91 Arabelle Dr · Belleville, IL 62220

$174,900

3 bd · 2.0 ba · 1,320 sqft · SingleFamily public records · 36 Days on market

Built 1979 8,712 sqft lot Est $139k · 26% over

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Why this score? — see what drove the F 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 +13.0/30.0
• Rent growth +5.0/5.0
• 1% rule +4.2/10.0
• DSCR +3.9/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Adorable 3BR 1.5Bath MOVE IN READY home on large corner lot. Besides 3 nice size bedrooms with plenty of closet space, this home has a lovely Dining room/living room combo with a working wood fireplace. A beautiful sunroom, to enjoy the outdoors year round,nice size family room & up to date eat in kitchen with a beautiful bay window, main floor laundry, & attached 2 car garage with a fenced back yard, & beautiful manicured lawn, THIS ONE WONT LAST! Call today for a private showing!!

Key facts

• 8,712 sq ft lot
• 2 garage spots
• Built 1979

Property features AI

Finance

• Other: Living area: 1,464 (per public records); Above-grade finished area: 1,320 (per public records); Lot size: 0.2 acre (per public records); Owner-occupied tax status

Exterior

• Parking: Attached garage; 2-car garage; Driveway parking
• Security: Security system
• Utilities: Public water; Public sewer; Electric service by Ameren; Electricity, sewer and water available
• Home design: Single-family residence; Updated/remodeled condition; One-story house; Slab foundation
• Construction: Brick, steel siding, and wood siding exterior; Architectural shingle roof; Year built (public records)
• Exterior features: Enclosed porch; Porch; Playground; Chain link fencing; Level lot; Asphalt road access

Interior

• Kitchen: Dishwasher; Microwave; Electric range; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Ceramic tile
• Bathrooms: 1 full bathroom; 1 half bathroom (main level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Eat-in kitchen; Double pane windows; Wood-burning fireplace
• Laundry & utility: Laundry on the main level; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $-9 ($-107/yr) — negative.
• To cash-flow at today's rent, offer at most $173k (0.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $160k (8.3% below list).
• Recommended offer: $160k (8.3% below list) — sets the bar for 1% rule.

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: Belle Valley School (math 12% / reading 30%, grade F, #1,024 of 2,056 statewide, top 50%, 985 students, 0% FRL); 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; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 1d 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 $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 36 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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.
• Current owner paid $99k; list at $175k implies a 77% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $160,342 (8.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
3. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.92% ✗
• Cap rate: 6.23%
• Cash-on-cash: -0.22%
• DSCR: 0.99
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $138,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
50 Arabelle Dr	0.13mi	3/2.0	1,463 (+11%)	10mo	$177,500	$121	67
1425 Wabash Ave	0.24mi	4/2.0 (+1)	1,450 (+10%)	3mo	$105,000	$72	65
1406 Radiance Dr	0.15mi	4/1.0 (+1)	1,188 (-10%)	3mo	$119,000	$100	65
1212 Mascoutah Ave	0.56mi	2/2.0 (-1)	1,409 (+7%)	1mo	$195,000	$138	57
1112 Lilac Dr	0.35mi	3/1.0	1,224 (-7%)	15mo	$89,000	$73	55
18 Scarlet Dr	0.39mi	4/1.0 (+1)	1,232 (-7%)	11mo	$155,000	$126	52
955 Green Mount Ln	0.66mi	3/1.0	1,286 (-3%)	11mo	$130,000	$101	52
704 Wabash Ave	0.68mi	3/2.0	1,196 (-9%)	4mo	$125,000	$105	49
1513 Mascoutah Ave	0.59mi	2/2.0 (-1)	1,456 (+10%)	9mo	$200,000	$137	43
1611 Mascoutah Ave	0.63mi	3/1.0	1,435 (+9%)	18mo	$149,900	$104	37
12 Rusty Wil Dr	0.50mi	3/1.0	1,128 (-14%)	18mo	$75,000	$66	33
733 S Belt E	0.75mi	2/1.0 (-1)	1,157 (-12%)	10mo	$159,900	$138	27

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: -10.9%
• Equity multiple: 0.58×
• Total profit: $-20,370
• Equity at exit: $26,078

10-year hold

• IRR: 4.6%
• Equity multiple: 1.42×
• Total profit: $20,364
• Equity at exit: $15,122

Cash invested: $48,972 (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: 9.1×

Monthly cashflow live

• Estimated rent: $1,603 high
• Mortgage (P&I): −$917
• Tax from tax record: −$286 /mo · $3,426/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $-9

Break-even live

Break-even rent $1,615

Max offer price $173,326

Occupancy floor 96%

Sensitivity live

Price	-10% $90	-5% $41	+0% $-9	+5% $-58	+10% $-108
Rent	-10% $-136	-5% $-72	+0% $-9	+5% $54	+10% $118
Rate	-1.0pp $79	-0.5pp $36	base $-9	+0.5pp $-54	+1.0pp $-100

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1009 Belle Valley Dr Belleville, IL	2.0	1.5	990	$1,100	$1.11	0d	1	0.71mi
1953 Richmond Springs Ln Belleville, IL	3.0	3.0	1480	$2,500	$1.69	0d	1	1.06mi
2056 Huntmaster Dr Belleville, IL	2.0	2.0	1200	$1,525	$1.27	0d	1	1.07mi
721 S Church St Belleville, IL	4.0	2.0	1216	$2,000	$1.64	25d	1	1.09mi
537 Vicksburg Dr Unit h Belleville, IL	2.0	1.0	950	$1,190	$1.25	18d	1	1.20mi

Listing history 23 events

1. 2026-06-21
   statusdays on market $174,900 Pending 36 DOM
2. 2026-06-18
   days on market $174,900 Active 34 DOM
3. 2026-06-17
   days on market $174,900 Active 33 DOM
4. 2026-06-16
   days on market $174,900 Active 32 DOM
5. 2026-06-15
   days on market $174,900 Active 31 DOM
6. 2026-06-13
   days on market $174,900 Active 29 DOM
7. 2026-06-09
   days on market $174,900 Active 25 DOM
8. 2026-06-08
   days on market $174,900 Active 24 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    days on market $174,900 Active 23 DOM
11. 2026-06-03
    pricedays on market $174,900 Active 19 DOM
12. 2026-06-02
    days on market $179,900 Active 18 DOM
13. 2026-06-01
    days on market $179,900 Active 17 DOM
14. 2026-05-31
    days on market $179,900 Active 16 DOM
15. 2026-05-16
    listed $179,900 Active
16. 2026-05-03
    historical $179,900
17. 2020-05-04
    status Pending 500-char remark

    Show marketing remark (500 chars)

    Adorable 3BR 1.5Bath MOVE IN READY home on large corner lot. Besides 3 nice size bedrooms with plenty of closet space, this home has a lovely Dining room/living room combo with a working wood fireplace. A beautiful sunroom, to enjoy the outdoors year round,nice size family room & up to date eat in kitchen with a beautiful bay window, main floor laundry, & attached 2 car garage with a fenced back yard, & beautiful manicured lawn, THIS ONE WONT LAST! Call today for a private showing!!

18. 2020-05-04
    soldstatus $99,000

    Show marketing remark (500 chars)

    Adorable 3BR 1.5Bath MOVE IN READY home on large corner lot. Besides 3 nice size bedrooms with plenty of closet space, this home has a lovely Dining room/living room combo with a working wood fireplace. A beautiful sunroom, to enjoy the outdoors year round,nice size family room & up to date eat in kitchen with a beautiful bay window, main floor laundry, & attached 2 car garage with a fenced back yard, & beautiful manicured lawn, THIS ONE WONT LAST! Call today for a private showing!!

19. 2020-05-01
    soldstatus Closed 500-char remark

    Show marketing remark (500 chars)

    Adorable 3BR 1.5Bath MOVE IN READY home on large corner lot. Besides 3 nice size bedrooms with plenty of closet space, this home has a lovely Dining room/living room combo with a working wood fireplace. A beautiful sunroom, to enjoy the outdoors year round,nice size family room & up to date eat in kitchen with a beautiful bay window, main floor laundry, & attached 2 car garage with a fenced back yard, & beautiful manicured lawn, THIS ONE WONT LAST! Call today for a private showing!!

20. 2020-02-24
    historical Active Under Contract 500-char remark

    Show marketing remark (500 chars)

    Adorable 3BR 1.5Bath MOVE IN READY home on large corner lot. Besides 3 nice size bedrooms with plenty of closet space, this home has a lovely Dining room/living room combo with a working wood fireplace. A beautiful sunroom, to enjoy the outdoors year round,nice size family room & up to date eat in kitchen with a beautiful bay window, main floor laundry, & attached 2 car garage with a fenced back yard, & beautiful manicured lawn, THIS ONE WONT LAST! Call today for a private showing!!

21. 2020-02-06
    listed $97,500 Active 500-char remark

    Show marketing remark (500 chars)

    Adorable 3BR 1.5Bath MOVE IN READY home on large corner lot. Besides 3 nice size bedrooms with plenty of closet space, this home has a lovely Dining room/living room combo with a working wood fireplace. A beautiful sunroom, to enjoy the outdoors year round,nice size family room & up to date eat in kitchen with a beautiful bay window, main floor laundry, & attached 2 car garage with a fenced back yard, & beautiful manicured lawn, THIS ONE WONT LAST! Call today for a private showing!!

22. 2011-11-02
    soldstatus $85,500
23. 2001-11-30
    soldstatus $81,000

ⓘ 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: $3,426 · $286/mo
• Projected year-2 tax: $3,698 · $308/mo
• Expected delta: +$272/yr (+$23/mo · 7.9%)

ⓘ 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: $19,241
• − Mortgage interest: −$9,797
• − Property taxes: −$3,426
• − Insurance: −$874
• − Repairs & maintenance: −$1,539
• − Management: −$1,539
• − Depreciation: −$5,088
• Taxable loss: −$3,024
• Est. tax savings @ 24.0%: +$726
• After-tax cash flow: $619/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

+122.1% since first listed

9 events — show timeline

• 2026-05-16 Listed $179,900 MARIS as Distributed by MLS Grid
• 2026-05-03 Coming Soon $179,900 MARIS as Distributed by MLS Grid
• 2020-05-04 Pending — MARIS as Distributed by MLS Grid
• 2020-05-04 Sold (Public Records) $99,000 Public Records
• 2020-05-01 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2020-02-24 Contingent — MARIS as Distributed by MLS Grid
• 2020-02-06 Listed $97,500 MARIS as Distributed by MLS Grid
• 2011-11-02 Sold (Public Records) $85,500 Public Records
• 2001-11-30 Sold (Public Records) $81,000 Public Records

Property tax history

+4.3%/yr

Latest (2024): $3,426 · +13.4% YoY. Source: county tax records.