112 N 36th St · Belleville, IL 62226

$107,500

3 bd · 2.0 ba · 1,542 sqft · SingleFamily public records · 18 Days on market

Built 1936 9,147 sqft lot Est $165k · 35% 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 +28.1/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• 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

Checkout this Spacious 1 1/2 story home with over 1700 square feet. The main level has high ceilings and hard wood floors that were revealed when the carpet was pulled up. The entry foyer has a double closet. The large Living room flows into the Dining room. The Eat-in Kitchen has lots of cabinetry and ready for a gas stove. The main level also includes a spacious Bedroom, full Bathroom and an Office. Upstairs find wood floors as well in the 2 Bedrooms and Loft with storage cabinets. The 1/2 Bathroom upstairs can easily accommodate the addition of a shower. Large fenced back yard. 2 car detached garage has entry from the alley on the right side of the house. This home needs a little tlc but

Key facts

• 9,147 sq ft lot
• 2 garage spots
• Built 1936

Property features AI

Finance

• Financial info: Lease not considered; Seller may consider concessions

Exterior

• Parking: Alley access; Two-car garage
• Utilities: Public water; Public sewer; Electricity connected (Ameren)
• Home design: Single-family residence; Private ownership; One-and-a-half story house; Fixer condition; Garage(s) on property
• Construction: Aluminum siding; Asphalt roof; Block foundation; Built (year source: public records)
• Exterior features: Front porch; Back yard fencing

Interior

• Bedrooms: Three bedrooms total (one on main level, two on upper level)
• Flooring: Wood flooring
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Aluminum window frames; Full unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $108k.

Deal economics

• At list price, monthly cash flow is $337 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $108k).
• Recommended offer: $106k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.1% 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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 $743 of loan paydown is wiped out by about $3k 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 $30k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $62k; list at $108k implies a 72% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1936 — 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 $105,887 (1.5% below list)

Questions for the listing agent

1. Built in 1936 — 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: 1.33% ✓
• Cap rate: 10.06%
• Cash-on-cash: 13.45%
• DSCR: 1.60
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $164,994
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
105 N 35th St	0.07mi	3/1.0	1,596 (+4%)	1mo	$179,900	$113	86
308 N 35th St	0.17mi	4/2.0 (+1)	1,521 (-1%)	5mo	$189,000	$124	81
3313 Roland Ave	0.21mi	2/2.0 (-1)	1,542 (0%)	6mo	$107,500	$70	80
138 S 33rd St	0.30mi	3/2.0	1,584 (+3%)	11mo	$169,900	$107	73
125 N 41st St	0.33mi	3/1.5	1,500 (-3%)	6mo	$164,900	$110	73
102 N 41st St	0.31mi	3/2.0	1,370 (-11%)	2mo	$145,000	$106	65
119 N 28th St	0.60mi	3/2.0	1,571 (+2%)	6mo	$179,900	$115	64
161 Westwood Dr	0.57mi	2/1.0 (-1)	1,584 (+3%)	2mo	$129,000	$81	58
16 S 30th St	0.45mi	3/2.5	1,737 (+13%)	4mo	$189,000	$109	53
300 N 28th St	0.71mi	4/2.0 (+1)	1,500 (-3%)	10mo	$99,000	$66	49
1631 Foster Dr	0.46mi	3/1.0	1,344 (-13%)	9mo	$139,900	$104	46
2911 Mary Irene St	0.49mi	2/1.0 (-1)	1,680 (+9%)	9mo	$170,000	$101	46

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: 5.4%
• Equity multiple: 1.21×
• Total profit: $6,386
• Equity at exit: $16,029

10-year hold

• IRR: 16.2%
• Equity multiple: 2.43×
• Total profit: $43,059
• Equity at exit: $9,295

Cash invested: $30,100 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,427 medium
• Mortgage (P&I): −$564
• Tax from tax record: −$181 /mo · $2,175/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $337

Break-even live

Break-even rent $1,000

Max offer price $107,500

Occupancy floor 71%

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: $26,875
• Closing costs: $3,225
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1912 N 17th St Swansea, IL	2.0	1.0	1414	$1,500	$1.06	17d	1	0.79mi
4824 Bier St Belleville, IL	4.0	1.0	1200	$1,350	$1.12	2d	1	0.98mi
1000 Royal Heights Rd Belleville, IL	2.0	1.5	1100	$1,345	$1.22	23d	1	1.02mi
310 N 10th St Belleville, IL	2.0	1.0	1270	$1,300	$1.02	1d	1	1.47mi

Listing history 12 events

1. 2026-06-18
   days on market $107,500 Active 18 DOM
2. 2026-06-17
   days on market $107,500 Active 17 DOM
3. 2026-06-16
   days on market $107,500 Active 16 DOM
4. 2026-06-15
   days on market $107,500 Active 15 DOM
5. 2026-06-13
   pricedays on market $107,500 Active 13 DOM
6. 2026-06-09
   days on market $120,000 Active 9 DOM
7. 2026-06-08
   days on market $120,000 Active 8 DOM
8. 2026-06-07
   days on market $120,000 Active 7 DOM
9. 2026-06-03
   days on market $120,000 Active 3 DOM
10. 2026-06-02
    days on market $120,000 Active 2 DOM
11. 2026-06-01
    statusdays on market $120,000 Active 1 DOM
12. 2026-05-31
    days on market $120,000 Coming Soon 2 DOM

ⓘ 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: $2,175 · $181/mo
• Projected year-2 tax: $2,308 · $192/mo
• Expected delta: +$132/yr (+$11/mo · 6.1%)

ⓘ 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: $17,120
• − Mortgage interest: −$6,022
• − Property taxes: −$2,175
• − Insurance: −$538
• − Repairs & maintenance: −$1,370
• − Management: −$1,370
• − Depreciation: −$3,127
• Taxable income: $2,519
• Est. tax owed @ 24.0%: −$605
• After-tax cash flow: $3,443/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

+92.0% since first listed

2 events — show timeline

• 2026-05-29 Coming Soon $120,000 MARIS as Distributed by MLS Grid
• 1998-05-04 Sold (Public Records) $62,500 Public Records

Property tax history

+2.7%/yr

Latest (2024): $2,175 · +1.4% YoY. Source: county tax records.