109 Cascade Dr · Belleville, IL 62223

$116,999

3 bd · 2.0 ba · 936 sqft · SingleFamily public records · 25 Days on market

Built 1955 8,276 sqft lot Est $129k · 9% 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 +21.5/30.0
• ARV discount +11.7/15.0
• Appreciation +9.8/10.0
• DSCR +6.9/10.0
• 1% rule +5.9/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks

Step into 109 Cascade DR, a Three Bedroom & One Bath charming single-family residence built in 1955 that promises a lifestyle of comfort and convenience. This inviting property offers a unique opportunity to own a home with character and potential. This is a property that's already producing, whether you are a new investor or seasoned investor looking to add to your portfolio, This is a great addition. (1 of 4 properties that can be packaged together). This property is being sold in as is condition. Please verify all Data for accuracy.

Key facts

• 8,276 sq ft lot
• Garage
• Built 1955

Property features AI

Exterior

• Parking: Attached garage (1 car) — garage size approx. 14 x 24; Garage(s) on property
• Security: Carbon monoxide detector(s)
• Utilities: Public water; Sewer connected; Electricity connected (Ameren and other)
• Home design: Single-family residence; One story; Updated / remodeled; Private ownership; Raised foundation; Living area approx. 936 (per assessor)
• Construction: Vinyl siding; Shingle roof
• Exterior features: Awnings on porch/patio; No fencing; Panel doors; Lot with aggregate road frontage; Lot dimensions approximately 120 x 70

Interior

• Bedrooms: 3 bedrooms, all on the main level
• Flooring: Carpet; Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Central air conditioning; Ceiling fan(s)
• Interior features: Ceiling fans
• Laundry & utility: Laundry area (other)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $117k.

Deal economics

• At list price, monthly cash flow is $176 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $117k).
• Recommended offer: $115k (1.5% below list) — sets the bar for market timing.

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; 1 comparable units currently listed for rent nearby; 783 units permitted in St. Clair County in 2024 (378 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($809 loan paydown + $11k 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.
• At projected returns (9.5% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($115k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask is 9% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $78k; 50% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: 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 $115,244 (1.5% below list)

Questions for the listing agent

1. Built in 1955 — 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: 1.09% ✓
• Cap rate: 8.10%
• Cash-on-cash: 6.46%
• DSCR: 1.29
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $129,168
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
120 Edgewood Dr	0.16mi	2/1.0 (-1)	888 (-5%)	10mo	$89,000	$100	66
109 Bethesda Dr	0.11mi	2/1.0 (-1)	840 (-10%)	8mo	$55,000	$65	62
11 Richard Pl	0.36mi	2/1.0 (-1)	864 (-8%)	1mo	$130,000	$150	60
600 Fern Dr	0.44mi	3/2.0	900 (-4%)	18mo	$116,500	$129	58
512 Pembroke Dr	0.23mi	3/2.0	1,069 (+14%)	10mo	$160,000	$150	57
500 Fern Dr	0.36mi	3/1.0	975 (+4%)	21mo	$154,900	$159	55
638 Monica Dr	0.67mi	2/1.0 (-1)	958 (+2%)	13mo	$111,900	$117	45
540 Valencia Dr	0.46mi	4/2.0 (+1)	1,050 (+12%)	13mo	$82,500	$79	42
631 Monica	0.63mi	3/1.0	1,057 (+13%)	7mo	$145,999	$138	39
8317 Old Saint Louis Rd	0.52mi	2/1.0 (-1)	1,060 (+13%)	12mo	$180,000	$170	35

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: 28.0%
• Equity multiple: 3.17×
• Total profit: $70,995
• Equity at exit: $101,158

10-year hold

• IRR: 24.6%
• Equity multiple: 7.09×
• Total profit: $199,347
• Equity at exit: $213,788

Cash invested: $32,760 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,276 medium
• Mortgage (P&I): −$614
• Tax from tax record: −$170 /mo · $2,036/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $176

Break-even live

Break-even rent $1,053

Max offer price $116,999

Occupancy floor 81%

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: $29,250
• Closing costs: $3,510
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7235 Westfield Plaza Dr Belleville, IL	1.0–2.0	1.0	795	$975	$1.23	2d	1	1.04mi

Listing history 20 events

1. 2026-06-18
   days on market $116,999 Active 25 DOM
2. 2026-06-17
   days on market $116,999 Active 24 DOM
3. 2026-06-16
   days on market $116,999 Active 23 DOM
4. 2026-06-15
   days on market $116,999 Active 22 DOM
5. 2026-06-13
   days on market $116,999 Active 20 DOM
6. 2026-06-09
   days on market $116,999 Active 16 DOM
7. 2026-06-08
   days on market $116,999 Active 15 DOM
8. 2026-06-07
   days on market $116,999 Active 14 DOM
9. 2026-06-03
   days on market $116,999 Active 10 DOM
10. 2026-06-02
    days on market $116,999 Active 9 DOM
11. 2026-06-01
    days on market $116,999 Active 8 DOM
12. 2026-05-31
    days on market $116,999 Active 7 DOM
13. 2026-05-22
    historical $116,999
14. 2025-09-15
    listed $106,999 Active
15. 2025-05-19
    status Active
16. 2025-02-10
    listed $112,999 Active
17. 2023-07-17
    soldstatus $78,000
18. 2023-07-17
    soldstatus $1,369,000
19. 2022-05-17
    soldstatus $70,000
20. 2022-05-17
    soldstatus $146,000

ⓘ 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: $2,036 · $170/mo
• Projected year-2 tax: $2,346 · $196/mo
• Expected delta: +$310/yr (+$26/mo · 15.2%)

ⓘ 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,316
• − Mortgage interest: −$6,554
• − Property taxes: −$2,036
• − Insurance: −$585
• − Repairs & maintenance: −$1,225
• − Management: −$1,225
• − Depreciation: −$3,404
• Taxable income: $287
• Est. tax owed @ 24.0%: −$69
• After-tax cash flow: $2,047/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): 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

+67.1% since first listed

8 events — show timeline

• 2026-05-22 Coming Soon $116,999 MARIS as Distributed by MLS Grid
• 2025-09-15 Listed $106,999 MARIS as Distributed by MLS Grid
• 2025-05-19 Relisted — MARIS as Distributed by MLS Grid
• 2025-02-10 Listed $112,999 MARIS as Distributed by MLS Grid
• 2023-07-17 Sold (Public Records) $1,369,000 Public Records
• 2023-07-17 Sold (Public Records) $78,000 Public Records
• 2022-05-17 Sold (Public Records) $146,000 Public Records
• 2022-05-17 Sold (Public Records) $70,000 Public Records

Property tax history

+5.1%/yr

Latest (2024): $2,036 · +6.9% YoY. Source: county tax records.