613 Wabash Ave · Belleville, IL 62220

$120,000

3 bd · 2.0 ba · 1,066 sqft · SingleFamily public records · 1 Days on market

Built 1927 6,098 sqft lot Est $103k · 16% over

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Why this score? — see what drove the C- 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 +24.5/30.0
• DSCR +7.9/10.0
• 1% rule +7.1/10.0
• Rent growth +5.0/5.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• ARV discount +0.3/15.0
• Appreciation +0.0/10.0

Listing remarks

Charming bungalow conveniently located just off McClintock Avenue with easy access to highways, shopping, restaurants, and everyday amenities. Whether you're looking to expand your investment portfolio or purchase your first rental property, this home offers excellent potential with a current tenant on a month-to-month lease. Inside, you'll find hardwood flooring in the living room and two of the three generously sized bedrooms. The spacious eat-in kitchen features ample cabinetry and serves as the heart of the home, perfect for everyday living and entertaining. All three bedrooms are located on the main level and share a full bath. The unfinished basement provides abundant storage space an

Key facts

• Hardwood flooring
• Half bath
• Ample cabinetry

Tags

• HARDWOOD FLOORING
• SPACIOUS EAT-IN KITCHEN
• AMPLE CABINETRY
• UNFINISHED BASEMENT
• ABUNDANT STORAGE SPACE
• HALF BATH

Property features AI

Finance

• Other: Living area (above grade) reported as 1066 by assessor
• Financial info: Lease considered

Exterior

• Utilities: Public water; Public sewer; Electricity (Ameren); Natural gas connected
• Home design: Single family residence; One story
• Construction: Metal siding; Architectural shingle roof
• Exterior features: Covered front porch; City lot on a corner, level

Interior

• Kitchen: Kitchen on main level (13x13)
• Bedrooms: Three bedrooms, all on the main level (12x12; 12x11; 10x10)
• Flooring: Hardwood
• Bathrooms: One full bathroom on the main level; One half bathroom (lower level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Hardwood flooring; Basement with a full bathroom

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $245 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Cap rate 8.7% 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-East (math 23% / reading 30%, grade F, #241 of 693 statewide, top 35%, 2,568 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 13d 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 $830 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $34k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $60k; list at $120k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1927 — 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 $120,000

Questions for the listing agent

1. Built in 1927 — 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. 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.
5. 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.
6. 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: 1.21% ✓
• Cap rate: 8.75%
• Cash-on-cash: 8.76%
• DSCR: 1.39
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $103,402
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
421 S Pennsylvania Ave	0.20mi	3/1.0	1,029 (-4%)	3mo	$155,000	$151	78
704 Wabash Ave	0.05mi	3/2.0	1,196 (+12%)	4mo	$125,000	$105	74
1436 Bel Aire Dr	0.46mi	3/1.0	1,064 (-0%)	8mo	$72,900	$69	68
720 E Mckinley St	0.44mi	2/1.0 (-1)	1,064 (-0%)	5mo	$20,000	$19	66
1000 E Mckinley St	0.24mi	3/1.0	912 (-14%)	3mo	$172,500	$189	58
77 Arabelle Dr	0.70mi	3/1.5	1,040 (-2%)	4mo	$147,500	$142	58
800 Olive St	0.37mi	3/1.5	935 (-12%)	8mo	$89,000	$95	54
508 Freeburg Ave	0.73mi	3/1.5	1,032 (-3%)	7mo	$99,900	$97	53
6 Scarlet Dr	0.59mi	3/1.0	1,000 (-6%)	7mo	$84,900	$85	52
1452 Wabash Ave	0.64mi	3/1.0	980 (-8%)	1mo	$95,000	$97	52
1406 Radiance Dr	0.61mi	4/1.0 (+1)	1,188 (+11%)	3mo	$119,000	$100	41
963 Green Mount Ln	0.71mi	2/1.0 (-1)	920 (-14%)	5mo	$84,500	$92	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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 2.9%
• Equity multiple: 1.12×
• Total profit: $3,912
• Equity at exit: $17,892

10-year hold

• IRR: 17.0%
• Equity multiple: 2.75×
• Total profit: $58,674
• Equity at exit: $10,375

Cash invested: $33,600 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,450 high
• Mortgage (P&I): −$629
• Tax from tax record: −$221 /mo · $2,650/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $245

Break-even live

Break-even rent $1,139

Max offer price $120,000

Occupancy floor 78%

Sensitivity live

Price	-10% $313	-5% $279	+0% $245	+5% $211	+10% $177
Rent	-10% $131	-5% $188	+0% $245	+5% $303	+10% $360
Rate	-1.0pp $306	-0.5pp $276	base $245	+0.5pp $214	+1.0pp $183

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1104 Bel Aire Dr Belleville, IL	2.0	1.0	780	$1,350	$1.73	2d	1	0.32mi
537 Vicksburg Dr Unit h Belleville, IL	2.0	1.0	950	$1,190	$1.25	16d	1	0.71mi
721 S Church St Belleville, IL	4.0	2.0	1216	$2,000	$1.64	24d	1	0.79mi
1009 Belle Valley Dr Belleville, IL	2.0	1.5	990	$1,100	$1.11	2d	1	0.86mi
2056 Huntmaster Dr Belleville, IL	2.0	2.0	1200	$1,525	$1.27	2d	1	0.93mi
2917 West Blvd Belleville, IL	2.0	2.0	1000	$1,025	$1.02	15d	1	1.15mi
1107 Bristow St Belleville, IL	3.0	1.0	1238	$1,500	$1.21	13d	1	1.45mi
1953 Richmond Springs Ln Belleville, IL	3.0	3.0	1480	$2,500	$1.69	2d	1	1.48mi

Listing history 2 events

1. 2026-06-19
   remarks 699-char remark
2. 2026-06-19
   listed $120,000 Active 1 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: $2,650 · $221/mo
• Projected year-2 tax: $2,687 · $224/mo
• Expected delta: +$37/yr (+$3/mo · 1.4%)

ⓘ 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: $17,400
• − Mortgage interest: −$6,722
• − Property taxes: −$2,650
• − Insurance: −$600
• − Repairs & maintenance: −$1,392
• − Management: −$1,392
• − Depreciation: −$3,491
• Taxable income: $1,153
• Est. tax owed @ 24.0%: −$277
• After-tax cash flow: $2,668/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

+166.7% since first listed

4 events — show timeline

• 2026-06-18 Listed $120,000 MARIS as Distributed by MLS Grid
• 2025-02-25 Sold (Public Records) $60,000 Public Records
• 1995-01-06 Sold (Public Records) $45,000 Public Records
• 1995-01-06 Sold (Public Records) $45,000 Public Records

Property tax history

+2.7%/yr

Latest (2024): $2,650 · -2.2% YoY. Source: county tax records.