1814 N Belt E · Belleville, IL 62221

$165,000

4 bd · 2.0 ba · 1,348 sqft · SingleFamily public records · 26 Days on market

Built 1956 10,018 sqft lot Est $170k · at est.

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Why this score? — see what drove the D 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 +13.9/30.0
• ARV discount +8.8/15.0
• 1% rule +4.4/10.0
• Rent growth +4.3/5.0
• DSCR +4.2/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Updated and move-in ready. This 4 bedroom, 1 bath home offers a great mix of character, convenience and modern improvements. A new roof was added to this all brick, single story home in 2025. The front of the home offers plenty of off street parking while the back boasts a spacious and private back yard. Inside you'll find hardwood floor in the living room and through 3 of the bedrooms (one of which could also be used as a formal dining room). The kitchen has been updated with new countertops and luxury flooring and black appliances. Off the kitchen is the large fourth bedroom and utility room for storage. Conveniently located near shopping, dining, school and major roadways. This home is r

Key facts

• Hardwood floor
• Black appliances
• Off street parking

Tags

• NEW ROOF
• OFF STREET PARKING
• PRIVATE BACK YARD
• HARDWOOD FLOOR
• UPDATED KITCHEN
• BLACK APPLIANCES

Property features AI

Finance

• Financial info: Lease not considered; No second mortgage reported

Exterior

• Parking: Driveway; Off-street parking
• Utilities: Public water; Public sewer; Electricity connected (220 volts); Water connected; Sewer connected
• Home design: Single family residence; One story; Updated/remodeled condition; Private ownership; House structure type; City street frontage
• Construction: Brick construction; Architectural shingle roof; Combination foundation; Year built (public records)
• Exterior features: Front yard; Back yard; Storm door(s)

Interior

• Kitchen: Gas oven; Gas range
• Bedrooms: Four bedrooms (all on the main level); Room sizes include 12x11, 12x11, 10x11 (can be bedroom/dining/bonus), and an additional 12x11
• Flooring: Ceramic tile; Hardwood; Vinyl
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Eat-in kitchen; Storage
• Laundry & utility: Washer hookup; Electric dryer hookup; Utility room (8x11)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $19 ($229/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $156k (5.5% below list).
• Recommended offer: $156k (5.5% 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: 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; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 26 days — a 2% lower offer ($163k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $155,849 (5.5% below list)

Questions for the listing agent

1. Built in 1956 — 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. 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?
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: 0.94% ✗
• Cap rate: 6.43%
• Cash-on-cash: 0.49%
• DSCR: 1.02
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $169,848
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9 N Delaware Ave	0.21mi	3/1.0 (-1)	1,368 (+2%)	4mo	$130,000	$95	75
13 Beth Ann Dr	0.36mi	3/2.0 (-1)	1,386 (+3%)	2mo	$169,900	$123	72
124 Carlyle Ave	0.61mi	4/2.0	1,394 (+3%)	1mo	$85,000	$61	65
22 Belle Crest Dr	0.28mi	3/1.0 (-1)	1,300 (-4%)	10mo	$165,000	$127	64
1801 E C St	0.41mi	4/2.5	1,213 (-10%)	2mo	$195,000	$161	60
2002 E D St	0.41mi	3/1.0 (-1)	1,191 (-12%)	9mo	$150,000	$126	45
3001 West Blvd	0.66mi	4/2.5	1,188 (-12%)	3mo	$75,000	$63	45
811 Dewey St	0.68mi	3/1.0 (-1)	1,256 (-7%)	9mo	$159,900	$127	40
1719 Page Ave	0.65mi	3/1.0 (-1)	1,219 (-10%)	7mo	$150,000	$123	39
809 Dewey St	0.67mi	3/2.0 (-1)	1,209 (-10%)	9mo	$158,000	$131	39
1715 Scheel St	0.70mi	3/2.5 (-1)	1,509 (+12%)	2mo	$230,000	$152	38
18 N Missouri Ave	0.67mi	3/1.0 (-1)	1,184 (-12%)	10mo	$45,000	$38	31

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: -10.8%
• Equity multiple: 0.59×
• Total profit: $-18,863
• Equity at exit: $24,602

10-year hold

• IRR: 3.7%
• Equity multiple: 1.32×
• Total profit: $14,815
• Equity at exit: $14,266

Cash invested: $46,200 (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: 8.8×

Monthly cashflow live

• Estimated rent: $1,558 high
• Mortgage (P&I): −$865
• Tax from tax record: −$278 /mo · $3,337/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $19

Break-even live

Break-even rent $1,534

Max offer price $165,000

Occupancy floor 94%

Sensitivity live

Price	-10% $112	-5% $66	+0% $19	+5% $-28	+10% $-74
Rent	-10% $-104	-5% $-43	+0% $19	+5% $81	+10% $142
Rate	-1.0pp $102	-0.5pp $61	base $19	+0.5pp $-24	+1.0pp $-67

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25 Glencoe Dr Belleville, IL	3.0	1.0	1200	$1,275	$1.06	25d	1	0.59mi
1717 La Salle St Belleville, IL	3.0	1.0	1104	$1,350	$1.22	25d	1	0.71mi
1528 Lebanon Ave Belleville, IL	4.0	2.0	1600	$1,950	$1.22	25d	1	0.90mi
401 N Douglas Ave Belleville, IL	3.0	1.0	1290	$1,295	$1.00	0d	1	0.99mi
1 Rosehaven Dr Belleville, IL	3.0	2.0	1512	$1,325	$0.88	25d	1	1.13mi
409 Carlyle E Belleville, IL	3.0	1.5	1280	$1,458	$1.14	0d	1	1.16mi
1107 Bristow St Belleville, IL	3.0	1.0	1238	$1,500	$1.21	14d	1	1.18mi

Listing history 19 events

1. 2026-06-21
   days on market $165,000 Active 26 DOM
2. 2026-06-18
   days on market $165,000 Active 23 DOM
3. 2026-06-17
   days on market $165,000 Active 22 DOM
4. 2026-06-16
   days on market $165,000 Active 21 DOM
5. 2026-06-15
   days on market $165,000 Active 20 DOM
6. 2026-06-13
   days on market $165,000 Active 18 DOM
7. 2026-06-09
   days on market $165,000 Active 14 DOM
8. 2026-06-08
   days on market $165,000 Active 13 DOM
9. 2026-06-07
   days on market $165,000 Active 12 DOM
10. 2026-06-03
    days on market $165,000 Active 8 DOM
11. 2026-06-02
    days on market $165,000 Active 7 DOM
12. 2026-06-01
    days on market $165,000 Active 6 DOM
13. 2026-05-31
    days on market $165,000 Active 5 DOM
14. 2026-05-26
    listed $165,000 Active
15. 2022-12-28
    soldstatus $385,000
16. 2019-09-24
    price $79,900
17. 2019-08-12
    price $84,900
18. 2019-06-24
    price $87,000
19. 2014-08-01
    soldstatus $75,000

ⓘ 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: $3,337 · $278/mo
• Projected year-2 tax: $3,541 · $295/mo
• Expected delta: +$204/yr (+$17/mo · 6.1%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X · 73% 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: $18,702
• − Mortgage interest: −$9,243
• − Property taxes: −$3,337
• − Insurance: −$825
• − Repairs & maintenance: −$1,496
• − Management: −$1,496
• − Depreciation: −$4,800
• Taxable loss: −$2,495
• Est. tax savings @ 24.0%: +$599
• After-tax cash flow: $828/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

+120.0% since first listed

6 events — show timeline

• 2026-05-26 Listed $165,000 MARIS as Distributed by MLS Grid
• 2022-12-28 Sold (Public Records) $385,000 Public Records
• 2019-09-24 Price Changed $79,900 MARIS as Distributed by MLS Grid
• 2019-08-12 Price Changed $84,900 MARIS as Distributed by MLS Grid
• 2019-06-24 Price Changed $87,000 MARIS as Distributed by MLS Grid
• 2014-08-01 Sold (Public Records) $75,000 Public Records

Property tax history

+3.2%/yr

Latest (2024): $3,337 · +6.4% YoY. Source: county tax records.