3 Linda Vista Dr · Belleville, IL 62221

$89,950

3 bd · 2.0 ba · 1,193 sqft · SingleFamily public records · 57 Days on market

Built 1955 0.44 ac lot Est $140k · 36% 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 +28.8/30.0
• 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 MLS

Welcome to 3 Linda Vista. The only thing missing in this cozy cottage is the beach! You'll love the sunlit view from the updated windows and the cheerful decor. The yard is large enough for a garden or play and you can watch the wildlife in the wooded area out back. Walking into the house you are welcomed by the amazing hardwood floors and lots of natural light! Down the hall, you will find 3 bedrooms and 1 bath just off the very large kitchen. Call your favorite agent today for your private showing.

Key facts

• One car garage
• Wood floors
• Large yard

Tags

• ONE CAR GARAGE
• WOOD FLOORS
• OPEN CONCEPT FLOOR PLAN
• LARGE YARD

Property features AI

Finance

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

Exterior

• Parking: Attached garage (1-car)
• Utilities: Public water; Public sewer; Electricity connected (Ameren)
• 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 (main level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $302 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.3% 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 (+7.0%/yr); 157 active listings in the ZIP; 7 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).

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 + 7.0% rent growth), your $25k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.0% of price; built in 1955 — 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 $87,251 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.56% ✓
• Cap rate: 10.32%
• Cash-on-cash: 14.40%
• DSCR: 1.64
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $139,581
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1114 La Salle St	0.47mi	3/2.0	1,181 (-1%)	4mo	$159,900	$135	74
1210 N Church St	0.47mi	3/1.5	1,160 (-3%)	2mo	$79,900	$69	70
1804 Muren Blvd	0.55mi	2/2.0 (-1)	1,186 (-1%)	2mo	$149,900	$126	66
1649 N Church St	0.16mi	2/1.0 (-1)	1,100 (-8%)	6mo	$39,900	$36	66
1621 La Salle St	0.29mi	2/1.0 (-1)	1,080 (-10%)	3mo	$58,000	$54	60
1107 Bristow St	0.62mi	3/1.0	1,230 (+3%)	4mo	$90,000	$73	59
1801 E C St	0.65mi	4/2.5 (+1)	1,213 (+2%)	2mo	$195,000	$161	58
1636 N Charles St	0.24mi	2/1.0 (-1)	1,056 (-12%)	6mo	$100,000	$95	56
1918 E C St	0.67mi	3/1.0	1,120 (-6%)	3mo	$155,000	$138	52
212 Castellano Dr	0.56mi	4/2.0 (+1)	1,064 (-11%)	2mo	$177,000	$166	49
1813 Page Ave	0.41mi	3/1.0	1,021 (-14%)	5mo	$119,900	$117	49
1309 Schilling Ave	0.61mi	3/1.0	1,032 (-14%)	1mo	$109,900	$106	44

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: 10.2%
• Equity multiple: 1.43×
• Total profit: $10,741
• Equity at exit: $13,412

10-year hold

• IRR: 22.9%
• Equity multiple: 3.43×
• Total profit: $61,158
• Equity at exit: $7,777

Cash invested: $25,186 (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: 157
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,403 high
• Mortgage (P&I): −$472
• Tax from tax record: −$297 /mo · $3,566/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $302

Break-even live

Break-even rent $1,021

Max offer price $89,950

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: $22,488
• Closing costs: $2,698
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1671 Shadow Ridge Ct Belleville, IL	1.0–2.0	1.0	815	$1,325	$1.62	1d	12	0.24mi
1717 La Salle St Belleville, IL	3.0	1.0	1104	$1,350	$1.22	23d	1	0.30mi
1528 Lebanon Ave Belleville, IL	2.0	1.0	900	$1,095	$1.22	12d	1	0.36mi
308 Bobbie Dr Swansea, IL	2.0	2.0	1130	$1,500	$1.33	23d	1	0.38mi
1107 Bristow St Belleville, IL	3.0	1.0	1238	$1,500	$1.21	12d	1	0.59mi
25 Glencoe Dr Belleville, IL	3.0	1.0	1200	$1,275	$1.06	23d	1	0.68mi
1308 Caseyville Ave Swansea, IL	2.0	1.0	890	$1,200	$1.35	4d	1	1.07mi

Listing history 27 events

1. 2026-06-18
   days on market $89,950 Active 57 DOM
2. 2026-06-17
   days on market $89,950 Active 56 DOM
3. 2026-06-16
   days on market $89,950 Active 55 DOM
4. 2026-06-15
   days on market $89,950 Active 54 DOM
5. 2026-06-13
   pricedays on market $89,950 Active 52 DOM
6. 2026-06-09
   days on market $99,950 Active 48 DOM
7. 2026-06-08
   days on market $99,950 Active 47 DOM
8. 2026-06-07
   days on market $99,950 Active 46 DOM
9. 2026-06-03
   days on market $99,950 Active 42 DOM
10. 2026-06-02
    days on market $99,950 Active 41 DOM
11. 2026-06-01
    days on market $99,950 Active 40 DOM
12. 2026-05-31
    days on market $99,950 Active 39 DOM
13. 2026-04-22
    listed $99,950 Active
14. 2023-02-06
    soldstatus $132,500
15. 2023-02-03
    soldstatus Closed 506-char remark

    Show marketing remark (506 chars)

    Welcome to 3 Linda Vista. The only thing missing in this cozy cottage is the beach! You'll love the sunlit view from the updated windows and the cheerful decor. The yard is large enough for a garden or play and you can watch the wildlife in the wooded area out back. Walking into the house you are welcomed by the amazing hardwood floors and lots of natural light! Down the hall, you will find 3 bedrooms and 1 bath just off the very large kitchen. Call your favorite agent today for your private showing.

16. 2023-01-11
    status Pending 506-char remark

    Show marketing remark (506 chars)

    Welcome to 3 Linda Vista. The only thing missing in this cozy cottage is the beach! You'll love the sunlit view from the updated windows and the cheerful decor. The yard is large enough for a garden or play and you can watch the wildlife in the wooded area out back. Walking into the house you are welcomed by the amazing hardwood floors and lots of natural light! Down the hall, you will find 3 bedrooms and 1 bath just off the very large kitchen. Call your favorite agent today for your private showing.

17. 2022-10-27
    price $125,000 506-char remark

    Show marketing remark (506 chars)

    Welcome to 3 Linda Vista. The only thing missing in this cozy cottage is the beach! You'll love the sunlit view from the updated windows and the cheerful decor. The yard is large enough for a garden or play and you can watch the wildlife in the wooded area out back. Walking into the house you are welcomed by the amazing hardwood floors and lots of natural light! Down the hall, you will find 3 bedrooms and 1 bath just off the very large kitchen. Call your favorite agent today for your private showing.

18. 2022-10-05
    listed $135,000 Active 506-char remark

    Show marketing remark (506 chars)

    Welcome to 3 Linda Vista. The only thing missing in this cozy cottage is the beach! You'll love the sunlit view from the updated windows and the cheerful decor. The yard is large enough for a garden or play and you can watch the wildlife in the wooded area out back. Walking into the house you are welcomed by the amazing hardwood floors and lots of natural light! Down the hall, you will find 3 bedrooms and 1 bath just off the very large kitchen. Call your favorite agent today for your private showing.

19. 2020-10-14
    soldstatus $111,000
20. 2020-10-13
    soldstatus Closed 1000-char remark

    Show marketing remark (1000 chars)

    The only thing missing in this cozy cottage is the beach! You'll love the sunlit view from the updated windows and the cheerful decor. The yard is large enough for a garden or play and you can watch the wild life in the wooded area out back. Many updates make this home move in ready for you. Hardwood floors throughout, updated windows, roof is 4 years old, appliances are 2 years. The electric was updated to 200 amp and the water heater is 2 years old. Updated plumbing, newer vanity and more. There is a divided bedroom plan. Why not use the sun room (attached to a bedroom) as a master suite? Those rooms are separated by french doors and oh what a view! An inviting open floor plan features the dine in kitchen with hand painted cabinets and tile flooring. There is a full basement under the main home with a built in garage tucked under the sun room area. This home is just north of Wade Square and close to Scott AFB, all things Belleville and has access to public transportation. Look quick!

21. 2020-09-15
    historical Active Under Contract 1000-char remark

    Show marketing remark (1000 chars)

    The only thing missing in this cozy cottage is the beach! You'll love the sunlit view from the updated windows and the cheerful decor. The yard is large enough for a garden or play and you can watch the wild life in the wooded area out back. Many updates make this home move in ready for you. Hardwood floors throughout, updated windows, roof is 4 years old, appliances are 2 years. The electric was updated to 200 amp and the water heater is 2 years old. Updated plumbing, newer vanity and more. There is a divided bedroom plan. Why not use the sun room (attached to a bedroom) as a master suite? Those rooms are separated by french doors and oh what a view! An inviting open floor plan features the dine in kitchen with hand painted cabinets and tile flooring. There is a full basement under the main home with a built in garage tucked under the sun room area. This home is just north of Wade Square and close to Scott AFB, all things Belleville and has access to public transportation. Look quick!

22. 2020-09-03
    listed $115,000 Active 1000-char remark

    Show marketing remark (1000 chars)

    The only thing missing in this cozy cottage is the beach! You'll love the sunlit view from the updated windows and the cheerful decor. The yard is large enough for a garden or play and you can watch the wild life in the wooded area out back. Many updates make this home move in ready for you. Hardwood floors throughout, updated windows, roof is 4 years old, appliances are 2 years. The electric was updated to 200 amp and the water heater is 2 years old. Updated plumbing, newer vanity and more. There is a divided bedroom plan. Why not use the sun room (attached to a bedroom) as a master suite? Those rooms are separated by french doors and oh what a view! An inviting open floor plan features the dine in kitchen with hand painted cabinets and tile flooring. There is a full basement under the main home with a built in garage tucked under the sun room area. This home is just north of Wade Square and close to Scott AFB, all things Belleville and has access to public transportation. Look quick!

23. 2018-06-08
    soldstatus Closed
24. 2018-03-26
    status Pending
25. 2018-03-17
    listed $44,100 Active
26. 2004-04-29
    soldstatus $90,000
27. 1998-07-07
    soldstatus $55,000

ⓘ 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: $3,566 · $297/mo
• Projected year-2 tax: $3,566 · $297/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: $16,838
• − Mortgage interest: −$5,039
• − Property taxes: −$3,566
• − Insurance: −$450
• − Repairs & maintenance: −$1,347
• − Management: −$1,347
• − Depreciation: −$2,617
• Taxable income: $2,473
• Est. tax owed @ 24.0%: −$594
• After-tax cash flow: $3,033/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

+81.7% since first listed

15 events — show timeline

• 2026-04-22 Listed $99,950 MARIS as Distributed by MLS Grid
• 2023-02-06 Sold (Public Records) $132,500 Public Records
• 2023-02-03 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2023-01-11 Pending — MARIS as Distributed by MLS Grid
• 2022-10-27 Price Changed $125,000 MARIS as Distributed by MLS Grid
• 2022-10-05 Listed $135,000 MARIS as Distributed by MLS Grid
• 2020-10-14 Sold (Public Records) $111,000 Public Records
• 2020-10-13 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2020-09-15 Contingent — MARIS as Distributed by MLS Grid
• 2020-09-03 Listed $115,000 MARIS as Distributed by MLS Grid
• 2018-06-08 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2018-03-26 Pending — MARIS as Distributed by MLS Grid
• 2018-03-17 Listed $44,100 MARIS as Distributed by MLS Grid
• 2004-04-29 Sold (Public Records) $90,000 Public Records
• 1998-07-07 Sold (Public Records) $55,000 Public Records

Property tax history

+8.0%/yr

Latest (2024): $3,566 · +41.5% YoY. Source: county tax records.