3 Riviera Dr Unit RIVI3 · Belleville, IL 62221

$22,200

2 bd · 1.0 ba · 924 sqft · Manufactured · 10 Days on market

Built 2026

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

* THIS IS A RESALE LISTING * This welcoming, well-maintained 2 bedroom, 1 bathroom home is a perfect place to raise your family. For your convenience, we have onsite community management to assist you when you need it. With our family-friendly community amenities such as community events, , and , your family will be excited to live here. This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

Key facts

• Built 2026
• Listed 9 days

Property features AI

Finance

• Other: Address: 3 Riviera Dr Unit RIVI3, Belleville, IL 62221; Status: Active
• Financial info: List price $22,200

Exterior

• Utilities: Natural gas available; Central air conditioning
• Home design: Spec new construction (plan 83636); Single-level entry
• Construction: Living area approximately 924; Built/updated in 2026 (listing modification 2026)

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Central air conditioning; Natural gas heating

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $22k.

Deal economics

• At list price, monthly cash flow is $760 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $22k).
• Cap rate 47.4% 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.
• Market conditions: Rents rising fast (+7.0%/yr); 160 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 783 units permitted in St. Clair County in 2024 (378 in 5+ unit buildings).
• This rent is only 17% of the median local income ($82k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $153 of loan paydown is wiped out by about $666 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 $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• 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 $22,200

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 5.21% ✓
• Cap rate: 47.36%
• Cash-on-cash: 146.67%
• DSCR: 7.53
• GRM: 1.6

CMA / ARV

• ARV (on-the-fly): $67,452
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2417 E Main St	0.58mi	3/2.0 (+1)	960 (+4%)	2mo	$69,900	$73	56

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: —
• Equity multiple: 9.00×
• Total profit: $49,697
• Equity at exit: $3,310

10-year hold

• IRR: —
• Equity multiple: 21.51×
• Total profit: $127,461
• Equity at exit: $1,919

Cash invested: $6,216 (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: 1.6×

Monthly cashflow live

• Estimated rent: $1,156 high
• Mortgage (P&I): −$116
• Tax est. 1.5%: −$28 /mo · $333/yr
• Insurance: −$9
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $760

Break-even live

Break-even rent $194

Max offer price $22,200

Occupancy floor 29%

Sensitivity live

Price	-10% $775	-5% $767	+0% $760	+5% $752	+10% $744
Rent	-10% $668	-5% $714	+0% $760	+5% $805	+10% $851
Rate	-1.0pp $771	-0.5pp $765	base $760	+0.5pp $754	+1.0pp $748

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: $5,550
• Closing costs: $666
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
535 Williamsburg Dr Belleville, IL	1.0–2.0	1.0	700	$1,866	$2.67	0d	6	0.62mi
223 Anderson Ln Belleville, IL	2.0	1.0	1000	$1,190	$1.19	25d	1	0.72mi
1320 Sangamon Dr Belleville, IL	2.0	2.0	950	$1,145	$1.21	0d	1	0.78mi
2901 West Blvd Belleville, IL	1.0	1.0	650	$925	$1.42	5d	1	0.78mi
1400 Sangamon Dr Belleville, IL	2.0	2.0	950	$1,120	$1.18	0d	1	0.80mi
1021 Brookshire Ct Belleville, IL	1.0	1.0	650	$925	$1.42	17d	1	0.84mi
2917 West Blvd Belleville, IL	2.0	2.0	1000	$1,025	$1.02	16d	1	0.86mi
1528 Lebanon Ave Unit E42205 Belleville, IL	1.0	1.0	650	$950	$1.46	8d	1	0.91mi
1048 Brookshire Ct Belleville, IL	1.0	1.0	650	$925	$1.42	18d	1	0.91mi
1528 Lebanon Ave Belleville, IL	1.0	1.0	600	$950	$1.58	19d	1	0.92mi
1528 Lebanon Ave Belleville, IL	2.0	1.0	900	$1,095	$1.22	13d	1	0.92mi
1717 La Salle St Belleville, IL	3.0	1.0	1104	$1,350	$1.22	25d	1	0.93mi
537 Vicksburg Dr Unit h Belleville, IL	2.0	1.0	950	$1,190	$1.25	17d	1	1.09mi
101 Adeline Dr Belleville, IL	1.0–2.0	1.0	800	$1,100	$1.38	0d	1	1.29mi
1730 Shadow Ridge Ct Belleville, IL	1.0	1.0	750	$1,050	$1.40	0d	1	1.37mi
1671 Shadow Ridge Ct Belleville, IL	1.0–2.0	1.0	815	$1,325	$1.62	0d	10	1.45mi
2619 Sierra Dr Belleville, IL	1.0	1.0	900	$825	$0.92	11d	1	1.48mi

Listing history 7 events

1. 2026-06-21
   days on market $22,200 Active 10 DOM
2. 2026-06-18
   days on market $22,200 Active 7 DOM
3. 2026-06-17
   days on market $22,200 Active 6 DOM
4. 2026-06-16
   days on market $22,200 Active 5 DOM
5. 2026-06-15
   days on market $22,200 Active 4 DOM
6. 2026-06-13
   remarks 483-char remark
7. 2026-06-13
   listed $22,200 Active 2 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low 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 2/10 Low 0 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,871
• − Mortgage interest: −$1,244
• − Property taxes: −$333
• − Insurance: −$111
• − Repairs & maintenance: −$1,110
• − Management: −$1,110
• − Depreciation: −$646
• Taxable income: $9,318
• Est. tax owed @ 24.0%: −$2,236
• After-tax cash flow: $6,880/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): 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