403 W Van Buren St · Belleville, IL 62220

$114,500

3 bd · 2.0 ba · 1,293 sqft · SingleFamily public records · 71 Days on market

Built 1940 6,969 sqft lot Est $131k · 12% 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 +27.9/30.0
• ARV discount +13.0/15.0
• DSCR +9.9/10.0
• 1% rule +8.8/10.0
• Rent growth +5.0/5.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 403 W Van Buren St in Belleville — a move-in-ready 3-bedroom, 1-bath home offering 1,293 sq ft of updated living space plus a basement for added storage and versatility. This home stands out with brand-new flooring, fresh interior paint, and all-NEW kitchen appliances, giving it a clean, modern feel buyers are looking for. Even better, the major systems have already been taken care of — including a BRAND-NEW HVAC system for year-round comfort and a NEWLY installed basement tile drain system providing added protection and long-term peace of mind. With both the cosmetic updates and big-ticket improvements already completed, this property is positioned as a smart choice

Key facts

• Brand new flooring
• Updated living space
• Fresh interior paint

Tags

• UPDATED LIVING SPACE
• BRAND NEW FLOORING
• FRESH INTERIOR PAINT
• NEW KITCHEN APPLIANCES
• BRAND NEW HVAC SYSTEM

Property features AI

Finance

• Financial info: Seller may consider concessions; Lease not considered

Exterior

• Parking: No listed garage or carport spaces
• Utilities: Public water; Public sewer; Electric service by Ameren
• Home design: Single family residence (house); Two levels; Updated/remodeled condition
• Construction: Vinyl siding; Block foundation
• Exterior features: Back yard

Interior

• Kitchen: Gas cooktop; Gas oven; Range; Dishwasher; Microwave; Refrigerator
• Bedrooms: Three bedrooms on the main level
• Flooring: Vinyl flooring
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Updated/remodeled residence; Basement (block foundation); Patio; Reception area; Fireplace in the family room
• Laundry & utility: Utilities served: Ameren electric

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $114k.

Deal economics

• At list price, monthly cash flow is $353 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $114k).
• Recommended offer: $108k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.0% vs local median 5.6% in Belleville — 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 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; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 $792 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 + 8.0% rent growth), your $32k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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: property tax is 2.6% of price; built in 1940 — 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 $107,630 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.38% ✓
• Cap rate: 9.99%
• Cash-on-cash: 13.22%
• DSCR: 1.59
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $130,593
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
403 W Van Buren St	0.00mi	3/1.0	1,293 (0%)	1mo	$114,500	$89	95
920 S 6th St	0.10mi	3/1.0	1,380 (+7%)	8mo	$75,000	$54	73
514 Bornman St	0.37mi	2/1.5 (-1)	1,320 (+2%)	6mo	$10,000	$8	68
506 Centreville Ave	0.42mi	3/1.0	1,336 (+3%)	9mo	$135,000	$101	64
318 State St	0.30mi	2/1.0 (-1)	1,202 (-7%)	3mo	$40,000	$33	63
710 Blair Ave	0.29mi	2/1.0 (-1)	1,200 (-7%)	6mo	$125,000	$104	60
29 Lakeshore Dr	0.23mi	2/2.0 (-1)	1,436 (+11%)	13mo	$180,000	$125	55
614 S Church St	0.62mi	2/2.0 (-1)	1,383 (+7%)	2mo	$150,000	$108	53
505 Union Ave	0.42mi	4/1.0 (+1)	1,480 (+14%)	5mo	$149,500	$101	44
310 S Church St	0.74mi	4/2.0 (+1)	1,426 (+10%)	5mo	$129,000	$90	39
31 Gerri Ann Dr	0.70mi	3/1.5	1,148 (-11%)	12mo	$150,000	$131	37
731 State St	0.60mi	2/1.5 (-1)	1,104 (-15%)	5mo	$155,000	$140	36

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: 9.2%
• Equity multiple: 1.39×
• Total profit: $12,365
• Equity at exit: $17,072

10-year hold

• IRR: 22.5%
• Equity multiple: 3.43×
• Total profit: $78,030
• Equity at exit: $9,900

Cash invested: $32,060 (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: 6.0×

Monthly cashflow live

• Estimated rent: $1,578 high
• Mortgage (P&I): −$600
• Tax from tax record: −$245 /mo · $2,939/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $353

Break-even live

Break-even rent $1,130

Max offer price $114,500

Occupancy floor 73%

Sensitivity live

Price	-10% $418	-5% $386	+0% $353	+5% $321	+10% $288
Rent	-10% $229	-5% $291	+0% $353	+5% $416	+10% $478
Rate	-1.0pp $411	-0.5pp $382	base $353	+0.5pp $324	+1.0pp $293

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: $28,625
• Closing costs: $3,435
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
618 W Monroe St Belleville, IL	3.0	1.0	1500	$1,050	$0.70	24d	1	0.51mi
721 S Church St Belleville, IL	4.0	2.0	1216	$2,000	$1.64	24d	1	0.56mi
109 S 13th St Belleville, IL	3.0	1.5	1800	$1,325	$0.74	18d	1	0.99mi
1205 3rd Ave Belleville, IL	4.0	2.0	1512	$1,800	$1.19	18d	1	1.04mi
1953 Richmond Springs Ln Belleville, IL	3.0	3.0	1480	$2,500	$1.69	2d	1	1.10mi
310 N 10th St Belleville, IL	2.0	1.0	1270	$1,300	$1.02	2d	1	1.11mi

Listing history 12 events

1. 2026-05-12
   status Pending
2. 2026-04-26
   historical Active Under Contract
3. 2026-03-01
   listed $114,500 Active
4. 2025-12-29
   status Active
5. 2025-10-03
   status Pending
6. 2025-09-23
   price $109,900
7. 2025-06-19
   status Active
8. 2025-06-05
   historical Active Under Contract
9. 2025-05-30
   listed $119,900 Active
10. 2025-05-28
    historical
11. 2016-09-29
    price $44,000
12. 2016-08-24
    price $49,900

ⓘ 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: $2,939 · $245/mo
• Projected year-2 tax: $2,939 · $245/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: $18,931
• − Mortgage interest: −$6,414
• − Property taxes: −$2,939
• − Insurance: −$572
• − Repairs & maintenance: −$1,514
• − Management: −$1,514
• − Depreciation: −$3,331
• Taxable income: $2,646
• Est. tax owed @ 24.0%: −$635
• After-tax cash flow: $3,603/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

+129.5% since first listed

12 events — show timeline

• 2026-05-12 Pending — MARIS as Distributed by MLS Grid
• 2026-04-26 Contingent — MARIS as Distributed by MLS Grid
• 2026-03-01 Listed $114,500 MARIS as Distributed by MLS Grid
• 2025-12-29 Relisted — MARIS as Distributed by MLS Grid
• 2025-10-03 Pending — MARIS as Distributed by MLS Grid
• 2025-09-23 Price Changed $109,900 MARIS as Distributed by MLS Grid
• 2025-06-19 Relisted — MARIS as Distributed by MLS Grid
• 2025-06-05 Contingent — MARIS as Distributed by MLS Grid
• 2025-05-30 Listed $119,900 MARIS as Distributed by MLS Grid
• 2025-05-28 Coming Soon — MARIS as Distributed by MLS Grid
• 2016-09-29 Price Changed $44,000 MARIS as Distributed by MLS Grid
• 2016-08-24 Price Changed $49,900 MARIS as Distributed by MLS Grid

Property tax history

+3.0%/yr

Latest (2024): $2,939 · +7.6% YoY. Source: county tax records.