106 Hazel Ave · Belleville, IL 62223

$53,000

2 bd · 2.0 ba · 1,436 sqft · SingleFamily public records · 3 Days on market

Built 1920 ↓ 24% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +9.8/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

WHAT A DOLLHOUSE!!! Remodeled home with full basement / closed cell foam insulation on all the exterior walls in the basement / two large bedrooms with walk-in closets / many updates: six-panel doors, light fixtures, kitchen-stainless steel appliances , gas furnace, water heater, central air, flooring, bathroom, freshly painted interior / main floor laundry closet that handles a gas or electric dryer / alley access to driveway in backyard / walking distance to schools and park / MAKE YOUR APPOINTMENT TODAY!

Key facts

• Built 1920
• Listed 3 days

Property features AI

Finance

• Other: Parcel number 02350409020000
• HOA & community: No master association fee required

Exterior

• Utilities: Public water; Public sewer
• Home design: Detached single-family home; One-story layout; Fee simple ownership; Property over 100 years old; Built before 1978
• Construction: Frame construction
• Exterior features: .25-.49 acre lot; Lot dimensions listed as 14810

Interior

• Kitchen: Kitchen on main level
• Bedrooms: 3 bedrooms (Master, two additional bedrooms; main level)
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Unfinished full basement; 4 total rooms
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $53k.

Deal economics

• At list price, monthly cash flow is $458 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $53k).
• Cap rate 16.7% 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.
• Market conditions: 103 active listings in the ZIP; 783 units permitted in St. Clair County in 2024 (378 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($366 loan paydown + $5k 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.
• At projected returns (9.5% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 10y 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: property tax is 4.8% of price; built in 1920 — 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 $53,000

Questions for the listing agent

1. Built in 1920 — 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. 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. 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.
6. 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.
7. 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: 2.32% ✓
• Cap rate: 16.67%
• Cash-on-cash: 37.05%
• DSCR: 2.65
• GRM: 3.6

CMA / ARV

• ARV (on-the-fly): $134,984
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
24 S 95th St	0.22mi	2/1.0	1,448 (+1%)	1mo	$144,900	$100	84
4 Signal Park Ln	0.12mi	3/2.0 (+1)	1,480 (+3%)	10mo	$149,000	$101	76
2 Bluff Dr	0.44mi	3/1.5 (+1)	1,384 (-4%)	4mo	$130,000	$94	62
238 Hazel Ave	0.25mi	2/1.0	1,520 (+6%)	16mo	$135,000	$89	61
1 Cedar Hill Dr	0.57mi	2/1.5	1,496 (+4%)	4mo	$129,900	$87	61
106 Concord Dr	0.41mi	2/1.0	1,536 (+7%)	11mo	$155,000	$101	56
30 Creston Dr	0.36mi	3/2.5 (+1)	1,248 (-13%)	1mo	$172,000	$138	53
14 S 88th St	0.33mi	3/1.5 (+1)	1,583 (+10%)	10mo	$130,000	$82	52
4 Concord Dr	0.66mi	3/2.0 (+1)	1,324 (-8%)	3mo	$164,900	$125	49
125 Country Club Pl	0.67mi	3/2.5 (+1)	1,514 (+5%)	12mo	$124,900	$82	42
8 Concord Dr	0.64mi	3/1.0 (+1)	1,237 (-14%)	9mo	$105,000	$85	31
16 Granvue Dr	0.66mi	3/1.5 (+1)	1,560 (+9%)	23mo	$140,000	$90	29

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: 52.2%
• Equity multiple: 4.80×
• Total profit: $56,346
• Equity at exit: $45,824

10-year hold

• IRR: 46.2%
• Equity multiple: 10.62×
• Total profit: $142,765
• Equity at exit: $96,845

Cash invested: $14,840 (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: 3.6×

Monthly cashflow live

• Estimated rent: $1,228 medium
• Mortgage (P&I): −$278
• Tax from tax record: −$212 /mo · $2,545/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $458

Break-even live

Break-even rent $648

Max offer price $53,000

Occupancy floor 58%

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: $13,250
• Closing costs: $1,590
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-18
   days on market $53,000 Active 3 DOM
2. 2026-06-17
   days on market $53,000 Active 2 DOM
3. 2026-06-16
   remarks 370-char remark
4. 2026-06-16
   listed $53,000 Active 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: $2,545 · $212/mo
• Projected year-2 tax: $2,545 · $212/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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,738
• − Mortgage interest: −$2,969
• − Property taxes: −$2,545
• − Insurance: −$265
• − Repairs & maintenance: −$1,179
• − Management: −$1,179
• − Depreciation: −$1,542
• Taxable income: $5,059
• Est. tax owed @ 24.0%: −$1,214
• After-tax cash flow: $4,284/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

• 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

-24.2% since first listed

8 events — show timeline

• 2026-06-13 Listed $53,000 MRED as Distributed by MLS Grid
• 2017-06-30 Sold (Public Records) $57,000 Public Records
• 2017-06-29 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2017-05-23 Pending — MARIS as Distributed by MLS Grid
• 2017-05-13 Delisted — MARIS as Distributed by MLS Grid
• 2017-04-19 Contingent — MARIS as Distributed by MLS Grid
• 2017-03-20 Price Changed $59,900 MARIS as Distributed by MLS Grid
• 2016-11-14 Listed $69,900 MARIS as Distributed by MLS Grid

Property tax history

+4.2%/yr

Latest (2024): $2,545 · +8.8% YoY. Source: county tax records.