31 Fahey Pl · Belleville, IL 62220

$155,000

4 bd · 2.0 ba · 1,020 sqft · SingleFamily public records · 12 Days on market

Built 1958 7,405 sqft lot Est $225k · 31% under

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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 +29.7/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• 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

Whether you're a first-time buyer looking to build equity or a savvy investor seeking your next opportunity, 31 Fahey Pl in Belleville is the one to watch. Nestled on a quiet no-through street in a fantastic location, this 3-bedroom, 1-bath home is packed with features that buyers and renters love. Step outside to a fully fenced yard with three gates — including a double gate — opening up to a large, wooded backyard that offers a nature-filled retreat right at home. Relax and decompress in the well-maintained 5-person hot tub, or host friends on the deck, perfect for outdoor entertaining. Inside, a charming fireplace in the living room — complete with fans to help circulat

Key facts

• Outdoor entertaining
• Private hot tub
• Detached garage

Tags

• PRIVATE HOT TUB
• OUTDOOR ENTERTAINING
• DETACHED GARAGE
• DESIRABLE NEIGHBORHOOD

Property features AI

Exterior

• Parking: 3 total parking spaces; 2-car garage; 1-car carport
• Utilities: Public water; Public sewer; Ameren electric service; Cable available; Electricity connected; Natural gas connected; Sewer connected; Water connected
• Home design: Single-family residence; Residential property; One and one-half levels; Brick construction
• Construction: Brick exterior
• Exterior features: Back yard

Interior

• Bedrooms: 4 bedrooms total; 2 bedrooms on the main level; 2 bedrooms on the upper level
• Bathrooms: 1 full bathroom (main and upper levels combined)
• Interior features: Forced air heating; Central air conditioning; 8 total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $566 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Cap rate 10.7% 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; 2 comparable units currently listed for rent nearby; 783 units permitted in St. Clair County in 2024 (378 in 5+ unit buildings).
• This rent runs 38% of the median local income ($66k/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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $43k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $85k; list at $155k implies a 82% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — 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 $155,000

Questions for the listing agent

1. Built in 1958 — 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: 1.35% ✓
• Cap rate: 10.67%
• Cash-on-cash: 15.65%
• DSCR: 1.70
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $225,420
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
133 Rivermeade Ln	0.24mi	3/3.5 (-1)	1,152 (+13%)	7mo	$255,000	$221	50

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: 12.0%
• Equity multiple: 1.51×
• Total profit: $22,013
• Equity at exit: $23,111

10-year hold

• IRR: 24.7%
• Equity multiple: 3.67×
• Total profit: $116,018
• Equity at exit: $13,402

Cash invested: $43,400 (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: 6.2×

Monthly cashflow live

• Estimated rent: $2,090 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$208 /mo · $2,495/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $566

Break-even live

Break-even rent $1,374

Max offer price $155,000

Occupancy floor 68%

Sensitivity live

Price	-10% $654	-5% $610	+0% $566	+5% $522	+10% $478
Rent	-10% $401	-5% $483	+0% $566	+5% $648	+10% $731
Rate	-1.0pp $644	-0.5pp $605	base $566	+0.5pp $526	+1.0pp $485

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1953 Richmond Springs Ln Belleville, IL	3.0	3.0	1480	$2,500	$1.69	2d	1	0.15mi
721 S Church St Belleville, IL	4.0	2.0	1216	$2,000	$1.64	24d	1	1.32mi

Listing history 9 events

1. 2026-05-20
   status Pending
2. 2026-05-08
   listed $155,000 Active
3. 2026-05-08
   historical $155,000
4. 2010-12-17
   soldstatus $85,000
5. 2004-11-22
   soldstatus $90,000
6. 1999-06-24
   soldstatus $75,500
7. 1993-10-13
   soldstatus $55,000
8. 1993-10-13
   soldstatus $55,000
9. 1990-07-11
   soldstatus $43,000

ⓘ 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: $2,495 · $208/mo
• Projected year-2 tax: $3,007 · $251/mo
• Expected delta: +$512/yr (+$43/mo · 20.5%)

ⓘ 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: $25,082
• − Mortgage interest: −$8,682
• − Property taxes: −$2,495
• − Insurance: −$775
• − Repairs & maintenance: −$2,007
• − Management: −$2,007
• − Depreciation: −$4,509
• Taxable income: $4,608
• Est. tax owed @ 24.0%: −$1,106
• After-tax cash flow: $5,685/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

• 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

+260.5% since first listed

9 events — show timeline

• 2026-05-20 Pending — MARIS as Distributed by MLS Grid
• 2026-05-08 Listed $155,000 MARIS as Distributed by MLS Grid
• 2026-05-08 Coming Soon $155,000 MARIS as Distributed by MLS Grid
• 2010-12-17 Sold (Public Records) $85,000 Public Records
• 2004-11-22 Sold (Public Records) $90,000 Public Records
• 1999-06-24 Sold (Public Records) $75,500 Public Records
• 1993-10-13 Sold (Public Records) $55,000 Public Records
• 1993-10-13 Sold (Public Records) $55,000 Public Records
• 1990-07-11 Sold (Public Records) $43,000 Public Records

Property tax history

+2.3%/yr

Latest (2024): $2,495 · +18.2% YoY. Source: county tax records.