619 E Mckinley St · Belleville, IL 62220

$129,900

None bd · 4.0 ba · 1,260 sqft · SingleFamily public records · 234 Days on market

Built 1900 8,712 sqft lot Est $136k · 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 +12.3/30.0
• ARV discount +9.5/15.0
• 1% rule +5.4/10.0
• Rent growth +5.0/5.0
• Livability +3.9/5.0
• DSCR +3.6/10.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investors take note! Two story duplex with renters that are current and on time. Nothing to do here but collect the rent. Roof is about 5 years old, New windows, New gutters, New flooring, HVAC units around 8 years old. Large eat in Kitchen with refrigerator and range/oven. Full bath, and bedrooms. For those just getting into investments or those that are looking to increase their portfolio this is definitely one you need to consider. Since both units are occuplied we require a minimum of 24 hours notice to show.

Key facts

• 8,712 sq ft lot
• Built 1900
• Listed 234 days

What this means for you Summary

Snapshot

• This is a ?-bed/4.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $-24 ($-290/yr) — negative.
• To cash-flow at today's rent, offer at most $126k (3.3% below list).
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.

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 (+14.5%/yr); 148 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 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 $898 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

• It's been on market 234 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $50k (28%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $69k; list at $130k implies a 88% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price; built in 1900 — 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 $114,312 (12.0% 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. It's been on market 234 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.04% ✓
• Cap rate: 6.07%
• Cash-on-cash: -0.80%
• DSCR: 0.96
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $136,080
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
608 E Adams St	0.06mi	3/1.0	1,380 (+10%)	1mo	$139,000	$101	68
614 S Church St	0.23mi	2/2.0	1,383 (+10%)	2mo	$150,000	$108	63
733 S Belt E	0.19mi	2/1.0	1,157 (-8%)	10mo	$159,900	$138	57
704 Wabash Ave	0.52mi	3/2.0	1,196 (-5%)	4mo	$125,000	$105	56
430 S Douglas Ave	0.60mi	2/1.0	1,294 (+3%)	0mo	$152,000	$117	55
413 Park Ave	0.27mi	3/2.0	1,401 (+11%)	11mo	$94,500	$67	52
310 S Church St	0.32mi	4/2.0	1,426 (+13%)	5mo	$129,000	$90	51
18 Scarlet Dr	0.58mi	4/1.0	1,232 (-2%)	11mo	$155,000	$126	48
224 N Jackson St	0.71mi	2/1.0	1,236 (-2%)	7mo	$150,000	$121	46
1212 Mascoutah Ave	0.62mi	2/2.0	1,409 (+12%)	0mo	$195,000	$138	43
224 Brackett St	0.46mi	2/1.0	1,387 (+10%)	9mo	$60,000	$43	42
18 N Missouri Ave	0.73mi	3/1.0	1,184 (-6%)	10mo	$45,000	$38	36

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -11.0%
• Equity multiple: 0.58×
• Total profit: $-15,328
• Equity at exit: $19,369

10-year hold

• IRR: 5.2%
• Equity multiple: 1.49×
• Total profit: $17,653
• Equity at exit: $11,231

Cash invested: $36,372 (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 62220

• Home prices YoY: -26.4%
• Rents YoY: 14.5%
• Active inventory: 148
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,348 high
• Mortgage (P&I): −$681
• Tax from tax record: −$354 /mo · $4,246/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $-24

Break-even live

Break-even rent $1,379

Max offer price $125,626

Occupancy floor 97%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
618 W Monroe St Belleville, IL	3.0	1.0	1500	$1,050	$0.70	23d	1	1.02mi
537 Vicksburg Dr Unit h Belleville, IL	2.0	1.0	950	$1,190	$1.25	16d	1	1.19mi
1107 Bristow St Belleville, IL	3.0	1.0	1238	$1,500	$1.21	12d	1	1.27mi
1953 Richmond Springs Ln Belleville, IL	3.0	3.0	1480	$2,500	$1.69	1d	1	1.28mi
310 N 10th St Belleville, IL	2.0	1.0	1270	$1,300	$1.02	2d	1	1.32mi
1009 Belle Valley Dr Belleville, IL	2.0	1.5	990	$1,100	$1.11	1d	1	1.36mi
109 S 13th St Belleville, IL	3.0	1.5	1800	$1,325	$0.74	17d	1	1.43mi
2056 Huntmaster Dr Belleville, IL	2.0	2.0	1200	$1,525	$1.27	1d	1	1.47mi

Listing history 28 events

1. 2026-06-18
   days on market $129,900 Active 234 DOM
2. 2026-06-17
   days on market $129,900 Active 233 DOM
3. 2026-06-16
   days on market $129,900 Active 232 DOM
4. 2026-06-15
   days on market $129,900 Active 231 DOM
5. 2026-06-13
   days on market $129,900 Active 229 DOM
6. 2026-06-09
   days on market $129,900 Active 225 DOM
7. 2026-06-08
   days on market $129,900 Active 224 DOM
8. 2026-06-07
   days on market $129,900 Active 223 DOM
9. 2026-06-03
   days on market $129,900 Active 219 DOM
10. 2026-06-02
    days on market $129,900 Active 218 DOM
11. 2026-06-01
    days on market $129,900 Active 217 DOM
12. 2026-05-31
    days on market $129,900 Active 216 DOM
13. 2026-04-17
    status Pending
14. 2026-04-02
    status Active
15. 2026-04-02
    price $129,900
16. 2026-03-24
    status Pending
17. 2026-01-06
    price $149,900
18. 2025-11-07
    price $159,900
19. 2025-11-05
    status Active
20. 2025-10-24
    status Pending
21. 2025-09-26
    price $169,900
22. 2025-08-28
    listed $179,900 Active
23. 2022-11-10
    status Pending 521-char remark

    Show marketing remark (521 chars)

    Investors take note! Two story duplex with renters that are current and on time. Nothing to do here but collect the rent. Roof is about 5 years old, New windows, New gutters, New flooring, HVAC units around 8 years old. Large eat in Kitchen with refrigerator and range/oven. Full bath, and bedrooms. For those just getting into investments or those that are looking to increase their portfolio this is definitely one you need to consider. Since both units are occuplied we require a minimum of 24 hours notice to show.

24. 2022-11-10
    soldstatus Closed 521-char remark

    Show marketing remark (521 chars)

    Investors take note! Two story duplex with renters that are current and on time. Nothing to do here but collect the rent. Roof is about 5 years old, New windows, New gutters, New flooring, HVAC units around 8 years old. Large eat in Kitchen with refrigerator and range/oven. Full bath, and bedrooms. For those just getting into investments or those that are looking to increase their portfolio this is definitely one you need to consider. Since both units are occuplied we require a minimum of 24 hours notice to show.

25. 2022-09-25
    historical Active Under Contract 521-char remark

    Show marketing remark (521 chars)

    Investors take note! Two story duplex with renters that are current and on time. Nothing to do here but collect the rent. Roof is about 5 years old, New windows, New gutters, New flooring, HVAC units around 8 years old. Large eat in Kitchen with refrigerator and range/oven. Full bath, and bedrooms. For those just getting into investments or those that are looking to increase their portfolio this is definitely one you need to consider. Since both units are occuplied we require a minimum of 24 hours notice to show.

26. 2022-09-22
    listed $159,000 Active 521-char remark

    Show marketing remark (521 chars)

    Investors take note! Two story duplex with renters that are current and on time. Nothing to do here but collect the rent. Roof is about 5 years old, New windows, New gutters, New flooring, HVAC units around 8 years old. Large eat in Kitchen with refrigerator and range/oven. Full bath, and bedrooms. For those just getting into investments or those that are looking to increase their portfolio this is definitely one you need to consider. Since both units are occuplied we require a minimum of 24 hours notice to show.

27. 2007-12-03
    soldstatus $69,000
28. 2005-06-23
    soldstatus $59,500

ⓘ 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: $4,246 · $354/mo
• Projected year-2 tax: $4,246 · $354/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: $16,176
• − Mortgage interest: −$7,276
• − Property taxes: −$4,246
• − Insurance: −$650
• − Repairs & maintenance: −$1,294
• − Management: −$1,294
• − Depreciation: −$3,779
• Taxable loss: −$2,362
• Est. tax savings @ 24.0%: +$567
• After-tax cash flow: $277/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): 19,152
• Household income: $65,952
• Rent vs Own: 37.0% rent · 63.0% own
• Severe rent burden: 923.0

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: Predominantly White (67%)
• Race & ethnicity: White 67% Black 22% Two or more races 6% Hispanic / Latino 3% Asian 1%
• Common ancestry: Lithuanian 2% Slovak 2% Romanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Arabic 2% Spanish 1% Other Indo-European 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: ▼ -52.27%
• Current HPI: 145.9237
• Rent YoY: ▲ 14.47%
• 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

+118.3% since first listed

16 events — show timeline

• 2026-04-17 Pending — MARIS as Distributed by MLS Grid
• 2026-04-02 Relisted — MARIS as Distributed by MLS Grid
• 2026-04-02 Price Changed $129,900 MARIS as Distributed by MLS Grid
• 2026-03-24 Pending — MARIS as Distributed by MLS Grid
• 2026-01-06 Price Changed $149,900 MARIS as Distributed by MLS Grid
• 2025-11-07 Price Changed $159,900 MARIS as Distributed by MLS Grid
• 2025-11-05 Relisted — MARIS as Distributed by MLS Grid
• 2025-10-24 Pending — MARIS as Distributed by MLS Grid
• 2025-09-26 Price Changed $169,900 MARIS as Distributed by MLS Grid
• 2025-08-28 Listed $179,900 MARIS as Distributed by MLS Grid
• 2022-11-10 Pending — MARIS as Distributed by MLS Grid
• 2022-11-10 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2022-09-25 Contingent — MARIS as Distributed by MLS Grid
• 2022-09-22 Listed $159,000 MARIS as Distributed by MLS Grid
• 2007-12-03 Sold (Public Records) $69,000 Public Records
• 2005-06-23 Sold (Public Records) $59,500 Public Records

Property tax history

+4.4%/yr

Latest (2024): $4,246 · +0.6% YoY. Source: county tax records.