421 E A St · Belleville, IL 62220

$55,000

2 bd · 4.0 ba · 2,022 sqft · SingleFamily public records · 56 Days on market

Built 1857 6,969 sqft lot

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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
• ARV discount +7.5/15.0
• 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

Amazing investment opportunity! This duplex features two 1 bedroom, 1 bathroom units, offering strong income potential. One unit is already occupied by a long-term tenant paying $625 per month, providing immediate cash flow. Water, sewer, and trash included in rent, simplifying utility management. New roof 2024. Ideal for investors or owner-occupants looking to offset expenses. Convenient layout with functional living spaces in both units. Property is being sold AS IS.

Key facts

• Long term tenant
• Immediate cash flow
• New roof

Tags

• INVESTMENT OPPORTUNITY
• STRONG INCOME POTENTIAL
• LONG TERM TENANT
• IMMEDIATE CASH FLOW
• WATER SEWER TRASH INCLUDED
• NEW ROOF

Property features AI

Finance

• Financial info: Gross income: $7,500; Net operating income: $3,000; Other expenses: $4,500; Property used as residential income (investor-friendly)
• HOA & community: Community sidewalks and nearby restaurants

Exterior

• Parking: Alley access
• Utilities: Public water; Sewer connected; Electricity connected (Ameren); Natural gas connected
• Home design: Duplex residential income property (2–4 units sub-type); Two-unit building (2 total units)
• Construction: Brick construction
• Exterior features: Corner lot with sidewalks; Nearby restaurants

Interior

• Bedrooms: Two studio units (one unit listed with 1 bedroom)
• Bathrooms: Each studio unit includes a bathroom
• Heating & cooling: Baseboard heating (electric; varies by unit); Wall/window air conditioning units
• Interior features: Cellar basement

🏷️ Possibly a rental listed for sale. The $55,000 price doesn't fit this home's estimated sale value (~$212,310) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/4.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $734 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $55k).
• Recommended offer: $53k (3.0% below list) — sets the bar for market timing.
• Cap rate 22.3% 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; 5 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 $380 of loan paydown is wiped out by about $2k 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 $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $21k; list at $55k implies a 159% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.5% of price; built in 1857 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $53,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1857 — 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. 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: 2.88% ✓
• Cap rate: 22.32%
• Cash-on-cash: 57.22%
• DSCR: 3.55
• GRM: 2.9

CMA / ARV

• ARV (on-the-fly): $212,310
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
301 N Pennsylvania Ave	0.29mi	3/1.5 (+1)	1,976 (-2%)	0mo	$258,000	$131	68
402 Abend St	0.36mi	3/1.5 (+1)	2,038 (+1%)	2mo	$239,900	$118	65
30 Grand Ave	0.32mi	3/2.0 (+1)	2,104 (+4%)	2mo	$249,900	$119	64
204 W Main St	0.51mi	2/2.0	2,082 (+3%)	0mo	$199,000	$96	63
909 E Main St	0.32mi	3/2.0 (+1)	2,236 (+11%)	4mo	$235,000	$105	51
8 Kircher Pl	0.30mi	3/1.5 (+1)	1,763 (-13%)	2mo	$185,000	$105	48
219 Portland Ave	0.52mi	3/2.0 (+1)	1,876 (-7%)	4mo	$75,000	$40	48
622 S Church St	0.55mi	3/1.0 (+1)	1,793 (-11%)	8mo	$50,000	$28	32
18 Iowa Ave	0.60mi	3/2.0 (+1)	1,754 (-13%)	9mo	$165,000	$94	30
904 S Jackson St	0.72mi	2/2.0	1,745 (-14%)	8mo	$69,900	$40	29
328 S Pennsylvania Ave	0.75mi	3/1.5 (+1)	2,262 (+12%)	7mo	$198,500	$88	25
220 S Virginia Ave	0.71mi	3/2.0 (+1)	1,728 (-14%)	7mo	$214,900	$124	24

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: 62.0%
• Equity multiple: 4.01×
• Total profit: $46,330
• Equity at exit: $8,201

10-year hold

• IRR: 68.5%
• Equity multiple: 10.03×
• Total profit: $139,070
• Equity at exit: $4,755

Cash invested: $15,400 (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: 2.9×

Monthly cashflow live

• Estimated rent: $1,582 high
• Mortgage (P&I): −$288
• Tax from tax record: −$204 /mo · $2,453/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $734

Break-even live

Break-even rent $653

Max offer price $55,000

Occupancy floor 49%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	23d	1	0.97mi
109 S 13th St Belleville, IL	3.0	1.5	1800	$1,325	$0.74	17d	1	1.22mi
1 Rosehaven Dr Belleville, IL	3.0	2.0	1512	$1,325	$0.88	23d	1	1.37mi
6 Sandwedge Dr Belleville, IL	3.0	4.0	2200	$2,295	$1.04	1d	1	1.45mi
6 Sandwedge Dr Belleville, IL	3.0	4.0	2200	$3,000	$1.36	2d	1	1.45mi

Listing history 17 events

1. 2026-06-18
   days on market $55,000 Active 56 DOM
2. 2026-06-17
   days on market $55,000 Active 55 DOM
3. 2026-06-16
   days on market $55,000 Active 54 DOM
4. 2026-06-15
   days on market $55,000 Active 53 DOM
5. 2026-06-13
   days on market $55,000 Active 51 DOM
6. 2026-06-09
   days on market $55,000 Active 47 DOM
7. 2026-06-08
   days on market $55,000 Active 46 DOM
8. 2026-06-07
   days on market $55,000 Active 45 DOM
9. 2026-06-03
   days on market $55,000 Active 41 DOM
10. 2026-06-02
    days on market $55,000 Active 40 DOM
11. 2026-06-01
    days on market $55,000 Active 39 DOM
12. 2026-05-31
    days on market $55,000 Active 38 DOM
13. 2026-05-06
    price $55,000
14. 2026-04-23
    listed $60,000 Active
15. 2020-02-03
    soldstatus $21,202
16. 2016-10-11
    price $38,900
17. 2016-09-15
    price $42,900

ⓘ 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: $2,453 · $204/mo
• Projected year-2 tax: $2,453 · $204/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 · 22 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: $18,990
• − Mortgage interest: −$3,081
• − Property taxes: −$2,453
• − Insurance: −$275
• − Repairs & maintenance: −$1,519
• − Management: −$1,519
• − Depreciation: −$1,600
• Taxable income: $8,542
• Est. tax owed @ 24.0%: −$2,050
• After-tax cash flow: $6,762/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

+28.2% since first listed

5 events — show timeline

• 2026-05-06 Price Changed $55,000 MARIS as Distributed by MLS Grid
• 2026-04-23 Listed $60,000 MARIS as Distributed by MLS Grid
• 2020-02-03 Sold (Public Records) $21,202 Public Records
• 2016-10-11 Price Changed $38,900 MARIS as Distributed by MLS Grid
• 2016-09-15 Price Changed $42,900 MARIS as Distributed by MLS Grid

Property tax history

+0.7%/yr

Latest (2024): $2,453 · -4.4% YoY. Source: county tax records.