717 Royal Heights Rd · Belleville, IL 62226

$175,000

4 bd · 4.0 ba · 2,140 sqft · SingleFamily public records · 50 Days on market

Built 1959 0.25 ac lot Est $218k · 20% under

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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 +20.9/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• 1% rule +6.3/10.0
• 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

Turnkey All-Brick Duplex | Strong Cash Flow Potential | Prime Visibility Well-maintained all-brick duplex offering immediate income with upside potential. Ideally positioned with direct frontage on Royal Heights Rd, this property benefits from excellent visibility and strong rental appeal for long-term occupancy. Each unit features a functional 2-bedroom layout with in-unit laundry, private patio space, and covered carport parking plus additional off-street pad parking—amenities that consistently attract and retain quality tenants. Both units are currently leased to long-term tenants who wish to remain, providing stable, reliable income from day one. Current rents are below market va

Key facts

• 0.25 acre lot
• 4 parking spots
• Built 1959

Property features AI

Finance

• Other: Lot size approximately 0.25 acre (per public records)
• Financial info: Gross rental income reported: $20,400; Seller may consider concessions

Exterior

• Parking: Covered parking; Carport for 2 vehicles; Total of 4 parking spaces
• Utilities: Public water; Sewer connected; Single-phase electric
• Home design: Duplex; One-story; Private ownership; Residential income property (2–4 units)
• Construction: Brick veneer exterior; Architectural shingle roof; Built area above grade: 2,140 (per public records)
• Exterior features: Patio; Carport(s)

Interior

• Kitchen: Kitchens in each unit (appliance details not provided)
• Bedrooms: Two 2-bedroom units (each unit has 2 bedrooms)
• Bathrooms: Each unit has 1 bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Aluminum frame windows; No basement
• Laundry & utility: In-unit laundry

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $242 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $170k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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-East (math 23% / reading 30%, grade F, #241 of 693 statewide, top 35%, 2,568 students, 0% FRL).
• Market conditions: Rents rising fast (+4.6%/yr); 190 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 783 units permitted in St. Clair County in 2024 (378 in 5+ unit buildings).
• This rent runs 33% of the median local income ($71k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 50 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $85k; list at $175k implies a 106% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — 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 $169,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 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 1959 — 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: 1.13% ✓
• Cap rate: 7.95%
• Cash-on-cash: 5.93%
• DSCR: 1.26
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $218,280
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
125 Columbus	0.41mi	3/2.0 (-1)	2,212 (+3%)	7mo	$235,000	$106	57
230 N 44th St	0.43mi	3/2.0 (-1)	2,165 (+1%)	11mo	$147,000	$68	56
5 High Forest Dr	0.54mi	3/3.0 (-1)	2,209 (+3%)	6mo	$225,000	$102	55
9 Columbus Dr	0.32mi	3/3.5 (-1)	2,356 (+10%)	9mo	$199,900	$85	54
6 Lancelot Dr	0.29mi	3/2.0 (-1)	1,908 (-11%)	4mo	$197,000	$103	52
1712 Shade Tree Ct	0.68mi	4/2.0	2,068 (-3%)	5mo	$278,000	$134	50
25 Blackburn Dr	0.28mi	3/2.0 (-1)	1,969 (-8%)	12mo	$225,000	$114	50
1900 N 17th St	0.66mi	3/1.0 (-1)	2,131 (-0%)	3mo	$119,900	$56	49
20 Chaucer Dr	0.46mi	3/2.0 (-1)	1,920 (-10%)	0mo	$170,000	$89	48
42 Bedford Dr	0.35mi	3/1.5 (-1)	1,980 (-8%)	11mo	$125,000	$63	47
10 N Cape Ct	0.67mi	3/2.5 (-1)	2,186 (+2%)	11mo	$180,000	$82	44
305 N 35th St	0.73mi	3/2.0 (-1)	2,200 (+3%)	11mo	$225,000	$102	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 · 4.56% rent growth · sell at horizon

5-year hold

• IRR: -5.2%
• Equity multiple: 0.80×
• Total profit: $-9,699
• Equity at exit: $26,093

10-year hold

• IRR: 6.4%
• Equity multiple: 1.51×
• Total profit: $25,112
• Equity at exit: $15,131

Cash invested: $49,000 (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: 190
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,972 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$325 /mo · $3,902/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $242

Break-even live

Break-even rent $1,666

Max offer price $175,000

Occupancy floor 83%

Sensitivity live

Price	-10% $341	-5% $292	+0% $242	+5% $193	+10% $143
Rent	-10% $86	-5% $164	+0% $242	+5% $320	+10% $398
Rate	-1.0pp $330	-0.5pp $287	base $242	+0.5pp $197	+1.0pp $151

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2725 Timberline Dr Belleville, IL	4.0	3.0	2890	$3,100	$1.07	25d	1	1.49mi

Listing history 4 events

1. 2026-05-21
   status Pending
2. 2026-04-14
   historical Active Under Contract
3. 2026-04-01
   listed $175,000 Active
4. 2001-06-19
   soldstatus $85,000

ⓘ 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: $3,902 · $325/mo
• Projected year-2 tax: $3,937 · $328/mo
• Expected delta: +$36/yr (+$3/mo · 0.9%)

ⓘ 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 · 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: $23,664
• − Mortgage interest: −$9,803
• − Property taxes: −$3,902
• − Insurance: −$875
• − Repairs & maintenance: −$1,893
• − Management: −$1,893
• − Depreciation: −$5,091
• Taxable income: $208
• Est. tax owed @ 24.0%: −$50
• After-tax cash flow: $2,856/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

+105.9% since first listed

4 events — show timeline

• 2026-05-21 Pending — MARIS as Distributed by MLS Grid
• 2026-04-14 Contingent — MARIS as Distributed by MLS Grid
• 2026-04-01 Listed $175,000 MARIS as Distributed by MLS Grid
• 2001-06-19 Sold (Public Records) $85,000 Public Records

Property tax history

+1.7%/yr

Latest (2024): $3,902 · +4.2% YoY. Source: county tax records.