521 E A St · Belleville, IL 62220

$39,900

3 bd · 4.0 ba · 806 sqft · SingleFamily public records · 45 Days on market

Built 1861 5,227 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

Welcome to this charming 3-bedroom, 2-bathroom home located at 521 E A Street in Belleville. Offering approximately 806 square feet of functional living space, this residence features a layout designed for modern convenience and comfort. The property includes a full unfinished basement, providing extensive storage potential or a blank canvas for future customization. Situated in a well-established neighborhood near local amenities, this home presents a wonderful opportunity for anyone seeking a versatile and inviting living environment.

Key facts

• Local amenities
• 5,227 sq ft lot
• Built 1861

Tags

• FULL UNFINISHED BASEMENT
• WELL-ESTABLISHED NEIGHBORHOOD
• LOCAL AMENITIES

Property features AI

Finance

• Other: No pool

Exterior

• Utilities: Public water; Public sewer; Electric service (other)
• Home design: Single-family residence; One and one-half levels; Residential property
• Construction: Built with other construction materials
• Exterior features: Front yard; Back yard

Interior

• Bedrooms: Three bedrooms total; One bedroom on the main level; Two bedrooms on the upper level
• Bathrooms: Two full bathrooms (both on main/upper levels)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (electric)
• Interior features: Full, unfinished basement; Seven total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/4.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $767 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $39k (3.0% below list) — sets the bar for market timing.
• Cap rate 29.4% 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); 149 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 14d 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 $276 of loan paydown is wiped out by about $1k 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 $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($39k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y ago; this cycle's ask has dropped $10k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1861 — 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 $38,703 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 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 1861 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 3.31% ✓
• Cap rate: 29.36%
• Cash-on-cash: 82.36%
• DSCR: 4.66
• GRM: 2.5

CMA / ARV

• ARV (on-the-fly): $95,108
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
509 S Church St	0.50mi	2/1.0 (-1)	848 (+5%)	3mo	$99,900	$118	48
900 N Church St	0.55mi	2/1.0 (-1)	780 (-3%)	6mo	$129,900	$167	47
412 E Mckinley St	0.56mi	2/1.0 (-1)	832 (+3%)	8mo	$50,000	$60	45
18 W Garfield St	0.58mi	2/1.0 (-1)	850 (+6%)	4mo	$49,900	$59	43
134 N Florida Ave	0.61mi	2/2.0 (-1)	880 (+9%)	3mo	$49,900	$57	41
1000 E Mckinley St	0.55mi	3/1.0	912 (+13%)	3mo	$172,500	$189	38
27 Michigan Ave	0.68mi	2/1.0 (-1)	768 (-5%)	8mo	$115,000	$150	36

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: 88.3%
• Equity multiple: 5.42×
• Total profit: $49,368
• Equity at exit: $5,949

10-year hold

• IRR: 92.5%
• Equity multiple: 13.33×
• Total profit: $137,700
• Equity at exit: $3,450

Cash invested: $11,172 (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: 149
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $1,320 high
• Mortgage (P&I): −$209
• Tax est. 1.5%: −$50 /mo · $598/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $767

Break-even live

Break-even rent $349

Max offer price $39,900

Occupancy floor 37%

Sensitivity live

Price	-10% $794	-5% $781	+0% $767	+5% $753	+10% $739
Rent	-10% $663	-5% $715	+0% $767	+5% $819	+10% $871
Rate	-1.0pp $787	-0.5pp $777	base $767	+0.5pp $756	+1.0pp $746

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1308 Caseyville Ave Swansea, IL	2.0	1.0	890	$1,200	$1.35	5d	1	1.05mi
1104 Bel Aire Dr Belleville, IL	2.0	1.0	780	$1,350	$1.73	2d	1	1.09mi
1717 La Salle St Belleville, IL	3.0	1.0	1104	$1,350	$1.22	24d	1	1.15mi
1671 Shadow Ridge Ct Belleville, IL	1.0–2.0	1.0	815	$1,325	$1.62	2d	12	1.17mi
537 Vicksburg Dr Unit h Belleville, IL	2.0	1.0	950	$1,190	$1.25	17d	1	1.18mi
1528 Lebanon Ave Belleville, IL	2.0	1.0	900	$1,095	$1.22	13d	1	1.41mi

Listing history 27 events

1. 2026-06-21
   days on market $39,900 Active 45 DOM
2. 2026-06-18
   days on market $39,900 Active 42 DOM
3. 2026-06-17
   pricedays on market $39,900 Active 41 DOM
4. 2026-06-16
   days on market $49,900 Active 40 DOM
5. 2026-06-15
   days on market $49,900 Active 39 DOM
6. 2026-06-13
   days on market $49,900 Active 37 DOM
7. 2026-06-09
   days on market $49,900 Active 33 DOM
8. 2026-06-08
   days on market $49,900 Active 32 DOM
9. 2026-06-07
   days on market $49,900 Active 31 DOM
10. 2026-06-03
    days on market $49,900 Active 27 DOM
11. 2026-06-02
    days on market $49,900 Active 26 DOM
12. 2026-06-01
    days on market $49,900 Active 25 DOM
13. 2026-05-31
    days on market $49,900 Active 24 DOM
14. 2026-05-07
    listed $49,900 Active
15. 2026-01-07
    historical Active Under Contract
16. 2025-12-31
    listed $60,000 Active
17. 2024-11-03
    listed $82,000 Active
18. 2023-11-29
    soldstatus $48,000
19. 2023-11-28
    soldstatus Closed
20. 2023-10-28
    status Pending
21. 2023-10-20
    status Active
22. 2023-10-19
    historical
23. 2023-10-12
    price $42,900
24. 2023-09-30
    status Active
25. 2023-09-06
    status Pending
26. 2023-08-24
    listed $44,900 Active
27. 2000-01-24
    soldstatus $11,000

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

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: $15,836
• − Mortgage interest: −$2,235
• − Property taxes: −$598
• − Insurance: −$200
• − Repairs & maintenance: −$1,267
• − Management: −$1,267
• − Depreciation: −$1,161
• Taxable income: $9,109
• Est. tax owed @ 24.0%: −$2,186
• After-tax cash flow: $7,016/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

+353.6% since first listed

14 events — show timeline

• 2026-05-07 Listed $49,900 MARIS as Distributed by MLS Grid
• 2026-01-07 Contingent — MARIS as Distributed by MLS Grid
• 2025-12-31 Listed $60,000 MARIS as Distributed by MLS Grid
• 2024-11-03 Listed $82,000 MARIS as Distributed by MLS Grid
• 2023-11-29 Sold (Public Records) $48,000 Public Records
• 2023-11-28 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2023-10-28 Pending — MARIS as Distributed by MLS Grid
• 2023-10-20 Relisted — MARIS as Distributed by MLS Grid
• 2023-10-19 Delisted — MARIS as Distributed by MLS Grid
• 2023-10-12 Price Changed $42,900 MARIS as Distributed by MLS Grid
• 2023-09-30 Relisted — MARIS as Distributed by MLS Grid
• 2023-09-06 Pending — MARIS as Distributed by MLS Grid
• 2023-08-24 Listed $44,900 MARIS as Distributed by MLS Grid
• 2000-01-24 Sold (Public Records) $11,000 Public Records

Property tax history

+3.9%/yr

Latest (2024): $3,252 · +14.5% YoY. Source: county tax records.