939 Green Mount Ln · Belleville, IL 62220

$95,000

2 bd · 2.0 ba · 700 sqft · SingleFamily public records · 359 Days on market

Built 1949 7,840 sqft lot Est $78k · 22% over

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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 +17.7/30.0
• DSCR +5.5/10.0
• 1% rule +5.2/10.0
• Rent growth +5.0/5.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Why rent when you could buy for less! This property has been renovated from head to toe and is move in ready. The living room offers laminate floors, kitchen w/ under cabinet lighting & tile back splash, newer bath w/ tile shower surround, nice vanity & tile floor and 2 nice size bedrooms. Large laundry room could double as bonus room and leads to the fenced in backyard. Great back yard is landscaped well and features an above ground pool(new liner, pump and filter 2014). This property had a new roof(14), new garage roof(13), new fascia(14), updated electric, new siding(05) and newer windows leaving nothing left to do. Priced under $50,000 leaves your mortgage payment less than renting. Conveniently located to Scott AFB, highways, metro link and shopping.

Key facts

• 7,840 sq ft lot
• Garage
• Built 1949

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Slab foundation
• Construction: Built (year per public records); Slab foundation
• Exterior features: Lot approximately 0.18 acres; Public water; Public sewer

Interior

• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Forced air heat; Central air conditioning
• Interior features: Forced air heating; Central air conditioning; One-level living

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $77 ($922/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($969 rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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 (+14.5%/yr); 148 active listings in the ZIP; 4 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

• Local home prices are declining (-3.0%/yr); year-one equity from $657 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 $27k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 359 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y 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.
• Current owner paid $53k; list at $95k implies a 79% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1949 — 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 $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 359 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.02% ✓
• Cap rate: 7.26%
• Cash-on-cash: 3.47%
• DSCR: 1.15
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $77,700
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1150 Lilac Dr	0.53mi	2/1.0	768 (+10%)	1mo	$95,000	$124	54
1424 Bel Aire Dr	0.37mi	2/1.0	768 (+10%)	11mo	$85,000	$111	53
21 Rusty Wil Dr	0.55mi	2/1.0	672 (-4%)	15mo	$52,650	$78	52
15 Rusty Wil	0.58mi	2/1.0	672 (-4%)	20mo	$79,500	$118	45
1150 Wabash Ave	0.60mi	2/1.0	768 (+10%)	10mo	$75,000	$98	44
1304 Rose Del Dr	0.60mi	2/1.0	768 (+10%)	19mo	$85,000	$111	36

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: -5.1%
• Equity multiple: 0.80×
• Total profit: $-5,342
• Equity at exit: $14,165

10-year hold

• IRR: 9.9%
• Equity multiple: 1.94×
• Total profit: $25,106
• Equity at exit: $8,214

Cash invested: $26,600 (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: 8.2×

Monthly cashflow live

• Estimated rent: $969 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$151 /mo · $1,813/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$204
• Net cashflow: $77

Break-even live

Break-even rent $872

Max offer price $95,000

Occupancy floor 87%

Sensitivity live

Price	-10% $131	-5% $104	+0% $77	+5% $50	+10% $23
Rent	-10% $0	-5% $39	+0% $77	+5% $115	+10% $153
Rate	-1.0pp $125	-0.5pp $101	base $77	+0.5pp $52	+1.0pp $27

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1021 Brookshire Ct Belleville, IL	1.0	1.0	650	$925	$1.42	17d	1	0.98mi
2901 West Blvd Belleville, IL	1.0	1.0	650	$925	$1.42	4d	1	0.99mi
1048 Brookshire Ct Belleville, IL	1.0	1.0	650	$925	$1.42	18d	1	0.99mi
229 S Church St Belleville, IL	1.0	1.0	636	$750	$1.18	24d	1	1.47mi

Listing history 12 events

1. 2026-06-02
   days on market $95,000 Active 359 DOM
2. 2026-06-01
   days on market $95,000 Active 358 DOM
3. 2026-05-31
   days on market $95,000 Active 357 DOM
4. 2026-03-03
   price $95,000
5. 2025-09-17
   price $96,000
6. 2025-06-09
   listed $97,500 Active
7. 2025-06-08
   historical $97,500
8. 2023-09-11
   soldstatus $53,000
9. 2015-04-20
   soldstatus $46,000
10. 2015-04-17
    soldstatus 780-char remark

    Show marketing remark (780 chars)

    Why rent when you could buy for less! This property has been renovated from head to toe and is move in ready. The living room offers laminate floors, kitchen w/ under cabinet lighting & tile back splash, newer bath w/ tile shower surround, nice vanity & tile floor and 2 nice size bedrooms. Large laundry room could double as bonus room and leads to the fenced in backyard. Great back yard is landscaped well and features an above ground pool(new liner, pump and filter 2014). This property had a new roof(14), new garage roof(13), new fascia(14), updated electric, new siding(05) and newer windows leaving nothing left to do. Priced under $50,000 leaves your mortgage payment less than renting. Conveniently located to Scott AFB, highways, metro link and shopping.

11. 2015-01-12
    listed $49,900 780-char remark

    Show marketing remark (780 chars)

    Why rent when you could buy for less! This property has been renovated from head to toe and is move in ready. The living room offers laminate floors, kitchen w/ under cabinet lighting & tile back splash, newer bath w/ tile shower surround, nice vanity & tile floor and 2 nice size bedrooms. Large laundry room could double as bonus room and leads to the fenced in backyard. Great back yard is landscaped well and features an above ground pool(new liner, pump and filter 2014). This property had a new roof(14), new garage roof(13), new fascia(14), updated electric, new siding(05) and newer windows leaving nothing left to do. Priced under $50,000 leaves your mortgage payment less than renting. Conveniently located to Scott AFB, highways, metro link and shopping.

12. 2001-09-07
    soldstatus $24,500

ⓘ 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: $1,813 · $151/mo
• Projected year-2 tax: $1,985 · $165/mo
• Expected delta: +$172/yr (+$14/mo · 9.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X · 20% 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 2% 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: $11,631
• − Mortgage interest: −$5,321
• − Property taxes: −$1,813
• − Insurance: −$475
• − Repairs & maintenance: −$930
• − Management: −$930
• − Depreciation: −$2,764
• Taxable loss: −$603
• Est. tax savings @ 24.0%: +$145
• After-tax cash flow: $1,067/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

+287.8% since first listed

9 events — show timeline

• 2026-03-03 Price Changed $95,000 MARIS as Distributed by MLS Grid
• 2025-09-17 Price Changed $96,000 MARIS as Distributed by MLS Grid
• 2025-06-09 Listed $97,500 MARIS as Distributed by MLS Grid
• 2025-06-08 Coming Soon $97,500 MARIS as Distributed by MLS Grid
• 2023-09-11 Sold (Public Records) $53,000 Public Records
• 2015-04-20 Sold (Public Records) $46,000 Public Records
• 2015-04-17 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2015-01-12 Listed $49,900 MARIS as Distributed by MLS Grid
• 2001-09-07 Sold (Public Records) $24,500 Public Records

Property tax history

+6.3%/yr

Latest (2024): $1,813 · +5.8% YoY. Source: county tax records.