7632 Westchester Dr · Belleville, IL 62223

$162,500

3 bd · 2.0 ba · 1,100 sqft · SingleFamily public records · 81 Days on market

Built 1965 9,583 sqft lot Est $150k · 9% 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).

• Appreciation +9.8/10.0
• Cash flow +9.2/30.0
• Livability +3.9/5.0
• ARV discount +3.6/15.0
• 1% rule +3.4/10.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

Price Reduced ~ Just a little cleaning up outside with new paint and flooring and you have got yourself a nice home! Large fenced backyard with two sheds that stay for extra storage! Three beds and bath ~ kitchen remodeled in last few years with separate dining area. Come take a look!

Key facts

• 9,583 sq ft lot
• Garage
• Built 1965

Property features AI

Finance

• Financial info: No second mortgage indicated

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer; Electric service (Ameren); Electricity connected; Water connected; Sewer connected
• Home design: Single-family residence; One level
• Construction: Brick exterior; Architectural shingle roof
• Exterior features: Front yard; Back yard; Shed(s)

Interior

• Kitchen: Main-level kitchen (12x9)
• Bedrooms: Three bedrooms, all on the main level (13x10; 10x10; plus one with unspecified dimensions)
• Bathrooms: One full bathroom on the main level (9x7)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Living room (17x14); Dining room (10x10); Additional main-level room (14x10)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $162k.

Deal economics

• At list price, monthly cash flow is $-121 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $141k (13.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $136k (16.1% below list).
• Recommended offer: $136k (16.1% below list) — sets the bar for 1% rule.

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: Ellis Elem School (math 34% / reading 34%, grade F, #517 of 2,056 statewide, top 28%, 358 students, 0% FRL); Harmony Intermediate Center (math 11% / reading 18%, grade F, #517 of 665 statewide, top 79%, 227 students, 0% FRL); Belleville High School-West (math 19% / reading 26%, grade F, #317 of 693 statewide, top 46%, 2,234 students, 0% FRL).
• Market conditions: 102 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $17k of equity ($1k loan paydown + $15k 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 ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($153k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y ago; this cycle's ask has dropped $12k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $54k; list at $162k implies a 204% gain — meaningful room to come down on a strong offer.

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 $136,287 (16.1% 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. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.84% ✗
• Cap rate: 5.40%
• Cash-on-cash: -3.19%
• DSCR: 0.86
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $149,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
204 Whitehall Ct	0.39mi	3/2.0	1,184 (+8%)	5mo	$149,900	$127	65
116 Lynnhaven Dr	0.13mi	3/1.0	1,232 (+12%)	10mo	$165,000	$134	62
13 Chamberlain Ct	0.61mi	2/1.0 (-1)	1,110 (+1%)	1mo	$165,000	$149	60
1218 Express Dr	0.48mi	3/1.5	991 (-10%)	1mo	$115,000	$116	58
22 Briarwood Dr	0.63mi	3/1.0	1,100 (0%)	12mo	$159,900	$145	57
905 Blue Ridge Dr	0.57mi	3/1.0	1,152 (+5%)	7mo	$181,500	$158	56
212 Dorchester Dr	0.50mi	3/1.0	1,150 (+4%)	12mo	$125,000	$109	55
311 Chevy Chase Dr	0.74mi	3/2.5	1,176 (+7%)	1mo	$245,000	$208	51
928 Werner Rd	0.64mi	2/1.0 (-1)	1,100 (0%)	14mo	$149,900	$136	50
7112 Carr Dr	0.61mi	3/1.0	1,079 (-2%)	18mo	$139,500	$129	49
8317 Old Saint Louis Rd	0.62mi	2/1.0 (-1)	1,060 (-4%)	12mo	$180,000	$170	46
7108 Carr Dr	0.63mi	2/1.0 (-1)	1,152 (+5%)	14mo	$144,900	$126	42

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: 20.9%
• Equity multiple: 2.66×
• Total profit: $75,325
• Equity at exit: $140,499

10-year hold

• IRR: 19.1%
• Equity multiple: 5.98×
• Total profit: $226,679
• Equity at exit: $296,931

Cash invested: $45,500 (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: 102
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,363 medium
• Mortgage (P&I): −$852
• Tax from tax record: −$278 /mo · $3,333/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $-121

Break-even live

Break-even rent $1,516

Max offer price $141,134

Occupancy floor —

Sensitivity live

Price	-10% $-29	-5% $-75	+0% $-121	+5% $-167	+10% $-213
Rent	-10% $-229	-5% $-175	+0% $-121	+5% $-67	+10% $-13
Rate	-1.0pp $-39	-0.5pp $-80	base $-121	+0.5pp $-163	+1.0pp $-206

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: $40,625
• Closing costs: $4,875
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
920 S 74th St Belleville, IL	2.0	1.0	1300	$1,400	$1.08	15d	1	0.42mi
7235 Westfield Plaza Dr Belleville, IL	1.0–2.0	1.0	795	$975	$1.23	5d	1	0.62mi
6105 W Washington St Belleville, IL	3.0	1.5	1120	$1,575	$1.41	26d	1	1.27mi

Listing history 31 events

1. 2026-06-22
   days on market $162,500 Active 81 DOM
2. 2026-06-21
   days on market $162,500 Active 80 DOM
3. 2026-06-19
   price $162,500 Active 77 DOM
4. 2026-06-18
   days on market $174,500 Active 77 DOM
5. 2026-06-17
   days on market $174,500 Active 76 DOM
6. 2026-06-16
   days on market $174,500 Active 75 DOM
7. 2026-06-15
   days on market $174,500 Active 74 DOM
8. 2026-06-13
   days on market $174,500 Active 72 DOM
9. 2026-06-09
   days on market $174,500 Active 68 DOM
10. 2026-06-08
    days on market $174,500 Active 67 DOM
11. 2026-06-07
    days on market $174,500 Active 66 DOM
12. 2026-06-03
    days on market $174,500 Active 62 DOM
13. 2026-06-02
    days on market $174,500 Active 61 DOM
14. 2026-06-02
    price $174,500 Active 60 DOM
15. 2026-06-01
    days on market $174,900 Active 60 DOM
16. 2026-05-31
    days on market $174,900 Active 59 DOM
17. 2026-04-03
    listed $175,000 Active
18. 2026-03-27
    historical $175,000
19. 2021-05-21
    soldstatus $53,500
20. 2021-05-03
    soldstatus Closed 285-char remark

    Show marketing remark (285 chars)

    Price Reduced ~ Just a little cleaning up outside with new paint and flooring and you have got yourself a nice home! Large fenced backyard with two sheds that stay for extra storage! Three beds and bath ~ kitchen remodeled in last few years with separate dining area. Come take a look!

21. 2021-04-07
    status Pending 285-char remark

    Show marketing remark (285 chars)

    Price Reduced ~ Just a little cleaning up outside with new paint and flooring and you have got yourself a nice home! Large fenced backyard with two sheds that stay for extra storage! Three beds and bath ~ kitchen remodeled in last few years with separate dining area. Come take a look!

22. 2021-04-03
    status Active 285-char remark

    Show marketing remark (285 chars)

    Price Reduced ~ Just a little cleaning up outside with new paint and flooring and you have got yourself a nice home! Large fenced backyard with two sheds that stay for extra storage! Three beds and bath ~ kitchen remodeled in last few years with separate dining area. Come take a look!

23. 2021-03-26
    status Pending 285-char remark

    Show marketing remark (285 chars)

    Price Reduced ~ Just a little cleaning up outside with new paint and flooring and you have got yourself a nice home! Large fenced backyard with two sheds that stay for extra storage! Three beds and bath ~ kitchen remodeled in last few years with separate dining area. Come take a look!

24. 2021-03-24
    price $50,000 285-char remark

    Show marketing remark (285 chars)

    Price Reduced ~ Just a little cleaning up outside with new paint and flooring and you have got yourself a nice home! Large fenced backyard with two sheds that stay for extra storage! Three beds and bath ~ kitchen remodeled in last few years with separate dining area. Come take a look!

25. 2021-03-22
    status Active 285-char remark

    Show marketing remark (285 chars)

    Price Reduced ~ Just a little cleaning up outside with new paint and flooring and you have got yourself a nice home! Large fenced backyard with two sheds that stay for extra storage! Three beds and bath ~ kitchen remodeled in last few years with separate dining area. Come take a look!

26. 2021-03-01
    historical Active Under Contract 285-char remark

    Show marketing remark (285 chars)

    Price Reduced ~ Just a little cleaning up outside with new paint and flooring and you have got yourself a nice home! Large fenced backyard with two sheds that stay for extra storage! Three beds and bath ~ kitchen remodeled in last few years with separate dining area. Come take a look!

27. 2021-02-09
    status Active 285-char remark

    Show marketing remark (285 chars)

    Price Reduced ~ Just a little cleaning up outside with new paint and flooring and you have got yourself a nice home! Large fenced backyard with two sheds that stay for extra storage! Three beds and bath ~ kitchen remodeled in last few years with separate dining area. Come take a look!

28. 2021-02-08
    historical Active Under Contract 285-char remark

    Show marketing remark (285 chars)

    Price Reduced ~ Just a little cleaning up outside with new paint and flooring and you have got yourself a nice home! Large fenced backyard with two sheds that stay for extra storage! Three beds and bath ~ kitchen remodeled in last few years with separate dining area. Come take a look!

29. 2020-12-29
    listed $79,900 Active 285-char remark

    Show marketing remark (285 chars)

    Price Reduced ~ Just a little cleaning up outside with new paint and flooring and you have got yourself a nice home! Large fenced backyard with two sheds that stay for extra storage! Three beds and bath ~ kitchen remodeled in last few years with separate dining area. Come take a look!

30. 2004-07-30
    soldstatus $93,000
31. 2003-07-03
    soldstatus $91,000

ⓘ 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: $3,333 · $278/mo
• Projected year-2 tax: $3,511 · $293/mo
• Expected delta: +$178/yr (+$15/mo · 5.3%)

ⓘ 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: $16,354
• − Mortgage interest: −$9,103
• − Property taxes: −$3,333
• − Insurance: −$812
• − Repairs & maintenance: −$1,308
• − Management: −$1,308
• − Depreciation: −$4,727
• Taxable loss: −$4,237
• Est. tax savings @ 24.0%: +$1,017
• After-tax cash flow: $-434/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

+92.3% since first listed

15 events — show timeline

• 2026-04-03 Listed $175,000 MARIS as Distributed by MLS Grid
• 2026-03-27 Coming Soon $175,000 MARIS as Distributed by MLS Grid
• 2021-05-21 Sold (Public Records) $53,500 Public Records
• 2021-05-03 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2021-04-07 Pending — MARIS as Distributed by MLS Grid
• 2021-04-03 Relisted — MARIS as Distributed by MLS Grid
• 2021-03-26 Pending — MARIS as Distributed by MLS Grid
• 2021-03-24 Price Changed $50,000 MARIS as Distributed by MLS Grid
• 2021-03-22 Relisted — MARIS as Distributed by MLS Grid
• 2021-03-01 Contingent — MARIS as Distributed by MLS Grid
• 2021-02-09 Relisted — MARIS as Distributed by MLS Grid
• 2021-02-08 Contingent — MARIS as Distributed by MLS Grid
• 2020-12-29 Listed $79,900 MARIS as Distributed by MLS Grid
• 2004-07-30 Sold (Public Records) $93,000 Public Records
• 2003-07-03 Sold (Public Records) $91,000 Public Records

Property tax history

+4.2%/yr

Latest (2024): $3,333 · +7.1% YoY. Source: county tax records.