1701 West Blvd · Belleville, IL 62221

$20,000

2 bd · 2.0 ba · 1,125 sqft · Manufactured · 24 Days on market

Built 1980 8,712 sqft lot Est $30k · 34% under

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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 +15.0/30.0
• ARV discount +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +4.3/5.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Key facts

• 8,712 sq ft lot
• Parking
• Built 1980

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: Carport (1 space), 1 total parking space
• Utilities: Public water; Public sewer; Electricity connected; Cable available
• Home design: Manufactured home, single story; Private ownership
• Construction: Architectural shingle roof; Construction materials: Other
• Exterior features: Corner lot

Interior

• Bedrooms: 2 bedrooms, both on the main level
• Bathrooms: 2 full bathrooms, both on the main level
• Heating & cooling: Forced air heating; Cooling: Other
• Interior features: Electric fireplace (1)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $20k.

Deal economics

• At list price, monthly cash flow is $856 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $20k).
• Recommended offer: $20k (1.5% below list) — sets the bar for market timing.
• Cap rate 57.6% 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: Jefferson Elem School (math 17% / reading 32%, grade F, #850 of 2,056 statewide, top 45%, 351 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-East (math 23% / reading 30%, grade F, #241 of 693 statewide, top 35%, 2,568 students, 0% FRL).
• Market conditions: Rents rising fast (+7.0%/yr); 160 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $138 of loan paydown is wiped out by about $600 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 + 7.0% rent growth), your $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($20k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $15k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $19,700 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 6.26% ✓
• Cap rate: 57.64%
• Cash-on-cash: 183.37%
• DSCR: 9.16
• GRM: 1.3

CMA / ARV

• ARV (on-the-fly): $30,375
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1701 West Blvd	0.00mi	2/2.0	1,125 (0%)	0mo	$20,000	$18	100
1933 N Charles St	0.63mi	2/2.0	1,092 (-3%)	10mo	$30,000	$27	58
2417 E Main St	0.30mi	3/2.0 (+1)	960 (-15%)	2mo	$69,900	$73	55

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 · 7.04% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 11.10×
• Total profit: $56,576
• Equity at exit: $2,982

10-year hold

• IRR: —
• Equity multiple: 26.56×
• Total profit: $143,150
• Equity at exit: $1,729

Cash invested: $5,600 (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 62221

• Home prices YoY: -24.2%
• Rents YoY: 7.0%
• Active inventory: 160
• Price-to-rent: 1.3×

Monthly cashflow live

• Estimated rent: $1,253 high
• Mortgage (P&I): −$105
• Tax from tax record: −$21 /mo · $251/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $856

Break-even live

Break-even rent $170

Max offer price $20,000

Occupancy floor 27%

Sensitivity live

Price	-10% $867	-5% $861	+0% $856	+5% $850	+10% $844
Rent	-10% $757	-5% $806	+0% $856	+5% $905	+10% $955
Rate	-1.0pp $866	-0.5pp $861	base $856	+0.5pp $851	+1.0pp $845

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: $5,000
• Closing costs: $600
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25 Glencoe Dr Belleville, IL	3.0	1.0	1200	$1,275	$1.06	25d	1	0.31mi
1717 La Salle St Belleville, IL	3.0	1.0	1104	$1,350	$1.22	25d	1	0.67mi
1528 Lebanon Ave Belleville, IL	2.0	1.0	900	$1,095	$1.22	14d	1	0.71mi
2917 West Blvd Belleville, IL	2.0	2.0	1000	$1,025	$1.02	16d	1	0.86mi
535 Williamsburg Dr Belleville, IL	1.0–2.0	1.0	700	$1,866	$2.67	0d	6	0.87mi
223 Anderson Ln Belleville, IL	2.0	1.0	1000	$1,190	$1.19	25d	1	0.91mi
1320 Sangamon Dr Belleville, IL	2.0	2.0	950	$1,145	$1.21	0d	1	0.92mi
1400 Sangamon Dr Belleville, IL	2.0	2.0	950	$1,120	$1.18	0d	1	0.95mi
537 Vicksburg Dr Unit h Belleville, IL	2.0	1.0	950	$1,190	$1.25	17d	1	0.97mi
409 Carlyle E Belleville, IL	3.0	1.5	1280	$1,458	$1.14	0d	1	1.01mi
1730 Shadow Ridge Ct Belleville, IL	1.0	1.0	750	$1,050	$1.40	0d	1	1.13mi
308 Bobbie Dr Swansea, IL	2.0	2.0	1130	$1,500	$1.33	25d	1	1.18mi
1671 Shadow Ridge Ct Belleville, IL	1.0–2.0	1.0	815	$1,325	$1.62	0d	10	1.20mi
2416 Patrick Dr Belleville, IL	3.0	1.5	1218	$1,350	$1.11	19d	1	1.21mi
401 N Douglas Ave Belleville, IL	3.0	1.0	1290	$1,295	$1.00	0d	1	1.35mi
1107 Bristow St Belleville, IL	3.0	1.0	1238	$1,500	$1.21	14d	1	1.36mi
2056 Huntmaster Dr Belleville, IL	2.0	2.0	1200	$1,525	$1.27	0d	1	1.42mi
101 Adeline Dr Belleville, IL	1.0–2.0	1.0	800	$1,100	$1.38	0d	1	1.47mi

Listing history 4 events

1. 2026-05-07
   status Pending
2. 2026-04-13
   listed $20,000 Active
3. 2000-01-24
   soldstatus $15,000
4. 2000-01-24
   soldstatus $15,000

ⓘ 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: $251 · $21/mo
• Projected year-2 tax: $353 · $29/mo
• Expected delta: +$101/yr (+$8/mo · 40.3%)

ⓘ 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: $15,036
• − Mortgage interest: −$1,120
• − Property taxes: −$251
• − Insurance: −$100
• − Repairs & maintenance: −$1,203
• − Management: −$1,203
• − Depreciation: −$582
• Taxable income: $10,577
• Est. tax owed @ 24.0%: −$2,538
• After-tax cash flow: $7,730/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

• County: Saint Clair County · 169,691 people
• City population: 47,407
• Metro: St. Louis, MO-IL
• Population (ZIP): 29,875
• Household income: $82,271
• Rent vs Own: 34.8% rent · 65.2% own
• Severe rent burden: 658.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 56% Black 31% Two or more races 6% Hispanic / Latino 3% Asian 2%
• Common ancestry: Lithuanian 4% Romanian 2% Slovak 2%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 94% English-only · Spanish 2% German/W. Germanic 1% French/Haitian/Cajun 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: ▼ -53.50%
• Current HPI: 167.8124
• Rent YoY: ▲ 7.04%
• 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

+33.3% since first listed

4 events — show timeline

• 2026-05-07 Pending — MARIS as Distributed by MLS Grid
• 2026-04-13 Listed $20,000 MARIS as Distributed by MLS Grid
• 2000-01-24 Sold (Public Records) $15,000 Public Records
• 2000-01-24 Sold (Public Records) $15,000 Public Records

Property tax history

+7.6%/yr

Latest (2022): $251 · +55.0% YoY. Source: county tax records.