500 Edgewood Dr · Belleville, IL 62223

$80,000

4 bd · 2.0 ba · 1,500 sqft · SingleFamily public records · 5 Days on market

Built 1954 0.67 ac lot ↓ 32% since listing

---

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
• Appreciation +9.8/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks

Investor special, fixer upper, and sweat equity opportunity in the desirable Villa Hills neighborhood of Belleville, IL. Located on a private cul-de-sac with convenient access to Hwy 15, Frank Scott Parkway, shopping, dining, and Scott Air Force Base, 500 Edgewood Dr. offers strong potential for investors, rehab buyers, rental property seekers, or buyers looking to renovate and build equity. This 4 bedroom, 1 bath home sits on over half an acre and features a full unfinished basement, spacious yard, and functional floor plan ready for your vision and updates. Opportunities with large lots, mature neighborhoods, and this much upside are becoming increasingly difficult to find in the Bellevil

Key facts

• Spacious yard
• Mature neighborhoods
• Large lots

Tags

• PRIVATE CUL-DE-SAC
• FULL UNFINISHED BASEMENT
• SPACIOUS YARD
• FUNCTIONAL FLOOR PLAN
• LARGE LOTS
• MATURE NEIGHBORHOODS

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Utilities: Public water; Public sewer; Single-phase electric
• Home design: Single-family residence; Two levels; Residential property
• Construction: Vinyl siding; Concrete perimeter foundation
• Exterior features: Back yard fencing; Some trees on the lot

Interior

• Bedrooms: Total of 4 bedrooms; 2 bedrooms on the main level; 2 bedrooms on the upper level
• Flooring: Combination flooring
• Bathrooms: 1 full bathroom (main/upper levels)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (electric)
• Interior features: Combination flooring; Unfinished basement; Storage space; Fireplace in family room
• Laundry & utility: Laundry located in basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $557 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Cap rate 14.6% 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: 103 active listings in the ZIP; 783 units permitted in St. Clair County in 2024 (378 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($553 loan paydown + $8k appreciation (9.5% local appreciation)).
• St. Clair County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (9.5% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 4.4% of price; 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 $80,000

Questions for the listing agent

1. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 2.07% ✓
• Cap rate: 14.64%
• Cash-on-cash: 29.82%
• DSCR: 2.33
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $172,500
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
510 Fern Dr	0.06mi	3/2.0 (-1)	1,540 (+3%)	7mo	$125,000	$81	82
409 Edgewood Dr	0.06mi	3/2.0 (-1)	1,564 (+4%)	9mo	$169,000	$108	78
107 Howard Dr	0.31mi	4/2.0	1,352 (-10%)	4mo	$155,000	$115	65
2 Dottie Dr	0.60mi	3/2.0 (-1)	1,506 (+0%)	7mo	$175,000	$116	61
524 Ardmore Dr	0.27mi	3/2.0 (-1)	1,375 (-8%)	11mo	$110,000	$80	59
613 Sunnyhill Dr	0.62mi	4/1.5	1,612 (+8%)	4mo	$130,000	$81	53
604 Villa Dr	0.47mi	3/3.0 (-1)	1,456 (-3%)	17mo	$110,000	$76	50
29 Dunn Dr	0.58mi	3/2.0 (-1)	1,485 (-1%)	22mo	$223,900	$151	48
967 Hidden Cv	0.55mi	3/2.0 (-1)	1,657 (+10%)	7mo	$275,000	$166	46
128 Revere Dr	0.27mi	3/1.0 (-1)	1,640 (+9%)	23mo	$130,000	$79	44
5 Dunn Dr	0.63mi	3/1.5 (-1)	1,363 (-9%)	11mo	$245,000	$180	40
30 Dunn Dr	0.61mi	3/2.0 (-1)	1,646 (+10%)	22mo	$239,900	$146	32

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

9.5% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 46.2%
• Equity multiple: 4.41×
• Total profit: $76,435
• Equity at exit: $69,169

10-year hold

• IRR: 40.5%
• Equity multiple: 9.79×
• Total profit: $196,848
• Equity at exit: $146,181

Cash invested: $22,400 (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 62223

• Home prices YoY: 3.8%
• Active inventory: 103
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,653 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$296 /mo · $3,555/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $557

Break-even live

Break-even rent $948

Max offer price $80,000

Occupancy floor 61%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-23
   status Pending
2. 2026-05-18
   listed $80,000 Active
3. 2005-11-18
   soldstatus $117,500

ⓘ 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: $3,555 · $296/mo
• Projected year-2 tax: $3,555 · $296/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,833
• − Mortgage interest: −$4,481
• − Property taxes: −$3,555
• − Insurance: −$400
• − Repairs & maintenance: −$1,587
• − Management: −$1,587
• − Depreciation: −$2,327
• Taxable income: $5,896
• Est. tax owed @ 24.0%: −$1,415
• After-tax cash flow: $5,264/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): 16,269
• Household income: $73,700
• Rent vs Own: 23.6% rent · 76.4% own
• Severe rent burden: 656.0

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 (62%)
• Race & ethnicity: White 62% Black 27% Two or more races 9% Hispanic / Latino 4%
• Common ancestry: Romanian 3% Lithuanian 3% Slovak 2%
• Foreign-born: 2% · Canada, Guatemala
• Languages at home: 96% English-only · Spanish 2%

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: ▲ 9.50%
• Current HPI: 259.15
• Rent YoY: —
• 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

-31.9% since first listed

3 events — show timeline

• 2026-05-23 Pending — MARIS as Distributed by MLS Grid
• 2026-05-18 Listed $80,000 MARIS as Distributed by MLS Grid
• 2005-11-18 Sold (Public Records) $117,500 Public Records

Property tax history

+2.5%/yr

Latest (2024): $3,555 · +8.6% YoY. Source: county tax records.