2245 W Frank Scott Pkwy · Belleville, IL 62223

$45,000

2 bd · 1.0 ba · 900 sqft · SingleFamily · 169 Days on market

Built 1953 0.36 ac lot ↓ 38% 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

This two bedroom home is ready for you to finish. It has good bones. Full bath, washer/dryer hookups. Kitchen (eat in) and large living room and front porch. Carport and storage area are conveniently located as you enter the lot. There is a lofted area which you could use for anything. Water/sewer available, needs hooked into the city.

Key facts

• Eat in kitchen
• Front porch
• Carport

Tags

• FULL BATH
• WASHER DRYER HOOKUPS
• EAT IN KITCHEN
• LARGE LIVING ROOM
• FRONT PORCH
• CARPORT

Property features AI

Exterior

• Parking: 2-space carport
• Utilities: Electric service by Ameren; Electricity connected
• Home design: Single family residence; One story; Residential property
• Construction: Frame construction
• Exterior features: City lot

Interior

• Bedrooms: 2 bedrooms (both on the main level)
• Bathrooms: 1 full bathroom
• Interior features: Forced air heating; Central air conditioning

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $515 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $40k (12.0% below list) — sets the bar for market timing.
• Cap rate 20.0% 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-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; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 783 units permitted in St. Clair County in 2024 (378 in 5+ unit buildings).
• This rent is only 17% of the median local income ($74k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• In year one you build about $5k of equity ($311 loan paydown + $4k 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 $13k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 169 days — a 12% lower offer ($40k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $39,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 169 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 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 20.02%
• Cash-on-cash: 49.01%
• DSCR: 3.18
• GRM: 3.6

CMA / ARV

• ARV (on-the-fly): $145,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8 S 51st St	0.37mi	2/1.0	940 (+4%)	6mo	$110,000	$117	70
4619 Ruth St	0.37mi	2/1.0	952 (+6%)	6mo	$130,000	$137	68
309 Southgate Dr	0.29mi	2/1.0	872 (-3%)	19mo	$155,000	$178	65
6100 N Belt W	0.41mi	3/1.0 (+1)	974 (+8%)	2mo	$169,900	$174	61
905 Brentmoor Dr	0.53mi	2/1.0	900 (0%)	18mo	$154,900	$172	60
5908 Wilson Dr	0.40mi	2/1.5	857 (-5%)	22mo	$143,000	$167	53
6 S 51st St	0.38mi	2/1.0	968 (+8%)	21mo	$89,000	$92	52
305 Longview Dr	0.49mi	2/1.0	939 (+4%)	23mo	$153,900	$164	51
124 Chevy Chase Dr	0.54mi	2/1.0	988 (+10%)	14mo	$160,000	$162	47
110 Elizabeth Dr	0.72mi	2/1.0	944 (+5%)	16mo	$147,500	$156	45
105 Barrington Dr	0.48mi	2/1.0	1,008 (+12%)	19mo	$135,000	$134	41
1005 Brentmoor Dr	0.59mi	3/1.0 (+1)	1,001 (+11%)	13mo	$145,000	$145	38

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: 62.2%
• Equity multiple: 5.43×
• Total profit: $55,766
• Equity at exit: $38,907

10-year hold

• IRR: 56.1%
• Equity multiple: 11.96×
• Total profit: $138,109
• Equity at exit: $82,227

Cash invested: $12,600 (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: $1,045 high
• Mortgage (P&I): −$236
• Tax est. 1.5%: −$56 /mo · $675/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $515

Break-even live

Break-even rent $394

Max offer price $45,000

Occupancy floor 46%

Sensitivity live

Price	-10% $546	-5% $530	+0% $515	+5% $499	+10% $484
Rent	-10% $432	-5% $473	+0% $515	+5% $556	+10% $597
Rate	-1.0pp $537	-0.5pp $526	base $515	+0.5pp $503	+1.0pp $491

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 18 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	24d	1	0.35mi
219 Freedom Dr Unit 236-M Belleville, IL	1.0	1.0	612	$730	$1.19	3d	1	0.57mi
219 Freedom Dr Unit 232-Q Belleville, IL	2.0	1.0	936	$895	$0.96	18d	1	0.57mi
219 Freedom Dr Unit 219-U Belleville, IL	1.0	1.0	612	$730	$1.19	24d	1	0.57mi
219 Freedom Dr Unit 228-G Belleville, IL	2.0	1.0	936	$895	$0.96	5d	1	0.57mi
219 Freedom Dr Unit C-05 Belleville, IL	1.0	1.0	612	$795	$1.30	3d	1	0.57mi
219 Freedom Dr Unit G-10 Belleville, IL	1.0	1.0	612	$795	$1.30	24d	1	0.57mi
219 Freedom Dr Unit 228-P Belleville, IL	2.0	1.0	936	$970	$1.04	24d	1	0.57mi
219 Freedom Dr Unit 232-B Belleville, IL	2.0	1.0	936	$895	$0.96	24d	1	0.57mi
56 Friendly Dr Belleville, IL	2.0	1.0	1000	$1,550	$1.55	24d	1	0.78mi
4516 W Main St Belleville, IL	2.0	1.0	607	$850	$1.40	24d	1	0.78mi
7235 Westfield Plaza Dr Belleville, IL	1.0–2.0	1.0	795	$975	$1.23	2d	1	0.91mi
18 S 44th St Belleville, IL	1.0	1.0	550	$700	$1.27	4d	1	0.95mi
18 S 44th St Belleville, IL	1.0	1.0	550	$700	$1.27	15d	1	0.95mi
5784 Brett Michael Ln Belleville, IL	1.0–2.0	1.0–2.0	801	$1,195	$1.49	8d	7	1.06mi
109 N 74th St Belleville, IL	1.0	1.0	600	$972	$1.62	22d	1	1.10mi
654 N 39th St Belleville, IL	3.0	1.0	984	$1,400	$1.42	18d	1	1.29mi
1000 Royal Heights Rd Belleville, IL	2.0	1.5	1100	$1,345	$1.22	24d	1	1.48mi

Listing history 19 events

1. 2026-06-18
   days on market $45,000 Active 169 DOM
2. 2026-06-17
   days on market $45,000 Active 168 DOM
3. 2026-06-16
   days on market $45,000 Active 167 DOM
4. 2026-06-15
   days on market $45,000 Active 166 DOM
5. 2026-06-13
   days on market $45,000 Active 164 DOM
6. 2026-06-09
   days on market $45,000 Active 160 DOM
7. 2026-06-08
   days on market $45,000 Active 159 DOM
8. 2026-06-07
   days on market $45,000 Active 158 DOM
9. 2026-06-03
   days on market $45,000 Active 154 DOM
10. 2026-06-02
    days on market $45,000 Active 153 DOM
11. 2026-06-02
    price $45,000 Active 152 DOM
12. 2026-06-01
    days on market $50,000 Active 152 DOM
13. 2026-05-31
    days on market $50,000 Active 151 DOM
14. 2026-05-05
    price $50,000
15. 2026-04-29
    price $55,000
16. 2026-04-06
    price $60,000
17. 2026-03-13
    price $65,000
18. 2026-02-05
    price $72,000
19. 2025-12-31
    listed $80,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $12,541
• − Mortgage interest: −$2,521
• − Property taxes: −$675
• − Insurance: −$225
• − Repairs & maintenance: −$1,003
• − Management: −$1,003
• − Depreciation: −$1,309
• Taxable income: $5,804
• Est. tax owed @ 24.0%: −$1,393
• After-tax cash flow: $4,782/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

-37.5% since first listed

6 events — show timeline

• 2026-05-05 Price Changed $50,000 MARIS as Distributed by MLS Grid
• 2026-04-29 Price Changed $55,000 MARIS as Distributed by MLS Grid
• 2026-04-06 Price Changed $60,000 MARIS as Distributed by MLS Grid
• 2026-03-13 Price Changed $65,000 MARIS as Distributed by MLS Grid
• 2026-02-05 Price Changed $72,000 MARIS as Distributed by MLS Grid
• 2025-12-31 Listed $80,000 MARIS as Distributed by MLS Grid