2216 W A St · Belleville, IL 62226

$105,000

4 bd · 2.0 ba · 938 sqft · SingleFamily public records · 178 Days on market

Built 1925 5,662 sqft lot Est $98k · 8% over

---

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
• ARV discount +4.1/15.0
• 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

* * DO NOT DISTURB TENANT! * * Centrally located in Belleville, this 4-bedroom, 2-bath bungalow offers a versatile layout and approximately 1,500 sq. ft. of living space. The main floor includes a living room, dining room, kitchen, two bedrooms, and a full bath—ideal for flexible living or work-from-home needs. Upstairs, you’ll find a 2 more bedrooms featuring a 3/4 bathroom. LVP flooring enhances the home’s functionality and modern feel. A full basement provides laundry hookups, storage, and additional potential. Parking options include alley driveway access or street parking. Convenient to downtown Belleville, schools, and amenities. The property is tenant-occupied wi

Key facts

• Versatile layout
• Full basement
• Lvp flooring

Tags

• VERSATILE LAYOUT
• LVP FLOORING
• FULL BASEMENT
• ALLEY DRIVEWAY ACCESS
• STREET PARKING
• SCHOOLS

Property features AI

Finance

• Other: Living area approximately 1,519 (estimated); Lot dimensions approximately 48 x 125 (0.13 acres)

Exterior

• Parking: Alley access; Driveway; Gravel surfaces; Off-street parking; On-street parking
• Utilities: Public water; Public sewer; Electric service by Ameren; Electricity connected; Natural gas connected; Water and sewer connected
• Home design: Single-family residence; One and one-half story house; Private ownership; Facing direction not specified
• Construction: Brick construction; Shingle roof; Brick/mortar foundation; Built year not specified
• Exterior features: Patio; City lot, level; Asphalt road frontage on a city street

Interior

• Bedrooms: 4 bedrooms total; 2 bedrooms on the main level; 2 bedrooms on the upper level
• Bathrooms: 2 full bathrooms total; 1 full bathroom on the main level; 1 full bathroom on the upper level
• Heating & cooling: Forced air heating; Central air conditioning; Ceiling fans
• Interior features: Full, unfinished block basement
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $396 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.8% 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; 2 comparable units currently listed for rent nearby; 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 $726 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 $29k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 178 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y 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 $70k; list at $105k implies a 50% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.7% of price; built in 1925 — 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 $92,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 178 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.58% ✓
• Cap rate: 10.82%
• Cash-on-cash: 16.17%
• DSCR: 1.72
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $97,552
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
539 S 21st St	0.42mi	3/1.0 (-1)	896 (-4%)	4mo	$29,600	$33	61
1940 Roosevelt Ave	0.53mi	3/2.0 (-1)	960 (+2%)	17mo	$129,900	$135	52
2932 Godfrey St	0.69mi	3/2.0 (-1)	1,008 (+8%)	2mo	$199,900	$198	49
1007 Western Ave	0.63mi	3/1.5 (-1)	884 (-6%)	9mo	$132,500	$150	46
1600 W H St	0.50mi	3/1.0 (-1)	1,056 (+13%)	1mo	$109,900	$104	46
504 N 16th St	0.43mi	3/1.0 (-1)	840 (-10%)	10mo	$54,900	$65	46
2932 Otto St	0.72mi	3/1.5 (-1)	1,008 (+8%)	2mo	$150,000	$149	45
3318 Vernier Ave	0.66mi	3/1.5 (-1)	1,000 (+7%)	21mo	$129,900	$130	34
312 N 11th St	0.69mi	3/1.0 (-1)	990 (+6%)	22mo	$80,000	$81	32
325 N 10th St	0.70mi	3/1.5 (-1)	1,078 (+15%)	8mo	$39,900	$37	29
2917 Godfrey St	0.63mi	3/1.0 (-1)	1,040 (+11%)	22mo	$58,000	$56	25

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: 9.3%
• Equity multiple: 1.37×
• Total profit: $11,020
• Equity at exit: $15,656

10-year hold

• IRR: 20.0%
• Equity multiple: 2.83×
• Total profit: $53,912
• Equity at exit: $9,078

Cash invested: $29,400 (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 62226

• Rents YoY: 4.6%
• Active inventory: 190
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,664 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$324 /mo · $3,884/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $396

Break-even live

Break-even rent $1,162

Max offer price $105,000

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
213 Columbus Dr Belleville, IL	3.0	1.0	1040	$1,650	$1.59	23d	1	1.04mi
654 N 39th St Belleville, IL	3.0	1.0	984	$1,400	$1.42	17d	1	1.50mi

Listing history 23 events

1. 2026-06-18
   days on market $105,000 Active 178 DOM
2. 2026-06-17
   days on market $105,000 Active 177 DOM
3. 2026-06-16
   days on market $105,000 Active 176 DOM
4. 2026-06-15
   days on market $105,000 Active 175 DOM
5. 2026-06-13
   days on market $105,000 Active 173 DOM
6. 2026-06-09
   days on market $105,000 Active 169 DOM
7. 2026-06-08
   days on market $105,000 Active 168 DOM
8. 2026-06-07
   days on market $105,000 Active 167 DOM
9. 2026-06-03
   days on market $105,000 Active 163 DOM
10. 2026-06-02
    days on market $105,000 Active 162 DOM
11. 2026-06-01
    days on market $105,000 Active 161 DOM
12. 2026-05-31
    days on market $105,000 Active 160 DOM
13. 2026-05-11
    status Active
14. 2026-04-14
    historical Active Under Contract
15. 2026-03-02
    status Active
16. 2025-12-20
    listed $105,000 Active
17. 2025-02-18
    historical $1,500
18. 2024-10-17
    historical $1,500
19. 2024-10-17
    listed $1,500
20. 2024-09-28
    historical $1,500
21. 2024-09-28
    listed $1,500
22. 2024-06-21
    listed $1,500
23. 2012-01-04
    soldstatus $70,000

ⓘ 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: $3,884 · $324/mo
• Projected year-2 tax: $3,884 · $324/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 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: $19,965
• − Mortgage interest: −$5,882
• − Property taxes: −$3,884
• − Insurance: −$525
• − Repairs & maintenance: −$1,597
• − Management: −$1,597
• − Depreciation: −$3,055
• Taxable income: $3,425
• Est. tax owed @ 24.0%: −$822
• After-tax cash flow: $3,933/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

+50.0% since first listed

11 events — show timeline

• 2026-05-11 Relisted — MARIS as Distributed by MLS Grid
• 2026-04-14 Contingent — MARIS as Distributed by MLS Grid
• 2026-03-02 Relisted — MARIS as Distributed by MLS Grid
• 2025-12-20 Listed $105,000 MARIS as Distributed by MLS Grid
• 2025-02-18 Rental Removed $1,500 PROPERTYWARE
• 2024-10-17 Rental Removed $1,500 RENTALBEAST
• 2024-10-17 Listed for Rent $1,500 PROPERTYWARE
• 2024-09-28 Rental Removed $1,500 PROPERTYWARE
• 2024-09-28 Listed for Rent $1,500 RENTALBEAST
• 2024-06-21 Listed for Rent $1,500 PROPERTYWARE
• 2012-01-04 Sold (Public Records) $70,000 Public Records

Property tax history

+13.5%/yr

Latest (2024): $3,884 · +29.3% YoY. Source: county tax records.