29 N 14th St · Belleville, IL 62220

$159,000

4 bd · 4.0 ba · 1,122 sqft · SingleFamily public records · 437 Days on market

Built 1838 6,534 sqft lot Est $135k · 18% over

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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 +13.6/30.0
• Rent growth +5.0/5.0
• 1% rule +4.5/10.0
• DSCR +4.1/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Investors, here is the opportunity with this promising duplex just off Main St in Belleville, IL. Each unit boasts a well-designed layout featuring 2 bedrooms and 1 bathroom, offering comfortable living spaces for tenants. The flexibility is yours to set rent rates and lease terms for the currently vacant newly renovated unit. Occupied unit currently rents for $925 per month. Positioned in a prime location and with one unit ready for occupancy, this property presents a unique chance to shape your investment returns. Don't miss out on the potential of this duplex in Belleville. Pictures to come.

Key facts

• Prime location
• Duplex
• Newly renovated

Tags

• DUPLEX
• PRIME LOCATION
• NEWLY RENOVATED

Property features AI

Finance

• Financial info: Operating expenses may include insurance, taxes, maintenance structure, and professional management; Tenants pay all utilities

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Duplex residential income property; Private ownership
• Construction: Brick construction
• Exterior features: Gravel road access; 0.15-acre lot (44 x 135)

Interior

• Bedrooms: Two 2-bedroom units (each unit has 2 bedrooms)
• Bathrooms: Each unit has 1 bathroom
• Heating & cooling: Forced air heating (natural gas); Wall/window air conditioning units
• Interior features: Updated/remodeled condition; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $10 ($116/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $151k (5.3% below list).
• Recommended offer: $140k (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: Union Elem School (math 20% / reading 34%, grade F, #749 of 2,056 statewide, top 40%, 427 students, 0% FRL); West Jr High School (math 11% / reading 22%, grade F, #482 of 665 statewide, top 73%, 422 students, 0% FRL); 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); 149 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 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 $5k 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 437 days — a 12% lower offer ($140k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $30k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $127k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1838 — 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 $139,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 437 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 1838 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.95% ✗
• Cap rate: 6.37%
• Cash-on-cash: 0.26%
• DSCR: 1.01
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $134,640
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21 S 10th St	0.25mi	3/1.5 (-1)	1,120 (-0%)	7mo	$59,900	$53	67
325 N 10th St	0.23mi	3/1.5 (-1)	1,078 (-4%)	8mo	$39,900	$37	61
1406 Raab Ave	0.38mi	4/2.0	1,170 (+4%)	10mo	$85,000	$73	59
1600 W H St	0.37mi	3/1.0 (-1)	1,056 (-6%)	1mo	$109,900	$104	55
1412 4th Ave	0.62mi	3/2.0 (-1)	1,176 (+5%)	1mo	$169,900	$144	49
507 S 16th St	0.55mi	3/1.0 (-1)	1,141 (+2%)	10mo	$136,500	$120	46
318 S 20th St	0.55mi	3/2.0 (-1)	1,200 (+7%)	5mo	$35,000	$29	46
821 Gass Ave	0.52mi	3/1.0 (-1)	1,058 (-6%)	12mo	$149,900	$142	39
31 Gerri Ann Dr	0.73mi	3/1.5 (-1)	1,148 (+2%)	12mo	$150,000	$131	38
8 Grace Ct	0.39mi	3/1.0 (-1)	1,274 (+14%)	8mo	$109,500	$86	36
909 Peony Dr	0.73mi	3/2.5 (-1)	1,222 (+9%)	6mo	$180,000	$147	35
1940 Roosevelt Ave	0.75mi	3/2.0 (-1)	960 (-14%)	17mo	$129,900	$135	14

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: -10.0%
• Equity multiple: 0.62×
• Total profit: $-17,116
• Equity at exit: $23,707

10-year hold

• IRR: 5.5%
• Equity multiple: 1.50×
• Total profit: $22,411
• Equity at exit: $13,747

Cash invested: $44,520 (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: 8.8×

Monthly cashflow live

• Estimated rent: $1,506 medium
• Mortgage (P&I): −$834
• Tax from tax record: −$280 /mo · $3,361/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $10

Break-even live

Break-even rent $1,494

Max offer price $159,000

Occupancy floor 94%

Sensitivity live

Price	-10% $100	-5% $55	+0% $10	+5% $-35	+10% $-80
Rent	-10% $-109	-5% $-50	+0% $10	+5% $69	+10% $129
Rate	-1.0pp $90	-0.5pp $50	base $10	+0.5pp $-32	+1.0pp $-73

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	25d	1	0.63mi
1107 Bristow St Belleville, IL	3.0	1.0	1238	$1,500	$1.21	14d	1	1.19mi
401 N Douglas Ave Belleville, IL	3.0	1.0	1290	$1,295	$1.00	0d	1	1.26mi
721 S Church St Belleville, IL	4.0	2.0	1216	$2,000	$1.64	25d	1	1.30mi

Listing history 23 events

1. 2026-06-21
   days on market $159,000 Active 437 DOM
2. 2026-06-18
   days on market $159,000 Active 434 DOM
3. 2026-06-17
   days on market $159,000 Active 433 DOM
4. 2026-06-16
   days on market $159,000 Active 432 DOM
5. 2026-06-15
   days on market $159,000 Active 431 DOM
6. 2026-06-13
   days on market $159,000 Active 429 DOM
7. 2026-06-09
   days on market $159,000 Active 425 DOM
8. 2026-06-08
   days on market $159,000 Active 424 DOM
9. 2026-06-07
   days on market $159,000 Active 423 DOM
10. 2026-06-03
    days on market $159,000 Active 419 DOM
11. 2026-06-02
    days on market $159,000 Active 418 DOM
12. 2026-06-01
    days on market $159,000 Active 417 DOM
13. 2026-05-31
    days on market $159,000 Active 416 DOM
14. 2026-04-10
    price $159,000
15. 2025-07-31
    price $175,000
16. 2025-05-13
    price $185,000
17. 2025-04-10
    listed $189,000 Active
18. 2024-06-05
    historical
19. 2024-03-22
    status Active
20. 2024-03-05
    historical Active Under Contract
21. 2023-12-21
    listed $137,500 Active
22. 2007-06-22
    soldstatus $127,000
23. 2007-06-22
    soldstatus $108,000

ⓘ 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: $3,361 · $280/mo
• Projected year-2 tax: $3,485 · $290/mo
• Expected delta: +$124/yr (+$10/mo · 3.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 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: $18,073
• − Mortgage interest: −$8,906
• − Property taxes: −$3,361
• − Insurance: −$795
• − Repairs & maintenance: −$1,446
• − Management: −$1,446
• − Depreciation: −$4,625
• Taxable loss: −$2,506
• Est. tax savings @ 24.0%: +$602
• After-tax cash flow: $718/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

+25.2% since first listed

10 events — show timeline

• 2026-04-10 Price Changed $159,000 MARIS as Distributed by MLS Grid
• 2025-07-31 Price Changed $175,000 MARIS as Distributed by MLS Grid
• 2025-05-13 Price Changed $185,000 MARIS as Distributed by MLS Grid
• 2025-04-10 Listed $189,000 MARIS as Distributed by MLS Grid
• 2024-06-05 Delisted — MARIS as Distributed by MLS Grid
• 2024-03-22 Relisted — MARIS as Distributed by MLS Grid
• 2024-03-05 Contingent — MARIS as Distributed by MLS Grid
• 2023-12-21 Listed $137,500 MARIS as Distributed by MLS Grid
• 2007-06-22 Sold (Public Records) $108,000 Public Records
• 2007-06-22 Sold (Public Records) $127,000 Public Records

Property tax history

+11.5%/yr

Latest (2024): $3,361 · +87.9% YoY. Source: county tax records.