104 Pyramid Dr · Belleville, IL 62223

$190,000

3 bd · 3.0 ba · 1,228 sqft · SingleFamily public records · 38 Days on market

Built 1979 0.40 ac lot Est $147k · 29% over

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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).

• Appreciation +9.8/10.0
• Cash flow +7.4/30.0
• Livability +3.9/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• DSCR +1.5/10.0
• ARV discount +0.0/15.0

Listing remarks

Check out 104 Pyramid Drive! This beautifully updated brick home offers numerous improvements throughout, including fresh paint, newer garage doors, updated windows and doors, newer siding, and a roof replaced in 2018/2019. The HVAC system and furnace were updated around 2015 for added peace of mind. Inside, you’ll find hardwood flooring in the main living areas, newer carpet in the bedrooms, updated bathrooms, and a stylish kitchen featuring ceramic tile flooring, granite countertops, and stainless steel appliances. The finished lower level provides additional living space with a cozy wood-burning fireplace, half bath, and room perfect for entertaining, relaxing, or a home office se

Key facts

• 0.4 acre lot
• 2 garage spots
• Built 1979

Property features AI

Exterior

• Parking: 2-car garage
• Utilities: Public water; Public sewer; Electric service by Ameren
• Home design: Single-family residence; Multi/split levels; Residential property
• Construction: Brick and vinyl siding exterior
• Exterior features: Back yard; Adjoins wooded area; Near public transit

Interior

• Kitchen: Stainless steel appliances; Dishwasher; Microwave; Electric oven and range; Refrigerator; Garbage disposal
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 2 full bathrooms on the main level; 1 half bathroom in the lower level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Fireplace in family room and recreation room (wood burning); Stainless steel appliances; Dishwasher; Garbage disposal; Microwave; Electric oven and range; Refrigerator; Gas water heater
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-248 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $146k (23.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $151k (20.6% below list).
• Recommended offer: $146k (23.1% below list) — sets the bar for cash-flow.

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: 103 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 7d 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

• In year one you build about $19k of equity ($1k loan paydown + $18k appreciation (9.5% local appreciation)).
• St. Clair County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y 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.

Risks & watch-outs

• 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 $146,102 (23.1% 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 38 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.79% ✗
• Cap rate: 4.72%
• Cash-on-cash: -5.61%
• DSCR: 0.75
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $147,360
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
116 Pamela Dr	0.12mi	3/1.0	1,352 (+10%)	1mo	$162,000	$120	69
17 Highwood Ln	0.74mi	3/2.0	1,176 (-4%)	0mo	$174,900	$149	54
23 Windsor Dr	0.63mi	2/1.0 (-1)	1,198 (-2%)	5mo	$155,000	$129	49
117 Carson Dr	0.46mi	3/1.0	1,137 (-7%)	18mo	$129,900	$114	43
14 Carson Dr	0.63mi	2/1.0 (-1)	1,188 (-3%)	11mo	$199,500	$168	42
49 Nottingham Ln	0.36mi	2/1.5 (-1)	1,342 (+9%)	19mo	$154,900	$115	40
33 Lakewood Dr	0.61mi	2/1.0 (-1)	1,337 (+9%)	4mo	$160,000	$120	40
23 Lakewood Dr	0.69mi	3/1.0	1,111 (-10%)	17mo	$129,980	$117	29
21 Lakewood Dr	0.70mi	3/1.0	1,053 (-14%)	23mo	$30,000	$28	16

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

9.5% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.2%
• Equity multiple: 2.53×
• Total profit: $81,275
• Equity at exit: $164,276

10-year hold

• IRR: 17.8%
• Equity multiple: 5.71×
• Total profit: $250,436
• Equity at exit: $347,180

Cash invested: $53,200 (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 62223

• Home prices YoY: 3.8%
• Active inventory: 103
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,509 high
• Mortgage (P&I): −$996
• Tax from tax record: −$365 /mo · $4,383/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $-248

Break-even live

Break-even rent $1,824

Max offer price $146,102

Occupancy floor —

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5784 Brett Michael Ln Belleville, IL	1.0–2.0	1.0–2.0	801	$1,195	$1.49	7d	7	0.70mi
1856 Jewel Sisson Dr Belleville, IL	1.0–3.0	1.0–2.0	1051	$1,859	$1.77	1d	19	1.12mi
4057 Gentry Ln Belleville, IL	2.0	2.0	1148	$1,650	$1.44	23d	1	1.15mi
6105 W Washington St Belleville, IL	3.0	1.5	1120	$1,575	$1.41	23d	1	1.17mi
4824 Bier St Belleville, IL	4.0	1.0	1200	$1,350	$1.12	2d	1	1.47mi

Listing history 27 events

1. 2026-06-18
   days on market $190,000 Active 38 DOM
2. 2026-06-17
   days on market $190,000 Active 37 DOM
3. 2026-06-16
   days on market $190,000 Active 36 DOM
4. 2026-06-15
   days on market $190,000 Active 35 DOM
5. 2026-06-13
   days on market $190,000 Active 33 DOM
6. 2026-06-09
   days on market $190,000 Active 29 DOM
7. 2026-06-08
   days on market $190,000 Active 28 DOM
8. 2026-06-07
   days on market $190,000 Active 27 DOM
9. 2026-06-03
   days on market $190,000 Active 23 DOM
10. 2026-06-02
    days on market $190,000 Active 22 DOM
11. 2026-06-01
    days on market $190,000 Active 21 DOM
12. 2026-05-31
    days on market $190,000 Active 20 DOM
13. 2026-05-12
    listed $190,000 Active
14. 2026-05-11
    historical $190,000
15. 2026-04-03
    historical Active Under Contract
16. 2026-04-02
    status Active
17. 2026-01-14
    status Active
18. 2026-01-14
    price $190,000
19. 2025-08-25
    listed $200,000 Active
20. 2025-08-23
    historical
21. 2022-12-30
    historical
22. 2022-10-10
    price $215,000
23. 2022-09-20
    status Active
24. 2022-09-13
    historical
25. 2022-08-25
    historical
26. 1993-12-16
    soldstatus $800,000
27. 1993-12-16
    soldstatus $800,000

ⓘ 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: $4,383 · $365/mo
• Projected year-2 tax: $4,383 · $365/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 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,111
• − Mortgage interest: −$10,643
• − Property taxes: −$4,383
• − Insurance: −$950
• − Repairs & maintenance: −$1,449
• − Management: −$1,449
• − Depreciation: −$5,527
• Taxable loss: −$6,290
• Est. tax savings @ 24.0%: +$1,510
• After-tax cash flow: $-1,472/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): 16,269
• Household income: $73,700
• Rent vs Own: 23.6% rent · 76.4% own
• Severe rent burden: 656.0

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 (62%)
• Race & ethnicity: White 62% Black 27% Two or more races 9% Hispanic / Latino 4%
• Common ancestry: Romanian 3% Lithuanian 3% Slovak 2%
• Foreign-born: 2% · Canada, Guatemala
• Languages at home: 96% English-only · Spanish 2%

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: ▲ 9.50%
• Current HPI: 259.15
• Rent YoY: —
• 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

-76.2% since first listed

15 events — show timeline

• 2026-05-12 Listed $190,000 MARIS as Distributed by MLS Grid
• 2026-05-11 Coming Soon $190,000 MARIS as Distributed by MLS Grid
• 2026-04-03 Contingent — MARIS as Distributed by MLS Grid
• 2026-04-02 Relisted — MARIS as Distributed by MLS Grid
• 2026-01-14 Relisted — MARIS as Distributed by MLS Grid
• 2026-01-14 Price Changed $190,000 MARIS as Distributed by MLS Grid
• 2025-08-25 Listed $200,000 MARIS as Distributed by MLS Grid
• 2025-08-23 Coming Soon — MARIS as Distributed by MLS Grid
• 2022-12-30 Delisted — MARIS as Distributed by MLS Grid
• 2022-10-10 Price Changed $215,000 MARIS as Distributed by MLS Grid
• 2022-09-20 Relisted — MARIS as Distributed by MLS Grid
• 2022-09-13 Delisted — MARIS as Distributed by MLS Grid
• 2022-08-25 Coming Soon — MARIS as Distributed by MLS Grid
• 1993-12-16 Sold (Public Records) $800,000 Public Records
• 1993-12-16 Sold (Public Records) $800,000 Public Records

Property tax history

+5.5%/yr

Latest (2024): $4,383 · +3.5% YoY. Source: county tax records.