1324 Lebanon Ave · Belleville, IL 62221

$150,000

2 bd · 2.0 ba · 480 sqft · SingleFamily public records · 2 Days on market

Built 1903 6,098 sqft lot

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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).

• ARV discount +7.5/15.0
• Cash flow +6.5/30.0
• Rent growth +4.3/5.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• 1% rule +2.1/10.0
• DSCR +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming 2-bedroom, 1-bath home offers comfort, style, and a motivated seller open to offers! Featuring newer roof, A/C, furnace, and windows, the home has been thoughtfully updated for worry-free living. Freshly painted interiors showcase bright, open spaces with beautifully refinished hardwood floors. The kitchen includes a refrigerator, dishwasher, and wall-mounted TV. The spacious bedrooms provide a tranquil retreat, and an upstairs bonus room can function as office space or a non-conforming bedroom. The detached garage offers two 220-volt power sources, perfect for a workshop or EV charging. Conveniently located minutes from shops, restaurants, parks, and schools. Don't miss this opportunity! Additional Rooms: Mud Room

Key facts

• Covered front porch
• Enclosed sunroom
• Bonus room

Tags

• BONUS ROOM
• EAT-IN KITCHEN
• COVERED FRONT PORCH
• ENCLOSED SUNROOM
• DETACHED TWO-CAR GARAGE
• FULL UNFINISHED BASEMENT

Property features AI

Finance

• Other: Seller open to concessions; Not available for lease (lease not considered)

Exterior

• Parking: Detached garage with 2 spaces; Garage faces rear with garage door opener; Additional parking with alley access and gravel surface
• Security: Smoke detectors; Carbon monoxide detectors
• Utilities: Public water; Public sewer; Electric service by Ameren; Electricity, water, and sewer available
• Home design: Single-family house; One-and-a-half levels; Entry from front (front porch)
• Construction: Aluminum siding; Architectural shingle roof; Block foundation; Built (year source: public records)
• Exterior features: Covered, enclosed front and side porches; Porch; Front yard and back yard; Level lot; Near public transit; Asphalt city street frontage

Interior

• Kitchen: Dishwasher; Gas range; Refrigerator; Eat-in kitchen
• Bedrooms: 2 bedrooms (both on the upper level)
• Flooring: Carpet; Hardwood
• Bathrooms: 1 full bathroom (main/upper level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fans
• Interior features: Ceiling fans; Eat-in kitchen; High ceilings
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-250 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $106k (29.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $106k (29.4% below list).
• Recommended offer: $106k (29.5% below list) — sets the bar for cash-flow.
• Cap rate 4.3% vs local median 5.6% in Belleville — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: Jefferson Elem School (math 17% / reading 32%, grade F, #850 of 2,056 statewide, top 45%, 351 students, 0% FRL); West Jr High School (math 11% / reading 22%, grade F, #482 of 665 statewide, top 73%, 422 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 (+7.0%/yr); 160 active listings in the ZIP; solid renter incomes; 783 units permitted in St. Clair County in 2024 (378 in 5+ unit buildings).
• This rent is only 15% of the median local income ($82k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k 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.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 7y 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 $45k; list at $150k implies a 233% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1903 — 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 $105,810 (29.5% 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. Built in 1903 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
6. 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.
7. 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.
8. 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: 0.71% ✗
• Cap rate: 4.29%
• Cash-on-cash: -7.15%
• DSCR: 0.68
• GRM: 11.8

CMA / ARV

• ARV (on-the-fly): $62,400
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1922 E C St	0.54mi	1/1.0 (-1)	460 (-4%)	4mo	$59,900	$130	55

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 · 7.04% rent growth · sell at horizon

5-year hold

• IRR: -24.1%
• Equity multiple: 0.15×
• Total profit: $-35,713
• Equity at exit: $22,365

10-year hold

• IRR: -10.5%
• Equity multiple: 0.25×
• Total profit: $-31,447
• Equity at exit: $12,969

Cash invested: $42,000 (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 62221

• Home prices YoY: -24.2%
• Rents YoY: 7.0%
• Active inventory: 160
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $1,059 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$238 /mo · $2,850/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $-250

Break-even live

Break-even rent $1,375

Max offer price $105,810

Occupancy floor —

Sensitivity live

Price	-10% $-165	-5% $-208	+0% $-250	+5% $-293	+10% $-335
Rent	-10% $-334	-5% $-292	+0% $-250	+5% $-208	+10% $-167
Rate	-1.0pp $-175	-0.5pp $-212	base $-250	+0.5pp $-289	+1.0pp $-329

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-21
   remarks 699-char remark
2. 2026-06-21
   listed $150,000 Active 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: $2,850 · $238/mo
• Projected year-2 tax: $3,128 · $261/mo
• Expected delta: +$277/yr (+$23/mo · 9.7%)

ⓘ 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: $12,706
• − Mortgage interest: −$8,402
• − Property taxes: −$2,850
• − Insurance: −$750
• − Repairs & maintenance: −$1,016
• − Management: −$1,016
• − Depreciation: −$4,364
• Taxable loss: −$5,693
• Est. tax savings @ 24.0%: +$1,366
• After-tax cash flow: $-1,635/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): 29,875
• Household income: $82,271
• Rent vs Own: 34.8% rent · 65.2% own
• Severe rent burden: 658.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 56% Black 31% Two or more races 6% Hispanic / Latino 3% Asian 2%
• Common ancestry: Lithuanian 4% Romanian 2% Slovak 2%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 94% English-only · Spanish 2% German/W. Germanic 1% French/Haitian/Cajun 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: ▼ -53.50%
• Current HPI: 167.8124
• Rent YoY: ▲ 7.04%
• 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

+200.0% since first listed

21 events — show timeline

• 2026-06-19 Listed $150,000 MARIS as Distributed by MLS Grid
• 2026-06-19 Coming Soon $150,000 MARIS as Distributed by MLS Grid
• 2025-06-12 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2025-05-12 Contingent — MARIS as Distributed by MLS Grid
• 2025-05-07 Price Changed $115,000 MARIS as Distributed by MLS Grid
• 2025-04-14 Price Changed $125,000 MARIS as Distributed by MLS Grid
• 2025-03-04 Price Changed $134,000 MARIS as Distributed by MLS Grid
• 2025-01-24 Price Changed $138,000 MARIS as Distributed by MLS Grid
• 2024-12-13 Listed $142,000 MARIS as Distributed by MLS Grid
• 2024-12-09 Coming Soon $142,000 MARIS as Distributed by MLS Grid
• 2019-09-19 Sold (Public Records) $45,000 Public Records
• 2019-09-18 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2019-08-24 Pending — MARIS as Distributed by MLS Grid
• 2019-07-04 Price Changed $49,900 MARIS as Distributed by MLS Grid
• 2019-06-04 Price Changed $54,900 MARIS as Distributed by MLS Grid
• 2019-05-12 Relisted — MARIS as Distributed by MLS Grid
• 2019-04-24 Pending — MARIS as Distributed by MLS Grid
• 2019-04-07 Listed $62,000 MARIS as Distributed by MLS Grid
• 2018-07-19 Price Changed $58,000 MARIS as Distributed by MLS Grid
• 2000-06-13 Sold (Public Records) $53,000 Public Records
• 1999-02-19 Sold (Public Records) $50,000 Public Records

Property tax history

+2.1%/yr

Latest (2024): $2,850 · +23.1% YoY. Source: county tax records.