6910 W A St · Belleville, IL 62223

$145,500

3 bd · 3.0 ba · 800 sqft · SingleFamily public records · 170 Days on market

Built 1962 9,147 sqft lot Est $141k · at est.

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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 +7.3/30.0
• ARV discount +6.0/15.0
• Livability +3.9/5.0
• 1% rule +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• DSCR +1.5/10.0

Listing remarks MLS

Charming 3-bedroom, 2-bath home with character on a quiet dead-end street. Freshly painted throughout, this move-in-ready gem features some wood floors, white 6-panel doors, white trim throughout, and newer light fixtures. The kitchen offers new countertops and appliances will all be included, including a new dishwasher. The living room has wood floors and a cozy gas fireplace. There is a dining room off the kitchen that also has wood floors. Upstairs, the spacious master bedroom has a large walk-in closet. The finished walkout lower level is nice and bright with a big picture window. Enjoy outdoor living on the newer deck, covered patio, and large fenced in yard. Additional perks include a one-car garage and a 2-car carport. Conveniently located just 15 minutes from downtown STL. A fantastic, move-in ready home at a great price! Make your appointment today!!

Key facts

• Formal dining room
• Wood floors
• Gas fireplace

Tags

• BELLEVILLE LOCATION
• DEAD END STREET
• WOOD FLOORS
• GAS FIREPLACE
• FORMAL DINING ROOM
• SPACIOUS PRIMARY BEDROOM

Property features AI

Exterior

• Parking: 3 total parking spaces; 1-car garage; 2-space carport
• Utilities: Public water; Public sewer; Electricity (Ameren); Natural gas connected
• Home design: Single-family residence; Residential property; Two levels
• Construction: Brick veneer exterior
• Exterior features: Front yard; Back yard

Interior

• Bedrooms: 3 bedrooms (all on upper level)
• Bathrooms: 2 full bathrooms (includes 1 full on main level and 1 full on upper level)
• Heating & cooling: Forced air heating (natural gas); Central electric air conditioning
• Interior features: Partially finished basement with walk-out access; Living room fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $146k.

Deal economics

• At list price, monthly cash flow is $-191 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $112k (23.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $123k (15.5% below list).
• Recommended offer: $112k (23.2% below list) — sets the bar for cash-flow.

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; 8 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

• In year one you build about $15k of equity ($1k loan paydown + $14k 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 ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 170 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $30k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.8% 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 $111,696 (23.2% 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 170 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 4.71%
• Cash-on-cash: -5.64%
• DSCR: 0.75
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $140,800
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
140 N 78th St	0.50mi	3/2.0	774 (-3%)	15mo	$157,500	$203	55
336 Penn St	0.54mi	2/1.0 (-1)	705 (-12%)	1mo	$110,000	$156	42
424 Oliver Lee Dr	0.66mi	2/2.0 (-1)	910 (+14%)	2mo	$160,000	$176	35
309 Southgate Dr	0.52mi	2/1.0 (-1)	872 (+9%)	19mo	$155,000	$178	31
33 S 77th St	0.52mi	2/1.0 (-1)	912 (+14%)	23mo	$119,500	$131	20

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: 19.2%
• Equity multiple: 2.53×
• Total profit: $62,210
• Equity at exit: $125,800

10-year hold

• IRR: 17.8%
• Equity multiple: 5.71×
• Total profit: $191,820
• Equity at exit: $265,867

Cash invested: $40,740 (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: 9.9×

Monthly cashflow live

• Estimated rent: $1,229 high
• Mortgage (P&I): −$763
• Tax from tax record: −$339 /mo · $4,063/yr
• Insurance: −$61
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $-191

Break-even live

Break-even rent $1,471

Max offer price $111,696

Occupancy floor —

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: $36,375
• Closing costs: $4,365
• Reserves months: —
• Total cash needed: —

Rent comps 8 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	0.47mi
5784 Brett Michael Ln Belleville, IL	1.0–2.0	1.0–2.0	801	$1,195	$1.49	7d	7	1.03mi
7235 Westfield Plaza Dr Belleville, IL	1.0–2.0	1.0	795	$975	$1.23	2d	1	1.21mi
219 Freedom Dr Unit 232-Q Belleville, IL	2.0	1.0	936	$895	$0.96	17d	1	1.35mi
219 Freedom Dr Unit 228-G Belleville, IL	2.0	1.0	936	$895	$0.96	4d	1	1.35mi
219 Freedom Dr Unit 228-P Belleville, IL	2.0	1.0	936	$970	$1.04	23d	1	1.35mi
219 Freedom Dr Unit 232-B Belleville, IL	2.0	1.0	936	$895	$0.96	23d	1	1.35mi
4516 W Main St Belleville, IL	2.0	1.0	607	$850	$1.40	23d	1	1.48mi

Listing history 26 events

1. 2026-06-18
   days on market $145,500 Active 170 DOM
2. 2026-06-17
   days on market $145,500 Active 169 DOM
3. 2026-06-16
   days on market $145,500 Active 168 DOM
4. 2026-06-15
   days on market $145,500 Active 167 DOM
5. 2026-06-13
   days on market $145,500 Active 165 DOM
6. 2026-06-09
   days on market $145,500 Active 161 DOM
7. 2026-06-08
   days on market $145,500 Active 160 DOM
8. 2026-06-07
   pricedays on market $145,500 Active 159 DOM
9. 2026-06-03
   days on market $155,500 Active 155 DOM
10. 2026-06-02
    days on market $155,500 Active 154 DOM
11. 2026-06-01
    days on market $155,500 Active 153 DOM
12. 2026-05-31
    days on market $155,500 Active 152 DOM
13. 2026-05-06
    price $155,500
14. 2026-02-15
    price $165,500
15. 2025-12-30
    listed $175,000 Active
16. 2024-10-30
    soldstatus $182,000
17. 2024-10-28
    status Pending 871-char remark

    Show marketing remark (871 chars)

    Charming 3-bedroom, 2-bath home with character on a quiet dead-end street. Freshly painted throughout, this move-in-ready gem features some wood floors, white 6-panel doors, white trim throughout, and newer light fixtures. The kitchen offers new countertops and appliances will all be included, including a new dishwasher. The living room has wood floors and a cozy gas fireplace. There is a dining room off the kitchen that also has wood floors. Upstairs, the spacious master bedroom has a large walk-in closet. The finished walkout lower level is nice and bright with a big picture window. Enjoy outdoor living on the newer deck, covered patio, and large fenced in yard. Additional perks include a one-car garage and a 2-car carport. Conveniently located just 15 minutes from downtown STL. A fantastic, move-in ready home at a great price! Make your appointment today!!

18. 2024-10-25
    soldstatus Closed 871-char remark

    Show marketing remark (871 chars)

    Charming 3-bedroom, 2-bath home with character on a quiet dead-end street. Freshly painted throughout, this move-in-ready gem features some wood floors, white 6-panel doors, white trim throughout, and newer light fixtures. The kitchen offers new countertops and appliances will all be included, including a new dishwasher. The living room has wood floors and a cozy gas fireplace. There is a dining room off the kitchen that also has wood floors. Upstairs, the spacious master bedroom has a large walk-in closet. The finished walkout lower level is nice and bright with a big picture window. Enjoy outdoor living on the newer deck, covered patio, and large fenced in yard. Additional perks include a one-car garage and a 2-car carport. Conveniently located just 15 minutes from downtown STL. A fantastic, move-in ready home at a great price! Make your appointment today!!

19. 2024-09-25
    historical Active Under Contract 871-char remark

    Show marketing remark (871 chars)

    Charming 3-bedroom, 2-bath home with character on a quiet dead-end street. Freshly painted throughout, this move-in-ready gem features some wood floors, white 6-panel doors, white trim throughout, and newer light fixtures. The kitchen offers new countertops and appliances will all be included, including a new dishwasher. The living room has wood floors and a cozy gas fireplace. There is a dining room off the kitchen that also has wood floors. Upstairs, the spacious master bedroom has a large walk-in closet. The finished walkout lower level is nice and bright with a big picture window. Enjoy outdoor living on the newer deck, covered patio, and large fenced in yard. Additional perks include a one-car garage and a 2-car carport. Conveniently located just 15 minutes from downtown STL. A fantastic, move-in ready home at a great price! Make your appointment today!!

20. 2024-09-20
    listed $175,000 Active 871-char remark

    Show marketing remark (871 chars)

    Charming 3-bedroom, 2-bath home with character on a quiet dead-end street. Freshly painted throughout, this move-in-ready gem features some wood floors, white 6-panel doors, white trim throughout, and newer light fixtures. The kitchen offers new countertops and appliances will all be included, including a new dishwasher. The living room has wood floors and a cozy gas fireplace. There is a dining room off the kitchen that also has wood floors. Upstairs, the spacious master bedroom has a large walk-in closet. The finished walkout lower level is nice and bright with a big picture window. Enjoy outdoor living on the newer deck, covered patio, and large fenced in yard. Additional perks include a one-car garage and a 2-car carport. Conveniently located just 15 minutes from downtown STL. A fantastic, move-in ready home at a great price! Make your appointment today!!

21. 2024-09-12
    historical $175,000 871-char remark

    Show marketing remark (871 chars)

    Charming 3-bedroom, 2-bath home with character on a quiet dead-end street. Freshly painted throughout, this move-in-ready gem features some wood floors, white 6-panel doors, white trim throughout, and newer light fixtures. The kitchen offers new countertops and appliances will all be included, including a new dishwasher. The living room has wood floors and a cozy gas fireplace. There is a dining room off the kitchen that also has wood floors. Upstairs, the spacious master bedroom has a large walk-in closet. The finished walkout lower level is nice and bright with a big picture window. Enjoy outdoor living on the newer deck, covered patio, and large fenced in yard. Additional perks include a one-car garage and a 2-car carport. Conveniently located just 15 minutes from downtown STL. A fantastic, move-in ready home at a great price! Make your appointment today!!

22. 1999-06-14
    soldstatus $78,500
23. 1996-10-10
    soldstatus $83,000
24. 1996-10-10
    soldstatus $83,000
25. 1993-09-20
    soldstatus $74,000
26. 1993-09-20
    soldstatus $74,000

ⓘ 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: $4,063 · $339/mo
• Projected year-2 tax: $4,063 · $339/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 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,748
• − Mortgage interest: −$8,150
• − Property taxes: −$4,063
• − Insurance: −$728
• − Repairs & maintenance: −$1,180
• − Management: −$1,180
• − Depreciation: −$4,233
• Taxable loss: −$4,786
• Est. tax savings @ 24.0%: +$1,149
• After-tax cash flow: $-1,148/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

+110.1% since first listed

14 events — show timeline

• 2026-05-06 Price Changed $155,500 MARIS as Distributed by MLS Grid
• 2026-02-15 Price Changed $165,500 MARIS as Distributed by MLS Grid
• 2025-12-30 Listed $175,000 MARIS as Distributed by MLS Grid
• 2024-10-30 Sold (Public Records) $182,000 Public Records
• 2024-10-28 Pending — MARIS as Distributed by MLS Grid
• 2024-10-25 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2024-09-25 Contingent — MARIS as Distributed by MLS Grid
• 2024-09-20 Listed $175,000 MARIS as Distributed by MLS Grid
• 2024-09-12 Coming Soon $175,000 MARIS as Distributed by MLS Grid
• 1999-06-14 Sold (Public Records) $78,500 Public Records
• 1996-10-10 Sold (Public Records) $83,000 Public Records
• 1996-10-10 Sold (Public Records) $83,000 Public Records
• 1993-09-20 Sold (Public Records) $74,000 Public Records
• 1993-09-20 Sold (Public Records) $74,000 Public Records

Property tax history

+3.0%/yr

Latest (2024): $4,063 · +13.3% YoY. Source: county tax records.