439 N 39th St · Belleville, IL 62226

$120,000

3 bd · 2.0 ba · 864 sqft · SingleFamily public records · 18 Days on market

Built 1954 6,969 sqft lot Est $115k · at est.

---

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 +25.0/30.0
• DSCR +8.1/10.0
• 1% rule +5.9/10.0
• ARV discount +5.5/15.0
• 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 MLS

NEWLY REMODELED RANCH includes new carpet, new LVP, new paint. Move in ready! Buyer to verify all information.

Key facts

• 6,969 sq ft lot
• Built 1954
• Listed 18 days

Property features AI

Finance

• Other: Living area: 864 (source: Assessor); Lot dimensions approximately 54x131x55x128 (0.16 acre)
• Financial info: Lease is not being considered

Exterior

• Parking: Off-street parking; Gravel driveway
• Utilities: Public water; Public sewer; Electric service (Ameren); Cable connected; Natural gas connected; Water connected; Sewer connected; Electricity connected
• Home design: Single family residence; One story; Private ownership; Updated/remodeled
• Construction: Vinyl siding; Built (year source: Assessor)
• Exterior features: Back yard; Front yard; Level lot; Some trees; Chain link fencing; Rectangular lot; Near public transit

Interior

• Kitchen: Stainless steel appliances; Electric oven and electric range; Refrigerator; Granite countertops; Pantry; Eat-in kitchen
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fan(s); Electric cooling components
• Interior features: Ceiling fans; Eat-in kitchen; Granite counters; Pantry; Storage
• Laundry & utility: Washer and dryer (in kitchen on main level); Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $260 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $118k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.9% 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: Rents rising fast (+4.6%/yr); 190 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $830 of loan paydown is wiped out by about $4k 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 + 4.6% rent growth), your $34k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1954 — 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 $118,200 (1.5% below list)

Questions for the listing agent

1. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.09% ✓
• Cap rate: 8.89%
• Cash-on-cash: 9.29%
• DSCR: 1.41
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $114,912
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
439 N 39th St	0.00mi	3/1.0	864 (0%)	1mo	$120,000	$139	95
3805 Little Flower Ln	0.09mi	3/1.0	864 (0%)	0mo	$134,900	$156	92
800 N 39th St	0.40mi	3/1.0	840 (-3%)	5mo	$119,900	$143	68
640 Devonshire Dr	0.33mi	3/1.0	960 (+11%)	0mo	$80,000	$83	62
3916 Shirley Dr	0.40mi	3/1.0	939 (+9%)	1mo	$125,000	$133	62
108 S 37th St	0.53mi	2/1.0 (-1)	840 (-3%)	1mo	$45,000	$54	61
14 Lillian Dr	0.51mi	3/1.0	925 (+7%)	3mo	$79,900	$86	58
624 Royal Heights Rd	0.26mi	2/1.0 (-1)	960 (+11%)	3mo	$30,000	$31	58
1009 Royal Heights Rd	0.61mi	3/1.0	900 (+4%)	5mo	$34,900	$39	57
102 S 34th St	0.57mi	2/1.0 (-1)	806 (-7%)	3mo	$135,000	$167	51
652 N 39th St	0.31mi	2/1.0 (-1)	984 (+14%)	4mo	$64,000	$65	50
14 N 41st St	0.33mi	2/1.0 (-1)	986 (+14%)	4mo	$133,000	$135	49

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: -0.6%
• Equity multiple: 0.98×
• Total profit: $-813
• Equity at exit: $17,892

10-year hold

• IRR: 10.5%
• Equity multiple: 1.87×
• Total profit: $29,372
• Equity at exit: $10,375

Cash invested: $33,600 (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 62226

• Rents YoY: 4.6%
• Active inventory: 190
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,305 high
• Mortgage (P&I): −$629
• Tax from tax record: −$92 /mo · $1,099/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $260

Break-even live

Break-even rent $976

Max offer price $120,000

Occupancy floor 75%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
213 Columbus Dr Belleville, IL	3.0	1.0	1040	$1,650	$1.59	23d	1	0.24mi
654 N 39th St Belleville, IL	3.0	1.0	984	$1,400	$1.42	17d	1	0.30mi
4516 W Main St Belleville, IL	2.0	1.0	607	$850	$1.40	23d	1	0.55mi
56 Friendly Dr Belleville, IL	2.0	1.0	1000	$1,550	$1.55	23d	1	0.62mi
1000 Royal Heights Rd Belleville, IL	2.0	1.5	1100	$1,345	$1.22	23d	1	0.63mi
54 Ben Louis Dr Belleville, IL	2.0	1.0	900	$1,145	$1.27	23d	1	0.71mi
219 Freedom Dr Unit 232-B Belleville, IL	2.0	1.0	936	$895	$0.96	23d	1	0.87mi
219 Freedom Dr Unit 228-P Belleville, IL	2.0	1.0	936	$970	$1.04	23d	1	0.87mi
219 Freedom Dr Unit 232-Q Belleville, IL	2.0	1.0	936	$895	$0.96	17d	1	0.88mi
219 Freedom Dr Unit 228-G Belleville, IL	2.0	1.0	936	$895	$0.96	4d	1	0.88mi
31 S 27th St Belleville, IL	2.0	1.0	1000	$915	$0.92	23d	1	0.98mi
5784 Brett Michael Ln Belleville, IL	1.0–2.0	1.0–2.0	801	$1,195	$1.49	7d	7	1.25mi
6105 W Washington St Belleville, IL	3.0	1.5	1120	$1,575	$1.41	23d	1	1.50mi

Listing history 15 events

1. 2026-05-12
   status Pending
2. 2026-04-26
   historical Active Under Contract
3. 2026-04-25
   listed $120,000 Active
4. 2026-04-22
   historical $120,000
5. 2023-11-21
   soldstatus $116,000
6. 2023-11-20
   soldstatus Closed 110-char remark

   Show marketing remark (110 chars)

   NEWLY REMODELED RANCH includes new carpet, new LVP, new paint. Move in ready! Buyer to verify all information.

7. 2023-11-01
   status Pending 110-char remark

   Show marketing remark (110 chars)

   NEWLY REMODELED RANCH includes new carpet, new LVP, new paint. Move in ready! Buyer to verify all information.

8. 2023-10-31
   price $119,000 110-char remark

   Show marketing remark (110 chars)

   NEWLY REMODELED RANCH includes new carpet, new LVP, new paint. Move in ready! Buyer to verify all information.

9. 2023-10-20
   price $130,000 110-char remark

   Show marketing remark (110 chars)

   NEWLY REMODELED RANCH includes new carpet, new LVP, new paint. Move in ready! Buyer to verify all information.

10. 2023-10-04
    listed $140,000 Active 110-char remark

    Show marketing remark (110 chars)

    NEWLY REMODELED RANCH includes new carpet, new LVP, new paint. Move in ready! Buyer to verify all information.

11. 2022-05-04
    soldstatus $75,000
12. 2022-05-02
    status Pending 218-char remark

    Show marketing remark (218 chars)

    Looking for nice well maintained 3 bedroom 1 bath ranch. Look no more. The home is tenant occupied so please allow 24 to 48 hour notice for showing. Buyer and buyers agent to verify all MLS information. Tenants rights.

13. 2022-05-02
    soldstatus Closed 218-char remark

    Show marketing remark (218 chars)

    Looking for nice well maintained 3 bedroom 1 bath ranch. Look no more. The home is tenant occupied so please allow 24 to 48 hour notice for showing. Buyer and buyers agent to verify all MLS information. Tenants rights.

14. 2022-04-15
    historical Active Under Contract 218-char remark

    Show marketing remark (218 chars)

    Looking for nice well maintained 3 bedroom 1 bath ranch. Look no more. The home is tenant occupied so please allow 24 to 48 hour notice for showing. Buyer and buyers agent to verify all MLS information. Tenants rights.

15. 2022-04-13
    listed $75,000 Active 218-char remark

    Show marketing remark (218 chars)

    Looking for nice well maintained 3 bedroom 1 bath ranch. Look no more. The home is tenant occupied so please allow 24 to 48 hour notice for showing. Buyer and buyers agent to verify all MLS information. Tenants rights.

ⓘ 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: $1,099 · $92/mo
• Projected year-2 tax: $1,912 · $159/mo
• Expected delta: +$812/yr (+$68/mo · 73.9%)

ⓘ 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: $15,661
• − Mortgage interest: −$6,722
• − Property taxes: −$1,099
• − Insurance: −$600
• − Repairs & maintenance: −$1,253
• − Management: −$1,253
• − Depreciation: −$3,491
• Taxable income: $1,243
• Est. tax owed @ 24.0%: −$298
• After-tax cash flow: $2,823/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

+60.0% since first listed

15 events — show timeline

• 2026-05-12 Pending — MARIS as Distributed by MLS Grid
• 2026-04-26 Contingent — MARIS as Distributed by MLS Grid
• 2026-04-25 Listed $120,000 MARIS as Distributed by MLS Grid
• 2026-04-22 Coming Soon $120,000 MARIS as Distributed by MLS Grid
• 2023-11-21 Sold (Public Records) $116,000 Public Records
• 2023-11-20 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2023-11-01 Pending — MARIS as Distributed by MLS Grid
• 2023-10-31 Price Changed $119,000 MARIS as Distributed by MLS Grid
• 2023-10-20 Price Changed $130,000 MARIS as Distributed by MLS Grid
• 2023-10-04 Listed $140,000 MARIS as Distributed by MLS Grid
• 2022-05-04 Sold (Public Records) $75,000 Public Records
• 2022-05-02 Pending — MARIS as Distributed by MLS Grid
• 2022-05-02 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2022-04-15 Contingent — MARIS as Distributed by MLS Grid
• 2022-04-13 Listed $75,000 MARIS as Distributed by MLS Grid

Property tax history

-2.7%/yr

Latest (2024): $1,099 · -42.8% YoY. Source: county tax records.