221 N 2nd St · Belleville, IL 62220

$150,000

3 bd · 2.0 ba · 928 sqft · SingleFamily public records · 16 Days on market

Built 1900 7,840 sqft lot

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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 +12.7/30.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Livability +3.9/5.0
• 1% rule +3.8/10.0
• DSCR +3.8/10.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 221 N 2nd St, where historic charm meets contemporary convenience. From the moment you step onto the inviting covered porch and pass through the artisan stained-glass entry, you’re bathed in natural light. This meticulously renovated home features a fresh, neutral palette and an open-concept living area perfect for any decor style. The main floor boasts a functional kitchen with abundant cabinetry, a comfortable primary-level bedroom, and a full bath. Retreat upstairs to two additional cozy bedrooms and a second bathroom, providing the perfect separation of space for guests or a home office. Situated on a generous lot with a lush side yard, this home is ready for your summe

Key facts

• Covered porch
• Functional kitchen
• Abundant cabinetry

Tags

• COVERED PORCH
• ARTISAN STAINED-GLASS ENTRY
• FUNCTIONAL KITCHEN
• ABUNDANT CABINETRY
• LUSH SIDE YARD
• SUMMER GARDEN

Property features AI

Finance

• Financial info: Lease not considered; No second mortgage on record

Exterior

• Parking: Gravel, unpaved parking
• Utilities: Public water; Public sewer; Electric service by Ameren; Electricity connected; Water connected
• Home design: Single family residence; One level (listed as One); Residential property
• Construction: Brick veneer exterior; Asphalt shingle roof
• Exterior features: Lot has some trees

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 3 bedrooms total — 1 on the main level, 2 on the upper level
• Bathrooms: 2 full bathrooms — 1 full on the main level, 1 full on the upper level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Crawl space basement; Covered front porch

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-17 ($-198/yr) — negative.
• To cash-flow at today's rent, offer at most $147k (1.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $133k (11.5% below list).
• Recommended offer: $133k (11.5% 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: Franklin Elem School (math 12% / reading 12%, grade F, #1,403 of 2,056 statewide, top 71%, 145 students, 0% FRL); Central Jr High School (math 14% / reading 27%, grade F, #410 of 665 statewide, top 62%, 366 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 (+14.5%/yr); 149 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 6d 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 $1k 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 16 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $120k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: 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 $132,703 (11.5% 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. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.88% ✗
• Cap rate: 6.16%
• Cash-on-cash: -0.47%
• DSCR: 0.98
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $98,368
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
513 N Fourth St	0.27mi	2/1.5 (-1)	909 (-2%)	6mo	$25,000	$28	72
324 Gilbert St	0.61mi	2/1.0 (-1)	914 (-2%)	2mo	$96,900	$106	59
709 Benton St	0.60mi	2/1.0 (-1)	960 (+3%)	1mo	$42,500	$44	56
708 Gilbert St	0.74mi	2/1.0 (-1)	910 (-2%)	1mo	$94,500	$104	52
18 W Garfield St	0.48mi	2/1.0 (-1)	850 (-8%)	4mo	$49,900	$59	51
1007 Western Ave	0.70mi	3/1.5	884 (-5%)	10mo	$132,500	$150	49
109 N Oak St	0.58mi	2/1.0 (-1)	1,008 (+9%)	6mo	$115,000	$114	44
610 E D St	0.62mi	2/1.5 (-1)	1,003 (+8%)	9mo	$159,900	$159	44
312 S Jackson St	0.53mi	3/3.5	1,064 (+15%)	3mo	$89,000	$84	43
509 S Church St	0.68mi	2/1.0 (-1)	848 (-9%)	3mo	$99,900	$118	42
508 Freeburg Ave	0.68mi	3/1.5	1,032 (+11%)	7mo	$99,900	$97	41
419 S 8th St	0.73mi	2/1.0 (-1)	1,028 (+11%)	2mo	$109,000	$106	37

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: -11.5%
• Equity multiple: 0.56×
• Total profit: $-18,307
• Equity at exit: $22,365

10-year hold

• IRR: 3.9%
• Equity multiple: 1.35×
• Total profit: $14,775
• Equity at exit: $12,969

Cash invested: $42,000 (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: 149
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,327 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$216 /mo · $2,589/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $-17

Break-even live

Break-even rent $1,348

Max offer price $147,084

Occupancy floor 96%

Sensitivity live

Price	-10% $68	-5% $26	+0% $-17	+5% $-59	+10% $-101
Rent	-10% $-121	-5% $-69	+0% $-17	+5% $36	+10% $88
Rate	-1.0pp $59	-0.5pp $22	base $-17	+0.5pp $-55	+1.0pp $-95

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1308 Caseyville Ave Swansea, IL	2.0	1.0	890	$1,200	$1.35	6d	1	0.73mi
1671 Shadow Ridge Ct Belleville, IL	1.0–2.0	1.0	815	$1,325	$1.62	0d	10	1.27mi
1717 La Salle St Belleville, IL	3.0	1.0	1104	$1,350	$1.22	25d	1	1.46mi

Listing history 10 events

1. 2026-06-21
   days on market $150,000 Active 16 DOM
2. 2026-06-18
   days on market $150,000 Active 13 DOM
3. 2026-06-17
   days on market $150,000 Active 12 DOM
4. 2026-06-16
   days on market $150,000 Active 11 DOM
5. 2026-06-15
   days on market $150,000 Active 10 DOM
6. 2026-06-13
   days on market $150,000 Active 8 DOM
7. 2026-06-09
   days on market $150,000 Active 4 DOM
8. 2026-06-08
   days on market $150,000 Active 3 DOM
9. 2026-06-07
   remarks 693-char remark
10. 2026-06-07
    listed $150,000 Active 2 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: $2,589 · $216/mo
• Projected year-2 tax: $2,997 · $250/mo
• Expected delta: +$408/yr (+$34/mo · 15.8%)

ⓘ 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 (shaded) · 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: $15,924
• − Mortgage interest: −$8,402
• − Property taxes: −$2,589
• − Insurance: −$750
• − Repairs & maintenance: −$1,274
• − Management: −$1,274
• − Depreciation: −$4,364
• Taxable loss: −$2,728
• Est. tax savings @ 24.0%: +$655
• After-tax cash flow: $457/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

+265.9% since first listed

5 events — show timeline

• 2026-06-05 Listed $150,000 MARIS as Distributed by MLS Grid
• 2026-03-11 Price Changed $120,000 MARIS as Distributed by MLS Grid
• 2026-01-22 Listed $125,000 MARIS as Distributed by MLS Grid
• 2024-09-20 Sold (Public Records) $120,000 Public Records
• 2011-03-14 Sold (Public Records) $41,000 Public Records

Property tax history

+11.5%/yr

Latest (2024): $2,589 · +35.7% YoY. Source: county tax records.