7813 W Main St · Belleville, IL 62223

$175,000

4 bd · 2.0 ba · 1,200 sqft · SingleFamily public records · 229 Days on market

Built 1925 6,969 sqft lot Est $158k · 10% 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 +14.6/30.0
• Appreciation +9.8/10.0
• DSCR +4.4/10.0
• 1% rule +4.0/10.0
• Livability +3.9/5.0
• ARV discount +2.8/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

Beautiful story and half home with 2 upstairs bedrooms and a bathroom. 2 additional bedrooms on the main floor with another bathroom, and all new flooring though out. New light fixtures in all the rooms, upgraded electric, and full unfinished cellar. Lots of character in this wonderful home.

Key facts

• 2 car carport
• Upgraded electric
• New light fixtures

Tags

• LVP FLOORING
• NEW LIGHT FIXTURES
• UPGRADED ELECTRIC
• FULL UNFINISHED BASEMENT
• SHED FOR EXTRA STORAGE
• 2 CAR CARPORT

Property features AI

Finance

• Other: Private ownership
• Financial info: Lease not considered
• HOA & community: No association fees

Exterior

• Parking: 2 total parking spaces; 2-space carport; Asphalt driveway/parking surface
• Security: Carbon monoxide detector(s); Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity single phase; Electricity, natural gas, sewer and water connected
• Home design: Single family residence; Attached property; Updated/remodeled condition; One and one-half levels; House structure
• Construction: Brick, brick veneer, and stone veneer exterior materials; Architectural shingle roof; Block foundation
• Exterior features: Covered front porch; Panel doors and storm doors; City lot, level; Asphalt road frontage

Interior

• Kitchen: Kitchen on main level (12 x 10)
• Bedrooms: 4 bedrooms total (2 on the main level, 2 on the upper level)
• Bathrooms: 2 full bathrooms (1 on the main level, 1 on the upper level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Window unit(s) for additional cooling; Electric cooling components
• Interior features: Walk-in closets; Whirlpool; Insulated windows; Low emissivity windows; Stained glass; No fireplace
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $41 ($495/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $158k (9.5% below list).
• Recommended offer: $154k (12.0% 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 $18k of equity ($1k loan paydown + $17k 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 $49k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 229 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 5 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.
• Current owner paid $50k; list at $175k implies a 250% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — 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 $154,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 229 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 1925 — 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: 0.90% ✗
• Cap rate: 6.58%
• Cash-on-cash: 1.01%
• DSCR: 1.04
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $158,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7522 Claymont Ct #3	0.33mi	3/2.0 (-1)	1,260 (+5%)	2mo	$149,500	$119	69
34 Forest Ln	0.37mi	3/1.5 (-1)	1,177 (-2%)	14mo	$155,000	$132	61
233 Sunset Dr	0.60mi	3/1.0 (-1)	1,183 (-1%)	0mo	$159,900	$135	60
7535 Claymont Ct #1	0.30mi	3/2.0 (-1)	1,260 (+5%)	19mo	$159,900	$127	57
3 Hilldale Dr	0.49mi	4/2.0	1,080 (-10%)	8mo	$189,900	$176	54
7105 Northern Dr	0.54mi	3/1.0 (-1)	1,232 (+3%)	13mo	$85,000	$69	50
23 Lakewood Dr	0.54mi	3/1.0 (-1)	1,111 (-7%)	17mo	$129,980	$117	39
117 Carson Dr	0.61mi	3/1.0 (-1)	1,137 (-5%)	18mo	$129,900	$114	38
17 Lakeview Dr	0.58mi	3/1.0 (-1)	1,300 (+8%)	14mo	$135,000	$104	38
22 Briarwood Dr	0.69mi	3/1.0 (-1)	1,100 (-8%)	12mo	$159,900	$145	35
108 Lakeview Dr	0.73mi	3/1.0 (-1)	1,040 (-13%)	1mo	$165,000	$159	34
6914 W A St	0.58mi	3/1.0 (-1)	1,364 (+14%)	12mo	$199,900	$147	31

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: 24.0%
• Equity multiple: 2.88×
• Total profit: $91,995
• Equity at exit: $151,306

10-year hold

• IRR: 21.4%
• Equity multiple: 6.46×
• Total profit: $267,460
• Equity at exit: $319,771

Cash invested: $49,000 (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: 9.2×

Monthly cashflow live

• Estimated rent: $1,583 medium
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $41

Break-even live

Break-even rent $1,531

Max offer price $175,000

Occupancy floor 92%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	1.05mi

Listing history 30 events

1. 2026-06-18
   days on market $175,000 Active 229 DOM
2. 2026-06-17
   days on market $175,000 Active 228 DOM
3. 2026-06-16
   days on market $175,000 Active 227 DOM
4. 2026-06-15
   days on market $175,000 Active 226 DOM
5. 2026-06-13
   days on market $175,000 Active 224 DOM
6. 2026-06-09
   days on market $175,000 Active 220 DOM
7. 2026-06-08
   days on market $175,000 Active 219 DOM
8. 2026-06-07
   days on market $175,000 Active 218 DOM
9. 2026-06-03
   days on market $175,000 Active 214 DOM
10. 2026-06-02
    days on market $175,000 Active 213 DOM
11. 2026-06-01
    days on market $175,000 Active 212 DOM
12. 2026-05-31
    days on market $175,000 Active 211 DOM
13. 2026-03-28
    status Active
14. 2026-03-28
    price $175,000
15. 2025-10-29
    listed $180,000 Active
16. 2017-10-05
    status Pending 294-char remark

    Show marketing remark (294 chars)

    Beautiful story and half home with 2 upstairs bedrooms and a bathroom. 2 additional bedrooms on the main floor with another bathroom, and all new flooring though out. New light fixtures in all the rooms, upgraded electric, and full unfinished cellar. Lots of character in this wonderful home.

17. 2017-10-04
    soldstatus $50,000
18. 2017-10-03
    soldstatus Closed 294-char remark

    Show marketing remark (294 chars)

    Beautiful story and half home with 2 upstairs bedrooms and a bathroom. 2 additional bedrooms on the main floor with another bathroom, and all new flooring though out. New light fixtures in all the rooms, upgraded electric, and full unfinished cellar. Lots of character in this wonderful home.

19. 2017-09-26
    historical Option 294-char remark

    Show marketing remark (294 chars)

    Beautiful story and half home with 2 upstairs bedrooms and a bathroom. 2 additional bedrooms on the main floor with another bathroom, and all new flooring though out. New light fixtures in all the rooms, upgraded electric, and full unfinished cellar. Lots of character in this wonderful home.

20. 2017-08-30
    price $54,000 294-char remark

    Show marketing remark (294 chars)

    Beautiful story and half home with 2 upstairs bedrooms and a bathroom. 2 additional bedrooms on the main floor with another bathroom, and all new flooring though out. New light fixtures in all the rooms, upgraded electric, and full unfinished cellar. Lots of character in this wonderful home.

21. 2017-07-10
    price $57,000 294-char remark

    Show marketing remark (294 chars)

    Beautiful story and half home with 2 upstairs bedrooms and a bathroom. 2 additional bedrooms on the main floor with another bathroom, and all new flooring though out. New light fixtures in all the rooms, upgraded electric, and full unfinished cellar. Lots of character in this wonderful home.

22. 2017-07-10
    status Active 294-char remark

    Show marketing remark (294 chars)

    Beautiful story and half home with 2 upstairs bedrooms and a bathroom. 2 additional bedrooms on the main floor with another bathroom, and all new flooring though out. New light fixtures in all the rooms, upgraded electric, and full unfinished cellar. Lots of character in this wonderful home.

23. 2017-07-06
    historical Option 294-char remark

    Show marketing remark (294 chars)

    Beautiful story and half home with 2 upstairs bedrooms and a bathroom. 2 additional bedrooms on the main floor with another bathroom, and all new flooring though out. New light fixtures in all the rooms, upgraded electric, and full unfinished cellar. Lots of character in this wonderful home.

24. 2017-05-31
    status Active 294-char remark

    Show marketing remark (294 chars)

    Beautiful story and half home with 2 upstairs bedrooms and a bathroom. 2 additional bedrooms on the main floor with another bathroom, and all new flooring though out. New light fixtures in all the rooms, upgraded electric, and full unfinished cellar. Lots of character in this wonderful home.

25. 2017-03-07
    historical Active Under Contract 294-char remark

    Show marketing remark (294 chars)

    Beautiful story and half home with 2 upstairs bedrooms and a bathroom. 2 additional bedrooms on the main floor with another bathroom, and all new flooring though out. New light fixtures in all the rooms, upgraded electric, and full unfinished cellar. Lots of character in this wonderful home.

26. 2016-12-05
    price $62,000 294-char remark

    Show marketing remark (294 chars)

    Beautiful story and half home with 2 upstairs bedrooms and a bathroom. 2 additional bedrooms on the main floor with another bathroom, and all new flooring though out. New light fixtures in all the rooms, upgraded electric, and full unfinished cellar. Lots of character in this wonderful home.

27. 2016-08-23
    price $65,000 294-char remark

    Show marketing remark (294 chars)

    Beautiful story and half home with 2 upstairs bedrooms and a bathroom. 2 additional bedrooms on the main floor with another bathroom, and all new flooring though out. New light fixtures in all the rooms, upgraded electric, and full unfinished cellar. Lots of character in this wonderful home.

28. 2016-07-21
    listed $67,500 Active 294-char remark

    Show marketing remark (294 chars)

    Beautiful story and half home with 2 upstairs bedrooms and a bathroom. 2 additional bedrooms on the main floor with another bathroom, and all new flooring though out. New light fixtures in all the rooms, upgraded electric, and full unfinished cellar. Lots of character in this wonderful home.

29. 2003-05-08
    soldstatus $108,000
30. 2002-06-11
    soldstatus $48,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,997
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$1,520
• − Management: −$1,520
• − Depreciation: −$5,091
• Taxable loss: −$2,436
• Est. tax savings @ 24.0%: +$585
• After-tax cash flow: $1,080/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

+264.6% since first listed

18 events — show timeline

• 2026-03-28 Relisted — MARIS as Distributed by MLS Grid
• 2026-03-28 Price Changed $175,000 MARIS as Distributed by MLS Grid
• 2025-10-29 Listed $180,000 MARIS as Distributed by MLS Grid
• 2017-10-05 Pending — MARIS as Distributed by MLS Grid
• 2017-10-04 Sold (Public Records) $50,000 Public Records
• 2017-10-03 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2017-09-26 Contingent — MARIS as Distributed by MLS Grid
• 2017-08-30 Price Changed $54,000 MARIS as Distributed by MLS Grid
• 2017-07-10 Price Changed $57,000 MARIS as Distributed by MLS Grid
• 2017-07-10 Relisted — MARIS as Distributed by MLS Grid
• 2017-07-06 Contingent — MARIS as Distributed by MLS Grid
• 2017-05-31 Relisted — MARIS as Distributed by MLS Grid
• 2017-03-07 Contingent — MARIS as Distributed by MLS Grid
• 2016-12-05 Price Changed $62,000 MARIS as Distributed by MLS Grid
• 2016-08-23 Price Changed $65,000 MARIS as Distributed by MLS Grid
• 2016-07-21 Listed $67,500 MARIS as Distributed by MLS Grid
• 2003-05-08 Sold (Public Records) $108,000 Public Records
• 2002-06-11 Sold (Public Records) $48,000 Public Records

Property tax history

-28.4%/yr

Latest (2024): $78 · -95.8% YoY. Source: county tax records.