	$155,000	$151	55
509 S Church St	0.33mi	2/1.0 (-1)	848 (-11%)	3mo	$99,900	$118	54
312 S Jackson St	0.41mi	3/3.5	1,064 (+12%)	3mo	$89,000	$84	53
109 N Oak St	0.49mi	2/1.0 (-1)	1,008 (+6%)	6mo	$115,000	$114	53
6 Scarlet Dr	0.65mi	3/1.0	1,000 (+5%)	7mo	$84,900	$85	52
18 W Garfield St	0.59mi	2/1.0 (-1)	850 (-11%)	4mo	$49,900	$59	42

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 6.8%
• Equity multiple: 1.28×
• Total profit: $7,868
• Equity at exit: $14,895

10-year hold

• IRR: 20.4%
• Equity multiple: 3.16×
• Total profit: $60,525
• Equity at exit: $8,638

Cash invested: $27,972 (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 62220

• Home prices YoY: -26.4%
• Rents YoY: 14.5%
• Active inventory: 148
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,306 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$198 /mo · $2,371/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $268

Break-even live

Break-even rent $966

Max offer price $99,900

Occupancy floor 74%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1104 Bel Aire Dr Belleville, IL	2.0	1.0	780	$1,350	$1.73	2d	1	0.63mi
537 Vicksburg Dr Unit h Belleville, IL	2.0	1.0	950	$1,190	$1.25	16d	1	1.07mi
1009 Belle Valley Dr Belleville, IL	2.0	1.5	990	$1,100	$1.11	2d	1	1.28mi

Listing history 2 events

1. 2026-06-17
   remarks 99-char remark
2. 2026-06-17
   listed $99,900 Active 1 DOM

ⓘ 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: $2,371 · $198/mo
• Projected year-2 tax: $2,371 · $198/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: $15,667
• − Mortgage interest: −$5,596
• − Property taxes: −$2,371
• − Insurance: −$500
• − Repairs & maintenance: −$1,253
• − Management: −$1,253
• − Depreciation: −$2,906
• Taxable income: $1,788
• Est. tax owed @ 24.0%: −$429
• After-tax cash flow: $2,791/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): 19,152
• Household income: $65,952
• Rent vs Own: 37.0% rent · 63.0% own
• Severe rent burden: 923.0

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: Predominantly White (67%)
• Race & ethnicity: White 67% Black 22% Two or more races 6% Hispanic / Latino 3% Asian 1%
• Common ancestry: Lithuanian 2% Slovak 2% Romanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Arabic 2% Spanish 1% Other Indo-European 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: ▼ -52.27%
• Current HPI: 145.9237
• Rent YoY: ▲ 14.47%
• 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

+69.3% since first listed

16 events — show timeline

• 2026-06-17 Listed $99,900 MARIS as Distributed by MLS Grid
• 2026-05-18 Listing Removed — MRED as Distributed by MLS Grid
• 2023-08-09 Sold (Public Records) $98,500 Public Records
• 2023-08-04 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2023-06-07 Pending — MARIS as Distributed by MLS Grid
• 2023-06-06 Price Changed $99,900 MARIS as Distributed by MLS Grid
• 2023-05-24 Price Changed $105,000 MARIS as Distributed by MLS Grid
• 2023-05-19 Listed $110,000 MARIS as Distributed by MLS Grid
• 2023-05-17 Coming Soon $110,000 MARIS as Distributed by MLS Grid
• 2017-02-23 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2017-02-06 Pending — MARIS as Distributed by MLS Grid
• 2017-01-14 Price Changed $34,000 MARIS as Distributed by MLS Grid
• 2016-11-18 Listed $39,000 MARIS as Distributed by MLS Grid
• 2016-08-02 Price Changed $39,000 MARIS as Distributed by MLS Grid
• 2016-08-02 Price Changed $39 MARIS as Distributed by MLS Grid
• 2009-05-01 Sold (Public Records) $59,000 Public Records

Property tax history

+6.1%/yr

Latest (2024): $2,371 · +1.1% YoY. Source: county tax records.