708 Gilbert St · Swansea, IL 62226

$94,500

2 bd · 2.0 ba · 910 sqft · SingleFamily public records · 1 Days on market

Built 1937 7,405 sqft lot Est $106k · 10% 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 +27.0/30.0
• ARV discount +12.2/15.0
• DSCR +9.4/10.0
• 1% rule +7.0/10.0
• 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

Discover affordable charm in this move-in-ready home. The home features two good sized bedrooms and a full bath. There is a spacious eat in kitchen with plenty of cabinets and a walk-in pantry. There is a one car detected garage that has fresh exterior paint. The home will be city compliant and move in ready. More photos coming soon.

Key facts

• 7,405 sq ft lot
• Garage
• Built 1937

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $94k.

Deal economics

• At list price, monthly cash flow is $265 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $94k).
• Cap rate 9.7% 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: 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); 190 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $653 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 + 4.6% rent growth), your $26k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y 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 $80k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1937 — 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 $94,500

Questions for the listing agent

1. Built in 1937 — 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. 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.
4. 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.
5. 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: 1.20% ✓
• Cap rate: 9.66%
• Cash-on-cash: 12.03%
• DSCR: 1.54
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $105,560
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
708 Gilbert St	0.00mi	2/1.0	910 (0%)	1mo	$94,500	$104	95
324 Gilbert St	0.26mi	2/1.0	914 (+0%)	2mo	$96,900	$106	82
1007 Western Ave	0.10mi	3/1.5 (+1)	884 (-3%)	9mo	$132,500	$150	76
1213 Kinsella Ave	0.08mi	2/1.0	864 (-5%)	11mo	$145,000	$168	74
513 N Fourth St	0.47mi	2/1.5	909 (-0%)	6mo	$25,000	$28	71
13 S 16th St	0.64mi	2/1.0	884 (-3%)	4mo	$29,900	$34	58
1607 Caseyville Ave	0.38mi	2/1.0	1,004 (+10%)	9mo	$24,900	$25	54
504 N 16th St	0.39mi	3/1.0 (+1)	840 (-8%)	10mo	$54,900	$65	52
1604 Pin Oak Ln	0.60mi	2/1.0	864 (-5%)	11mo	$119,900	$139	51
1712 Boul Ave	0.69mi	2/1.0	825 (-9%)	14mo	$114,900	$139	37
612 Morgan St	0.66mi	2/1.0	784 (-14%)	10mo	$134,000	$171	34
30 S 14th St	0.69mi	2/1.0	1,028 (+13%)	10mo	$119,000	$116	34

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: 3.3%
• Equity multiple: 1.13×
• Total profit: $3,398
• Equity at exit: $14,090

10-year hold

• IRR: 14.2%
• Equity multiple: 2.23×
• Total profit: $32,414
• Equity at exit: $8,171

Cash invested: $26,460 (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: 190
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,138 high
• Mortgage (P&I): −$496
• Tax from tax record: −$99 /mo · $1,183/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $265

Break-even live

Break-even rent $802

Max offer price $94,500

Occupancy floor 72%

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: $23,625
• Closing costs: $2,835
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1308 Caseyville Ave Swansea, IL	2.0	1.0	890	$1,200	$1.35	4d	1	0.35mi
603 W Lincoln St Belleville, IL	1.0	1.0	735	$750	$1.02	23d	1	0.96mi
31 S 27th St Belleville, IL	2.0	1.0	1000	$915	$0.92	23d	1	0.96mi
213 Columbus Dr Belleville, IL	3.0	1.0	1040	$1,650	$1.59	23d	1	1.19mi
1671 Shadow Ridge Ct Belleville, IL	1.0–2.0	1.0	815	$1,325	$1.62	1d	12	1.22mi
229 S Church St Belleville, IL	1.0	1.0	636	$750	$1.18	23d	1	1.29mi
1730 Shadow Ridge Ct Belleville, IL	1.0	1.0	750	$1,050	$1.40	1d	1	1.31mi

Listing history 8 events

1. 2026-04-21
   status Pending
2. 2026-04-21
   listed $94,500 Active
3. 2024-02-12
   soldstatus $80,000
4. 2024-02-09
   soldstatus Closed 352-char remark

   Show marketing remark (352 chars)

   Discover affordable charm in this move-in-ready home. The home features two good sized bedrooms and a full bath. There is a spacious eat in kitchen with plenty of cabinets and a walk-in pantry. There is a one car detected garage that has fresh exterior paint. The home will be city compliant and move in ready. More photos coming soon.

5. 2024-01-08
   status Pending 352-char remark

   Show marketing remark (352 chars)

   Discover affordable charm in this move-in-ready home. The home features two good sized bedrooms and a full bath. There is a spacious eat in kitchen with plenty of cabinets and a walk-in pantry. There is a one car detected garage that has fresh exterior paint. The home will be city compliant and move in ready. More photos coming soon.

6. 2024-01-05
   historical Active Under Contract 352-char remark

   Show marketing remark (352 chars)

   Discover affordable charm in this move-in-ready home. The home features two good sized bedrooms and a full bath. There is a spacious eat in kitchen with plenty of cabinets and a walk-in pantry. There is a one car detected garage that has fresh exterior paint. The home will be city compliant and move in ready. More photos coming soon.

7. 2024-01-04
   listed $74,500 Active 352-char remark

   Show marketing remark (352 chars)

   Discover affordable charm in this move-in-ready home. The home features two good sized bedrooms and a full bath. There is a spacious eat in kitchen with plenty of cabinets and a walk-in pantry. There is a one car detected garage that has fresh exterior paint. The home will be city compliant and move in ready. More photos coming soon.

8. 2023-12-20
   historical $74,500 352-char remark

   Show marketing remark (352 chars)

   Discover affordable charm in this move-in-ready home. The home features two good sized bedrooms and a full bath. There is a spacious eat in kitchen with plenty of cabinets and a walk-in pantry. There is a one car detected garage that has fresh exterior paint. The home will be city compliant and move in ready. More photos coming soon.

ⓘ 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: $1,183 · $99/mo
• Projected year-2 tax: $1,664 · $139/mo
• Expected delta: +$481/yr (+$40/mo · 40.7%)

ⓘ 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: $13,652
• − Mortgage interest: −$5,293
• − Property taxes: −$1,183
• − Insurance: −$472
• − Repairs & maintenance: −$1,092
• − Management: −$1,092
• − Depreciation: −$2,749
• Taxable income: $1,770
• Est. tax owed @ 24.0%: −$425
• After-tax cash flow: $2,758/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

+26.8% since first listed

8 events — show timeline

• 2026-04-21 Pending — MARIS as Distributed by MLS Grid
• 2026-04-21 Listed $94,500 MARIS as Distributed by MLS Grid
• 2024-02-12 Sold (Public Records) $80,000 Public Records
• 2024-02-09 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2024-01-08 Pending — MARIS as Distributed by MLS Grid
• 2024-01-05 Contingent — MARIS as Distributed by MLS Grid
• 2024-01-04 Listed $74,500 MARIS as Distributed by MLS Grid
• 2023-12-20 Coming Soon $74,500 MARIS as Distributed by MLS Grid

Property tax history

+21.8%/yr

Latest (2024): $1,183 · +728.2% YoY. Source: county tax records.