113 Philecia Dr · Swansea, IL 62226

$140,000

5 bd · 3.0 ba · 1,022 sqft · SingleFamily public records · 13 Days on market

Built 1963 0.25 ac lot Est $170k · 17% under

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Why this score? — see what drove the C- 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 +15.8/30.0
• ARV discount +15.0/15.0
• 1% rule +6.3/10.0
• DSCR +4.9/10.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Master is on the main floor! And lots of rooms to go! Inside you’ll find hardwood floors, a separate dining room, kitchen with all appliances to stay, another main floor bedroom that share an updated 3/4 bath with most of the house updated in 2016. Upstairs there are two more large bedrooms and a bonus room that could easily be an at home office, playroom or non conforming bedroom. All share a full bath upstairs. The walk up basement is already roughed out and ready for your finishing touches along with a half bath almost completed. Enjoy the large yard from the back yard deck that was added in 2016. Heating/Cooling and tankless hot water heater also new in 2016, two car garage, minutes to Scott Air Force Base, and shopping!

Key facts

• 0.25 acre lot
• 2 garage spots
• Built 1963

Property features AI

Finance

• Other: Lot size approximately 0.25 acre (75 x 149); Above-grade living area listed as 1,533 (public records)

Exterior

• Parking: 6 parking spaces total; 2-car attached garage; Concrete parking surface
• Utilities: Public water; Public sewer; Electric: Other; No listed additional utilities
• Home design: Single-family residence; Private ownership; House with one and one-half levels; Fixer condition
• Construction: Architectural shingle roof; Construction: Other; Block foundation; Basement present
• Exterior features: Deck; Back yard fencing; Chain link fence; Asphalt road access

Interior

• Kitchen: Dishwasher; Free-standing gas range
• Bedrooms: 5 bedrooms total; 2 main-level bedrooms; 2 upper-level bedrooms; 1 lower-level bedroom
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: 2 full bathrooms; 1 half bathroom; Main level: 1 full bathroom; Upper level: 1 full bathroom; Lower level: 1 half bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Ceiling fans; Insulated windows; Tilt-in windows; Walk-up basement access
• Laundry & utility: Washer and dryer included; Laundry located in basement

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $65 ($781/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Cap rate 6.9% vs local median 1.9% in Swansea — 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 80/100 on livability (#105 in IL, #1,705 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: health & safety C-, amenities F.
• 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: High Mount Elem School (math 8% / reading 22%, grade F, #1,259 of 2,056 statewide, top 62%, 327 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: Rents rising fast (+4.6%/yr); 189 active listings in the ZIP; 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 $968 of loan paydown is wiped out by about $4k 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.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 12y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $87k; list at $140k implies a 61% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price.
• 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 $140,000

Questions for the listing agent

1. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.13% ✓
• Cap rate: 6.85%
• Cash-on-cash: 1.99%
• DSCR: 1.09
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $169,652
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
212 Castellano Dr	0.11mi	4/2.0 (-1)	1,064 (+4%)	2mo	$177,000	$166	78

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 · 4.56% rent growth · sell at horizon

5-year hold

• IRR: -10.9%
• Equity multiple: 0.60×
• Total profit: $-15,857
• Equity at exit: $20,874

10-year hold

• IRR: 1.0%
• Equity multiple: 1.07×
• Total profit: $2,868
• Equity at exit: $12,105

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 62226

• Rents YoY: 4.6%
• Active inventory: 189
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,584 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$394 /mo · $4,723/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $65

Break-even live

Break-even rent $1,501

Max offer price $140,000

Occupancy floor 91%

Sensitivity live

Price	-10% $144	-5% $105	+0% $65	+5% $25	+10% $-14
Rent	-10% $-60	-5% $3	+0% $65	+5% $128	+10% $190
Rate	-1.0pp $136	-0.5pp $101	base $65	+0.5pp $29	+1.0pp $-8

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: —

Listing history 9 events

1. 2026-06-21
   days on market $140,000 Active 13 DOM
2. 2026-06-18
   days on market $140,000 Active 10 DOM
3. 2026-06-17
   days on market $140,000 Active 9 DOM
4. 2026-06-16
   days on market $140,000 Active 8 DOM
5. 2026-06-15
   days on market $140,000 Active 7 DOM
6. 2026-06-13
   days on market $140,000 Active 5 DOM
7. 2026-06-09
   status $140,000 Active 1 DOM
8. 2026-06-08
   remarks 699-char remark
9. 2026-06-08
   listed $140,000 Coming Soon 1 DOM

ⓘ 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: $4,723 · $394/mo
• Projected year-2 tax: $4,723 · $394/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: $19,006
• − Mortgage interest: −$7,842
• − Property taxes: −$4,723
• − Insurance: −$700
• − Repairs & maintenance: −$1,520
• − Management: −$1,520
• − Depreciation: −$4,073
• Taxable loss: −$1,373
• Est. tax savings @ 24.0%: +$330
• After-tax cash flow: $1,111/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 — Swansea

• Score: 80/100
• State rank: #105
• US rank: #1705

Category grades

Amenities F Commute A+ Cost of living A+ Crime A+ Employment A+ Housing A+ Health & safety C- User ratings D-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Swansea, IL
• County: Saint Clair County · 169,691 people
• City population: 28,543
• Metro: St. Louis, MO-IL
• Population (ZIP): 28,255
• Household income: $70,797
• Rent vs Own: 33.0% rent · 67.0% own
• Severe rent burden: 824.0

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 (64%)
• Race & ethnicity: White 64% Black 24% Two or more races 7% Hispanic / Latino 3% Asian 2%
• Common ancestry: Romanian 4% Lithuanian 2% Slovak 2%
• Foreign-born: 4% · Canada, China
• Languages at home: 96% English-only · Chinese 1% Spanish 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: ▼ -83.57%
• Current HPI: 133.9028
• Rent YoY: ▲ 4.56%
• 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

+60.9% since first listed

10 events — show timeline

• 2026-06-07 Coming Soon $140,000 MARIS as Distributed by MLS Grid
• 2022-01-18 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2021-11-16 Pending — MARIS as Distributed by MLS Grid
• 2021-11-10 Relisted — MARIS as Distributed by MLS Grid
• 2021-10-15 Pending — MARIS as Distributed by MLS Grid
• 2021-09-25 Price Changed $147,500 MARIS as Distributed by MLS Grid
• 2021-09-18 Listed $150,000 MARIS as Distributed by MLS Grid
• 2016-05-09 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2014-09-20 Listed $70,000 MARIS as Distributed by MLS Grid
• 2003-11-25 Sold (Public Records) $87,000 Public Records

Property tax history

+7.2%/yr

Latest (2024): $4,723 · +3.8% YoY. Source: county tax records.