2218 W A St · Belleville, IL 62226

$100,000

3 bd · 2.0 ba · 816 sqft · SingleFamily public records · 183 Days on market

Built 1921 6,534 sqft lot Est $93k · 7% over

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Why this score? — see what drove the C- 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 +21.6/30.0
• 1% rule +7.9/10.0
• DSCR +6.9/10.0
• ARV discount +4.1/15.0
• Livability +3.9/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

* * DO NOT DISTURB TENANTS!! * * Charming 1.5-Story Bungalow – Income Producing Opportunity This well-maintained 1.5-story bungalow offers 3 bedrooms and 2 full bathroom with approximately 1,428 square feet of living space. The main level features a comfortable living room, kitchen, bedroom, and a full bath, while the upper level provides 2 additional bedrooms and full bathroom. Laundry hookups are conveniently located in the basement. Recent updates include LVP flooring and neutral paint, creating a warm and inviting interior. Parking is a breeze with driveway, off-street, and on-street options available. The property is tenant-occupied with a current lease at $1,350/month on a te

Key facts

• Recent updates
• Off street parking
• Driveway parking

Tags

• WELL MAINTAINED BUNGALOW
• RECENT UPDATES
• DRIVEWAY PARKING
• OFF STREET PARKING

Property features AI

Finance

• Other: Property type: Residential, single-family residence; Ownership: Private
• Financial info: Lease not considered; No second mortgage reported

Exterior

• Parking: Alley access; Driveway; Gravel parking areas; Off-street parking; On-street parking; No garage
• Utilities: Public water; Public sewer; Electric service by Ameren; Electricity connected; Natural gas available; Sewer connected; Water connected
• Home design: Single-family residence; One and one-half levels; Private ownership; House structure
• Construction: Brick construction; Shingle roof; Brick/mortar foundation; Built area above grade is estimated at 1,428 (source: estimated/public records)
• Exterior features: Patio; City lot, level; Asphalt road frontage on a city street

Interior

• Bedrooms: Three bedrooms total, one on the main level and two on the upper level
• Bathrooms: Two full bathrooms (one on the main level, one on the upper level)
• Heating & cooling: Forced air heating; Central air conditioning; Ceiling fans; Wall/window air conditioning unit(s) available
• Interior features: Full unfinished basement with block construction; Fireplace in the family room; Basement and bathrooms included in building features
• Laundry & utility: Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $152 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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: Union Elem School (math 20% / reading 34%, grade F, #749 of 2,056 statewide, top 40%, 427 students, 0% FRL); West Jr High School (math 11% / reading 22%, grade F, #482 of 665 statewide, top 73%, 422 students, 0% FRL); 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); 189 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $691 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.

Negotiation context

• It's been on market 183 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $80k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price; built in 1921 — 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 $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 183 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1921 — 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: 1.29% ✓
• Cap rate: 8.12%
• Cash-on-cash: 6.53%
• DSCR: 1.29
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $93,024
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
504 N 16th St	0.43mi	3/1.0	840 (+3%)	10mo	$54,900	$65	63
123 Verne Ave	0.36mi	2/1.0 (-1)	868 (+6%)	4mo	$135,000	$156	60
539 S 21st St	0.42mi	3/1.0	896 (+10%)	4mo	$29,600	$33	57
18 N 16th St	0.48mi	2/1.0 (-1)	768 (-6%)	2mo	$22,000	$29	56
13 S 16th St	0.49mi	2/1.0 (-1)	884 (+8%)	4mo	$29,900	$34	51
404 S 23rd St	0.26mi	2/1.0 (-1)	926 (+14%)	7mo	$130,000	$140	51
503 S 20th St	0.40mi	2/1.0 (-1)	876 (+7%)	16mo	$99,900	$114	47
1007 Western Ave	0.63mi	3/1.5	884 (+8%)	10mo	$132,500	$150	47
509 N 28th St	0.35mi	2/1.0 (-1)	900 (+10%)	15mo	$30,000	$33	45
708 Gilbert St	0.69mi	2/1.0 (-1)	910 (+12%)	1mo	$94,500	$104	39
1213 Kinsella Ave	0.73mi	2/1.0 (-1)	864 (+6%)	11mo	$145,000	$168	37
3106 Roland Ave	0.61mi	2/1.0 (-1)	914 (+12%)	10mo	$120,000	$131	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: -4.0%
• Equity multiple: 0.85×
• Total profit: $-4,310
• Equity at exit: $14,910

10-year hold

• IRR: 7.8%
• Equity multiple: 1.64×
• Total profit: $17,986
• Equity at exit: $8,646

Cash invested: $28,000 (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 62226

• Rents YoY: 4.6%
• Active inventory: 189
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,291 high
• Mortgage (P&I): −$524
• Tax from tax record: −$301 /mo · $3,616/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $152

Break-even live

Break-even rent $1,098

Max offer price $100,000

Occupancy floor 83%

Sensitivity live

Price	-10% $209	-5% $181	+0% $152	+5% $124	+10% $96
Rent	-10% $50	-5% $101	+0% $152	+5% $203	+10% $254
Rate	-1.0pp $203	-0.5pp $178	base $152	+0.5pp $127	+1.0pp $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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
31 S 27th St Belleville, IL	2.0	1.0	1000	$915	$0.92	25d	1	0.36mi
1308 Caseyville Ave Swansea, IL	2.0	1.0	890	$1,200	$1.35	6d	1	1.01mi
213 Columbus Dr Belleville, IL	3.0	1.0	1040	$1,650	$1.59	25d	1	1.04mi
56 Friendly Dr Belleville, IL	2.0	1.0	1000	$1,200	$1.20	0d	1	1.46mi
56 Friendly Dr Belleville, IL	2.0	1.0	1000	$1,550	$1.55	25d	1	1.46mi
654 N 39th St Belleville, IL	3.0	1.0	984	$1,400	$1.42	19d	1	1.50mi

Listing history 20 events

1. 2026-06-21
   days on market $100,000 Active 183 DOM
2. 2026-06-18
   days on market $100,000 Active 180 DOM
3. 2026-06-17
   days on market $100,000 Active 179 DOM
4. 2026-06-16
   days on market $100,000 Active 178 DOM
5. 2026-06-15
   days on market $100,000 Active 177 DOM
6. 2026-06-13
   days on market $100,000 Active 175 DOM
7. 2026-06-09
   days on market $100,000 Active 171 DOM
8. 2026-06-08
   days on market $100,000 Active 170 DOM
9. 2026-06-07
   days on market $100,000 Active 169 DOM
10. 2026-06-03
    days on market $100,000 Active 165 DOM
11. 2026-06-02
    days on market $100,000 Active 164 DOM
12. 2026-06-01
    days on market $100,000 Active 163 DOM
13. 2026-05-31
    days on market $100,000 Active 162 DOM
14. 2026-05-11
    status Active
15. 2026-04-14
    historical Active Under Contract
16. 2025-12-20
    listed $100,000 Active
17. 2012-05-15
    soldstatus $80,000
18. 1996-12-13
    soldstatus $67,000
19. 1996-12-13
    soldstatus $67,000
20. 1989-05-30
    soldstatus $96,000

ⓘ 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: $3,616 · $301/mo
• Projected year-2 tax: $3,616 · $301/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 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: $15,491
• − Mortgage interest: −$5,602
• − Property taxes: −$3,616
• − Insurance: −$500
• − Repairs & maintenance: −$1,239
• − Management: −$1,239
• − Depreciation: −$2,909
• Taxable income: $386
• Est. tax owed @ 24.0%: −$93
• After-tax cash flow: $1,737/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): 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

+4.2% since first listed

7 events — show timeline

• 2026-05-11 Relisted — MARIS as Distributed by MLS Grid
• 2026-04-14 Contingent — MARIS as Distributed by MLS Grid
• 2025-12-20 Listed $100,000 MARIS as Distributed by MLS Grid
• 2012-05-15 Sold (Public Records) $80,000 Public Records
• 1996-12-13 Sold (Public Records) $67,000 Public Records
• 1996-12-13 Sold (Public Records) $67,000 Public Records
• 1989-05-30 Sold (Public Records) $96,000 Public Records

Property tax history

+13.4%/yr

Latest (2024): $3,616 · +28.8% YoY. Source: county tax records.