107 Wabash Ave · Belleville, IL 62220

$109,000

3 bd · 2.0 ba · 991 sqft · SingleFamily public records · 105 Days on market

Built 1881 7,405 sqft lot Est $99k · 10% over

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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 +17.3/30.0
• 1% rule +6.8/10.0
• DSCR +5.4/10.0
• Rent growth +5.0/5.0
• Livability +3.9/5.0
• ARV discount +3.0/15.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity for owner occupants or investors looking for great rental cash flow. This home has just the right amount of historical charm and tons of potential. Large kitchen with all appliances included, kitchen work island plus additional space for dining. Living room is large enough to accomodate a formal dining area if needed. Main level master bedroom with beautiful bay window accent, 2nd bedroom on main has two entries for flexibility to your own needs. Upper level features additional bedroom plus a bonus room, both with closets. Could possibly be a 4th bedroom or just a large family room. Covered patio overlooks level back yard which is partially fenced. Detached 1 car garage has plenty of area for storage, plus additional carport with alley access. Home needs some updating and cosmetics and is sold as-is, but will pass municipal code requirements for occupancy. Cash or conventional preferred.

Key facts

• 7,405 sq ft lot
• Garage
• Built 1881

Property features AI

Exterior

• Parking: 2 parking spaces total; 1-car garage; 1-car carport
• Utilities: Public water; Public sewer; Electricity (Ameren); Natural gas connected; Electricity connected; Sewer connected; Water connected
• Home design: Single family residence; House with one and one-half levels; Residential property
• Construction: Vinyl siding; Architectural shingle roof; Unfinished basement (has basement)
• Exterior features: Back yard

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 3 bedrooms total (2 on main level, 1 on upper level)
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating; Central air; Window unit(s)
• Interior features: Open living room; Loft
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $79 ($946/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $109k).
• Recommended offer: $99k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.2% vs local median 5.6% in Belleville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 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 $754 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 $31k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $36k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price; built in 1881 — 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 $99,190 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1881 — 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. 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?
8. 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.
9. 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.
10. 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: 1.18% ✓
• Cap rate: 7.16%
• Cash-on-cash: 3.10%
• DSCR: 1.14
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $99,100
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
800 Olive St	0.06mi	3/1.5	935 (-6%)	7mo	$89,000	$95	80
421 S Pennsylvania Ave	0.38mi	3/1.0	1,029 (+4%)	3mo	$155,000	$151	69
1000 E Mckinley St	0.24mi	3/1.0	912 (-8%)	3mo	$172,500	$189	69
109 N Oak St	0.35mi	2/1.0 (-1)	1,008 (+2%)	6mo	$115,000	$114	66
508 Freeburg Ave	0.51mi	3/1.5	1,032 (+4%)	7mo	$99,900	$97	61
818 S Jackson St	0.70mi	3/1.0	1,010 (+2%)	1mo	$85,000	$84	59
720 E Mckinley St	0.39mi	2/1.0 (-1)	1,064 (+7%)	5mo	$20,000	$19	56
312 S Jackson St	0.55mi	3/3.5	1,064 (+7%)	3mo	$89,000	$84	54
139 Kansas Ave	0.72mi	2/1.5 (-1)	1,028 (+4%)	3mo	$135,000	$131	51
134 N Florida Ave	0.58mi	2/2.0 (-1)	880 (-11%)	3mo	$49,900	$57	47
727 Wabash Ave	0.49mi	2/1.0 (-1)	900 (-9%)	8mo	$89,900	$100	46
509 S Church St	0.55mi	2/1.0 (-1)	848 (-14%)	3mo	$99,900	$118	39

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: -4.7%
• Equity multiple: 0.81×
• Total profit: $-5,711
• Equity at exit: $16,252

10-year hold

• IRR: 10.9%
• Equity multiple: 2.08×
• Total profit: $32,967
• Equity at exit: $9,424

Cash invested: $30,520 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,286 high
• Mortgage (P&I): −$572
• Tax from tax record: −$320 /mo · $3,842/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $79

Break-even live

Break-even rent $1,186

Max offer price $109,000

Occupancy floor 89%

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1104 Bel Aire Dr Belleville, IL	2.0	1.0	780	$1,350	$1.73	1d	1	0.74mi
537 Vicksburg Dr Unit h Belleville, IL	2.0	1.0	950	$1,190	$1.25	16d	1	0.85mi
1717 La Salle St Belleville, IL	3.0	1.0	1104	$1,350	$1.22	23d	1	1.22mi
1009 Belle Valley Dr Belleville, IL	2.0	1.5	990	$1,100	$1.11	1d	1	1.27mi
2917 West Blvd Belleville, IL	2.0	2.0	1000	$1,025	$1.02	14d	1	1.28mi
1671 Shadow Ridge Ct Belleville, IL	1.0–2.0	1.0	815	$1,325	$1.62	1d	12	1.39mi
1308 Caseyville Ave Swansea, IL	2.0	1.0	890	$1,200	$1.35	4d	1	1.43mi
1528 Lebanon Ave Belleville, IL	2.0	1.0	900	$1,095	$1.22	12d	1	1.49mi

Listing history 19 events

1. 2026-06-18
   days on market $109,000 Active 105 DOM
2. 2026-06-17
   days on market $109,000 Active 104 DOM
3. 2026-06-16
   days on market $109,000 Active 103 DOM
4. 2026-06-15
   days on market $109,000 Active 102 DOM
5. 2026-06-13
   days on market $109,000 Active 100 DOM
6. 2026-06-09
   days on market $109,000 Active 96 DOM
7. 2026-06-08
   pricedays on market $109,000 Active 95 DOM
8. 2026-06-07
   days on market $120,000 Active 94 DOM
9. 2026-06-03
   days on market $120,000 Active 90 DOM
10. 2026-06-02
    days on market $120,000 Active 89 DOM
11. 2026-06-01
    days on market $120,000 Active 88 DOM
12. 2026-05-31
    days on market $120,000 Active 87 DOM
13. 2026-04-27
    price $120,000
14. 2026-03-20
    price $132,000
15. 2026-03-06
    listed $145,000 Active
16. 2026-03-05
    historical $145,000
17. 2021-12-14
    soldstatus Closed 927-char remark

    Show marketing remark (927 chars)

    Great opportunity for owner occupants or investors looking for great rental cash flow. This home has just the right amount of historical charm and tons of potential. Large kitchen with all appliances included, kitchen work island plus additional space for dining. Living room is large enough to accomodate a formal dining area if needed. Main level master bedroom with beautiful bay window accent, 2nd bedroom on main has two entries for flexibility to your own needs. Upper level features additional bedroom plus a bonus room, both with closets. Could possibly be a 4th bedroom or just a large family room. Covered patio overlooks level back yard which is partially fenced. Detached 1 car garage has plenty of area for storage, plus additional carport with alley access. Home needs some updating and cosmetics and is sold as-is, but will pass municipal code requirements for occupancy. Cash or conventional preferred.

18. 2021-11-15
    status Pending 927-char remark

    Show marketing remark (927 chars)

    Great opportunity for owner occupants or investors looking for great rental cash flow. This home has just the right amount of historical charm and tons of potential. Large kitchen with all appliances included, kitchen work island plus additional space for dining. Living room is large enough to accomodate a formal dining area if needed. Main level master bedroom with beautiful bay window accent, 2nd bedroom on main has two entries for flexibility to your own needs. Upper level features additional bedroom plus a bonus room, both with closets. Could possibly be a 4th bedroom or just a large family room. Covered patio overlooks level back yard which is partially fenced. Detached 1 car garage has plenty of area for storage, plus additional carport with alley access. Home needs some updating and cosmetics and is sold as-is, but will pass municipal code requirements for occupancy. Cash or conventional preferred.

19. 2021-11-11
    listed $79,900 Active 927-char remark

    Show marketing remark (927 chars)

    Great opportunity for owner occupants or investors looking for great rental cash flow. This home has just the right amount of historical charm and tons of potential. Large kitchen with all appliances included, kitchen work island plus additional space for dining. Living room is large enough to accomodate a formal dining area if needed. Main level master bedroom with beautiful bay window accent, 2nd bedroom on main has two entries for flexibility to your own needs. Upper level features additional bedroom plus a bonus room, both with closets. Could possibly be a 4th bedroom or just a large family room. Covered patio overlooks level back yard which is partially fenced. Detached 1 car garage has plenty of area for storage, plus additional carport with alley access. Home needs some updating and cosmetics and is sold as-is, but will pass municipal code requirements for occupancy. Cash or conventional preferred.

ⓘ 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: $3,842 · $320/mo
• Projected year-2 tax: $3,842 · $320/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: $15,433
• − Mortgage interest: −$6,106
• − Property taxes: −$3,842
• − Insurance: −$545
• − Repairs & maintenance: −$1,235
• − Management: −$1,235
• − Depreciation: −$3,171
• Taxable loss: −$699
• Est. tax savings @ 24.0%: +$168
• After-tax cash flow: $1,114/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

+50.2% since first listed

7 events — show timeline

• 2026-04-27 Price Changed $120,000 MARIS as Distributed by MLS Grid
• 2026-03-20 Price Changed $132,000 MARIS as Distributed by MLS Grid
• 2026-03-06 Listed $145,000 MARIS as Distributed by MLS Grid
• 2026-03-05 Coming Soon $145,000 MARIS as Distributed by MLS Grid
• 2021-12-14 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2021-11-15 Pending — MARIS as Distributed by MLS Grid
• 2021-11-11 Listed $79,900 MARIS as Distributed by MLS Grid

Property tax history

+35.5%/yr

Latest (2024): $3,842 · +8.9% YoY. Source: county tax records.