401 Wabash Ave · Belleville, IL 62220

$175,000

4 bd · 3.0 ba · 952 sqft · SingleFamily public records · 17 Days on market

Built 1897 7,405 sqft lot

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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 +11.0/30.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• 1% rule +3.9/10.0
• Livability +3.9/5.0
• DSCR +3.2/10.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great home near the heart of town with 4 bedrooms and 2 bathrooms! Upon entering you will find a large entry foyer leading to the large dining and family room. This home has high ceilings and charm throughout. The bedrooms are very spacious. There is a main floor laundry for convenience and full bath. This home sits on a corner lot with some fencing and off street parking. This spacious home has passed the occupancy inspection and ready for you to move in! Buyer and buyers agents to verify all MLS data, square feet, measurement, taxes, etc. Call your favorite realtor today!

Key facts

• Off street parking
• Sizable fenced lot
• 7,405 sq ft lot

Tags

• SIZABLE FENCED LOT
• OFF STREET PARKING
• EASY ACCESS TO LOCAL DINING
• YEAR ROUND COMMUNITY EVENTS

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: Aggregate driveway
• Utilities: Public water; Public sewer; Electric service by Ameren; Natural gas connected; Cable connected; Phone available
• Home design: Single-family residence; Two levels; Residential property
• Construction: Vinyl siding
• Exterior features: Back yard; Corner lot; Chain link fence

Interior

• Kitchen: Kitchen includes dishwasher, microwave, oven, and ice maker
• Bedrooms: 4 bedrooms (all on the upper level)
• Bathrooms: 2 full bathrooms (one on main level, one on upper level)
• Heating & cooling: Forced air heating (natural gas); Central air; Ceiling fans; Wall/window unit(s)
• Interior features: Dishwasher; Ice maker; Microwave; Oven
• Laundry & utility: Utilities include electricity, natural gas, water, sewer, cable and phone connections

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $-74 ($-884/yr) — negative.
• To cash-flow at today's rent, offer at most $162k (7.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $156k (11.1% below list).
• Recommended offer: $156k (11.1% 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: 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; 1 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $5k 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

• It's been on market 17 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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.

Risks & watch-outs

• Watch-outs: built in 1897 — 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 $155,594 (11.1% 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. Built in 1897 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.89% ✗
• Cap rate: 5.79%
• Cash-on-cash: -1.80%
• DSCR: 0.92
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $92,344
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
800 Olive St	0.17mi	3/1.5 (-1)	935 (-2%)	7mo	$89,000	$95	72
1000 E Mckinley St	0.13mi	3/1.0 (-1)	912 (-4%)	3mo	$172,500	$189	72
421 S Pennsylvania Ave	0.22mi	3/1.0 (-1)	1,029 (+8%)	3mo	$155,000	$151	61
1118 Lilac Dr	0.62mi	3/1.0 (-1)	950 (-0%)	9mo	$98,500	$104	50
1105 Wabash Ave	0.59mi	3/1.0 (-1)	928 (-2%)	8mo	$85,000	$92	49
508 Freeburg Ave	0.60mi	3/1.5 (-1)	1,032 (+8%)	7mo	$99,900	$97	41
818 S Jackson St	0.74mi	3/1.0 (-1)	1,010 (+6%)	1mo	$85,000	$84	41
312 S Jackson St	0.68mi	3/3.5 (-1)	1,064 (+12%)	3mo	$89,000	$84	39
6 Scarlet Dr	0.71mi	3/1.0 (-1)	1,000 (+5%)	7mo	$84,900	$85	39
610 E C St	0.60mi	3/1.0 (-1)	1,040 (+9%)	12mo	$165,000	$159	34
1123 E A St	0.52mi	3/1.5 (-1)	1,091 (+15%)	12mo	$145,000	$133	30
1436 Bel Aire Dr	0.66mi	3/1.0 (-1)	1,064 (+12%)	8mo	$72,900	$69	30

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: -13.4%
• Equity multiple: 0.49×
• Total profit: $-24,747
• Equity at exit: $26,093

10-year hold

• IRR: 2.3%
• Equity multiple: 1.21×
• Total profit: $10,161
• Equity at exit: $15,131

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 62220

• Home prices YoY: -26.4%
• Rents YoY: 14.5%
• Active inventory: 148
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,556 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$312 /mo · $3,747/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $-74

Break-even live

Break-even rent $1,649

Max offer price $161,982

Occupancy floor 100%

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
1717 La Salle St Belleville, IL	3.0	1.0	1104	$1,350	$1.22	23d	1	1.33mi

Listing history 8 events

1. 2026-05-15
   status Pending
2. 2026-05-08
   status Active
3. 2026-04-21
   listed $175,000 Active
4. 2021-05-14
   soldstatus Closed 591-char remark

   Show marketing remark (591 chars)

   Great home near the heart of town with 4 bedrooms and 2 bathrooms! Upon entering you will find a large entry foyer leading to the large dining and family room. This home has high ceilings and charm throughout. The bedrooms are very spacious. There is a main floor laundry for convenience and full bath. This home sits on a corner lot with some fencing and off street parking. This spacious home has passed the occupancy inspection and ready for you to move in! Buyer and buyers agents to verify all MLS data, square feet, measurement, taxes, etc. Call your favorite realtor today!

5. 2021-04-03
   historical Active Under Contract 591-char remark

   Show marketing remark (591 chars)

   Great home near the heart of town with 4 bedrooms and 2 bathrooms! Upon entering you will find a large entry foyer leading to the large dining and family room. This home has high ceilings and charm throughout. The bedrooms are very spacious. There is a main floor laundry for convenience and full bath. This home sits on a corner lot with some fencing and off street parking. This spacious home has passed the occupancy inspection and ready for you to move in! Buyer and buyers agents to verify all MLS data, square feet, measurement, taxes, etc. Call your favorite realtor today!

6. 2021-04-01
   price $159,000 591-char remark

   Show marketing remark (591 chars)

   Great home near the heart of town with 4 bedrooms and 2 bathrooms! Upon entering you will find a large entry foyer leading to the large dining and family room. This home has high ceilings and charm throughout. The bedrooms are very spacious. There is a main floor laundry for convenience and full bath. This home sits on a corner lot with some fencing and off street parking. This spacious home has passed the occupancy inspection and ready for you to move in! Buyer and buyers agents to verify all MLS data, square feet, measurement, taxes, etc. Call your favorite realtor today!

7. 2021-02-26
   price $169,000 591-char remark

   Show marketing remark (591 chars)

   Great home near the heart of town with 4 bedrooms and 2 bathrooms! Upon entering you will find a large entry foyer leading to the large dining and family room. This home has high ceilings and charm throughout. The bedrooms are very spacious. There is a main floor laundry for convenience and full bath. This home sits on a corner lot with some fencing and off street parking. This spacious home has passed the occupancy inspection and ready for you to move in! Buyer and buyers agents to verify all MLS data, square feet, measurement, taxes, etc. Call your favorite realtor today!

8. 2021-02-05
   listed $175,000 Active 591-char remark

   Show marketing remark (591 chars)

   Great home near the heart of town with 4 bedrooms and 2 bathrooms! Upon entering you will find a large entry foyer leading to the large dining and family room. This home has high ceilings and charm throughout. The bedrooms are very spacious. There is a main floor laundry for convenience and full bath. This home sits on a corner lot with some fencing and off street parking. This spacious home has passed the occupancy inspection and ready for you to move in! Buyer and buyers agents to verify all MLS data, square feet, measurement, taxes, etc. Call your favorite realtor today!

ⓘ 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: $3,747 · $312/mo
• Projected year-2 tax: $3,860 · $322/mo
• Expected delta: +$113/yr (+$9/mo · 3.0%)

ⓘ 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: $18,671
• − Mortgage interest: −$9,803
• − Property taxes: −$3,747
• − Insurance: −$875
• − Repairs & maintenance: −$1,494
• − Management: −$1,494
• − Depreciation: −$5,091
• Taxable loss: −$3,832
• Est. tax savings @ 24.0%: +$920
• After-tax cash flow: $35/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

+0.0% since first listed

8 events — show timeline

• 2026-05-15 Pending — MARIS as Distributed by MLS Grid
• 2026-05-08 Relisted — MARIS as Distributed by MLS Grid
• 2026-04-21 Listed $175,000 MARIS as Distributed by MLS Grid
• 2021-05-14 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2021-04-03 Contingent — MARIS as Distributed by MLS Grid
• 2021-04-01 Price Changed $159,000 MARIS as Distributed by MLS Grid
• 2021-02-26 Price Changed $169,000 MARIS as Distributed by MLS Grid
• 2021-02-05 Listed $175,000 MARIS as Distributed by MLS Grid

Property tax history

+5.9%/yr

Latest (2024): $3,747 · +5.2% YoY. Source: county tax records.