300 Longview Dr · Belleville, IL 62223

$140,000

2 bd · 3.0 ba · 1,020 sqft · SingleFamily public records · 2 Days on market

Built 1955 10,018 sqft lot Est $161k · 13% under

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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).

• ARV discount +13.4/15.0
• Appreciation +9.8/10.0
• Cash flow +7.8/30.0
• Livability +3.9/5.0
• 1% rule +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• DSCR +1.9/10.0

Listing remarks

Located on a large corner lot in Ogles Subdivision, this charming 2 bedroom, 1 bath all brick home offers the perfect combination of comfort and low maintenance living. The spacious main floor living room flows seamlessly into a separate dining area, creating a functional layout for everyday living and entertaining. The home features a nicely maintained kitchen and bathroom, adding to its move in ready appeal. An oversized one car garage provides additional storage and includes the washer and dryer. Step outside to enjoy the covered backyard patio and private backyard. With just the right amount of square footage, this home is ideal for anyone seeking reliable living without the upkeep of a

Key facts

• 0.23 acre lot
• Garage
• Built 1955

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer; Electric service (Ameren); Electricity connected; Natural gas connected; Water connected; Sewer connected
• Home design: Single-family residence; One story; Private ownership
• Construction: Brick construction
• Exterior features: Covered patio; Corner lot

Interior

• Kitchen: Electric range; Microwave; Dishwasher
• Bedrooms: Two bedrooms on the main level
• Flooring: Carpet
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (electric)
• Interior features: Dishwasher; Dryer; Microwave; Electric Range; Washer
• Laundry & utility: Washer and dryer

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $-154 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $113k (19.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $120k (14.1% below list).
• Recommended offer: $113k (19.4% below list) — sets the bar for cash-flow.

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: 103 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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

• In year one you build about $14k of equity ($968 loan paydown + $13k appreciation (9.5% local appreciation)).
• St. Clair County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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: property tax is 2.7% 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 $112,878 (19.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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. 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?
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: 0.86% ✗
• Cap rate: 4.98%
• Cash-on-cash: -4.70%
• DSCR: 0.79
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $161,160
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
408 Southgate Dr	0.13mi	2/1.0	1,068 (+5%)	2mo	$159,500	$149	76
13 Chamberlain Ct	0.28mi	2/1.0	1,110 (+9%)	1mo	$165,000	$149	64
1218 Express Dr	0.44mi	3/1.5 (+1)	991 (-3%)	1mo	$115,000	$116	63
140 Willow Creek Rd	0.46mi	3/2.0 (+1)	1,048 (+3%)	4mo	$129,900	$124	62
412 Longview Dr	0.21mi	3/1.5 (+1)	1,120 (+10%)	5mo	$190,000	$170	59
6100 N Belt W	0.55mi	3/1.0 (+1)	974 (-4%)	2mo	$169,900	$174	52
30 Brittany Ln	0.43mi	3/1.0 (+1)	1,082 (+6%)	7mo	$169,900	$157	51
204 Southgate Dr	0.31mi	3/1.0 (+1)	1,152 (+13%)	1mo	$195,000	$169	50
108 Lakeview Dr	0.71mi	3/1.0 (+1)	1,040 (+2%)	1mo	$165,000	$159	50
905 Blue Ridge Dr	0.32mi	3/1.0 (+1)	1,152 (+13%)	6mo	$181,500	$158	45
424 Oliver Lee Dr	0.68mi	2/2.0	910 (-11%)	2mo	$160,000	$176	44
425 S 47th St	0.67mi	2/1.0	1,116 (+9%)	3mo	$78,000	$70	43

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

9.5% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.9%
• Equity multiple: 2.58×
• Total profit: $61,798
• Equity at exit: $121,045

10-year hold

• IRR: 18.3%
• Equity multiple: 5.81×
• Total profit: $188,731
• Equity at exit: $255,817

Cash invested: $39,200 (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 62223

• Home prices YoY: 3.8%
• Active inventory: 103
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,202 high
• Mortgage (P&I): −$734
• Tax from tax record: −$311 /mo · $3,732/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $-154

Break-even live

Break-even rent $1,397

Max offer price $112,878

Occupancy floor —

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6105 W Washington St Belleville, IL	3.0	1.5	1120	$1,575	$1.41	23d	1	0.36mi
920 S 74th St Belleville, IL	2.0	1.0	1300	$1,400	$1.08	12d	1	0.55mi
7235 Westfield Plaza Dr Belleville, IL	1.0–2.0	1.0	795	$975	$1.23	2d	1	0.69mi
219 Freedom Dr Unit 228-G Belleville, IL	2.0	1.0	936	$895	$0.96	4d	1	0.98mi
219 Freedom Dr Unit 232-Q Belleville, IL	2.0	1.0	936	$895	$0.96	17d	1	0.98mi
219 Freedom Dr Unit 228-P Belleville, IL	2.0	1.0	936	$970	$1.04	23d	1	0.99mi
219 Freedom Dr Unit 232-B Belleville, IL	2.0	1.0	936	$895	$0.96	23d	1	0.99mi
56 Friendly Dr Belleville, IL	2.0	1.0	1000	$1,550	$1.55	23d	1	1.21mi
5784 Brett Michael Ln Belleville, IL	1.0–2.0	1.0–2.0	801	$1,195	$1.49	7d	7	1.25mi

Listing history 8 events

1. 2026-05-16
   status Pending
2. 2026-05-15
   listed $140,000 Active
3. 2026-05-12
   historical $140,000
4. 2022-03-17
   soldstatus $125,000
5. 2016-06-13
   soldstatus Closed
6. 2016-06-13
   soldstatus $62,500
7. 2016-05-27
   historical
8. 2016-05-27
   listed $62,500 Active

ⓘ 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: $3,732 · $311/mo
• Projected year-2 tax: $3,732 · $311/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: $14,430
• − Mortgage interest: −$7,842
• − Property taxes: −$3,732
• − Insurance: −$700
• − Repairs & maintenance: −$1,154
• − Management: −$1,154
• − Depreciation: −$4,073
• Taxable loss: −$4,226
• Est. tax savings @ 24.0%: +$1,014
• After-tax cash flow: $-828/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): 16,269
• Household income: $73,700
• Rent vs Own: 23.6% rent · 76.4% own
• Severe rent burden: 656.0

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 (62%)
• Race & ethnicity: White 62% Black 27% Two or more races 9% Hispanic / Latino 4%
• Common ancestry: Romanian 3% Lithuanian 3% Slovak 2%
• Foreign-born: 2% · Canada, Guatemala
• Languages at home: 96% English-only · Spanish 2%

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: ▲ 9.50%
• Current HPI: 259.15
• Rent YoY: —
• 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

+124.0% since first listed

8 events — show timeline

• 2026-05-16 Pending — MARIS as Distributed by MLS Grid
• 2026-05-15 Listed $140,000 MARIS as Distributed by MLS Grid
• 2026-05-12 Coming Soon $140,000 MARIS as Distributed by MLS Grid
• 2022-03-17 Sold (Public Records) $125,000 Public Records
• 2016-06-13 Sold (Public Records) $62,500 Public Records
• 2016-06-13 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2016-05-27 Delisted — MARIS as Distributed by MLS Grid
• 2016-05-27 Listed $62,500 MARIS as Distributed by MLS Grid

Property tax history

+14.4%/yr

Latest (2024): $3,732 · +12.9% YoY. Source: county tax records.