8118 W A St · Belleville, IL 62223

$125,000

2 bd · 2.0 ba · 1,145 sqft · SingleFamily public records · 140 Days on market

Built 1941 6,969 sqft lot Est $145k · 14% under

---

Why this score? — see what drove the B- 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 +21.3/30.0
• ARV discount +13.8/15.0
• Appreciation +9.8/10.0
• DSCR +6.8/10.0
• 1% rule +5.6/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

Spring has Sprung & it’s time for you to spring into this adorable ranch home. Inside you will find a spacious living room w/ coat closet, wood beamed ceiling & original hardwood flooring throughout the home. Spacious dining room, storage closet & see thru window into the family room which is located just off the kitchen. Hallway has linen closet and full main bathroom. Master bedroom has his/her closets too! Experience the joy of cooking in this fully-equipped kitchen with all appliances to be included (stove, refrigerator & dishwasher). Off the kitchen you will find the family room, that could be used as a morning room, office, play room or whatever your heart desires. The room also includes a newly updated & remodeled half bath. The lower level basement features a bonus room. This home also features updated double hung windows throughout, new roof in 2012, fenced in yard, detached shed & carport for 2 in the back for additional parking. PROPERTY HAS PASSED MUNICIPALITY INSPECTION!

Key facts

• 6,969 sq ft lot
• Garage
• Built 1941

Property features AI

Finance

• Other: Home warranty available; Seller may consider concessions

Exterior

• Parking: Total parking for 4 vehicles; 2-car garage (approx. 21 x 11); 2-car carport; Driveway; Gravel parking; Off-street parking
• Utilities: Public water; Public sewer; 220 volt electric; Cable connected; Electricity connected; Natural gas connected
• Home design: Single family residence; Attached property; House with one level; Fixer condition
• Construction: Frame, glass, plaster, and wood siding construction; Shingle pitched/sloped roof; Has basement (block)
• Exterior features: Private entrance; Private yard; Uncovered courtyard; Shed(s); Back yard fencing; City lot; Front yard; Gentle sloping; Interior lot; Near public transit; Rectangular lot; Chip-and-seal road

Interior

• Kitchen: Dishwasher; Free-standing electric oven; Free-standing refrigerator
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Carpet; Vinyl; Wood
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Dishwasher; Free-standing electric oven; Free-standing refrigerator; Block basement; Private entrance; Private yard; Uncovered courtyard
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $184 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $110k (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: 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; 2 comparable units currently listed for rent nearby; 783 units permitted in St. Clair County in 2024 (378 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($864 loan paydown + $12k 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.
• At projected returns (9.5% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 140 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 15y 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.
• Current owner paid $73k; list at $125k implies a 71% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1941 — 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 $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 140 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 1941 — 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. 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: 1.06% ✓
• Cap rate: 8.06%
• Cash-on-cash: 6.30%
• DSCR: 1.28
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $145,415
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
111 N 81st St	0.10mi	2/1.0	1,209 (+6%)	14mo	$155,000	$128	71
34 Forest Ln	0.22mi	3/1.5 (+1)	1,177 (+3%)	14mo	$155,000	$132	66
23 Windsor Dr	0.49mi	2/1.0	1,198 (+5%)	5mo	$155,000	$129	61
4 Commodore Dr	0.21mi	2/2.0	1,288 (+12%)	14mo	$99,000	$77	58
14 Carson Dr	0.52mi	2/1.0	1,188 (+4%)	11mo	$199,500	$168	56
38 S 86th St	0.37mi	2/1.0	982 (-14%)	1mo	$45,000	$46	54
7522 Claymont Ct #3	0.51mi	3/2.0 (+1)	1,260 (+10%)	2mo	$149,500	$119	52
25 S 77th St	0.32mi	2/2.0	982 (-14%)	11mo	$140,000	$143	52
245 Oliver Lee Dr	0.74mi	2/1.0	1,245 (+9%)	3mo	$20,000	$16	44
127 Superior Dr	0.56mi	2/1.0	985 (-14%)	8mo	$125,000	$127	40
7105 Northern Dr	0.74mi	3/1.0 (+1)	1,232 (+8%)	13mo	$85,000	$69	33
17 Lakeview Dr	0.74mi	3/1.0 (+1)	1,300 (+14%)	14mo	$135,000	$104	22

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: 27.9%
• Equity multiple: 3.16×
• Total profit: $75,533
• Equity at exit: $108,076

10-year hold

• IRR: 24.4%
• Equity multiple: 7.06×
• Total profit: $212,252
• Equity at exit: $228,408

Cash invested: $35,000 (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 62223

• Home prices YoY: 3.8%
• Active inventory: 103
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,326 medium
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $184

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 81%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
920 S 74th St Belleville, IL	2.0	1.0	1300	$1,400	$1.08	12d	1	1.16mi
6105 W Washington St Belleville, IL	3.0	1.5	1120	$1,575	$1.41	24d	1	1.26mi

Listing history 38 events

1. 2026-06-18
   days on market $125,000 Active 140 DOM
2. 2026-06-17
   days on market $125,000 Active 139 DOM
3. 2026-06-16
   days on market $125,000 Active 138 DOM
4. 2026-06-15
   days on market $125,000 Active 137 DOM
5. 2026-06-13
   days on market $125,000 Active 135 DOM
6. 2026-06-09
   days on market $125,000 Active 131 DOM
7. 2026-06-08
   days on market $125,000 Active 130 DOM
8. 2026-06-07
   days on market $125,000 Active 129 DOM
9. 2026-06-03
   days on market $125,000 Active 125 DOM
10. 2026-06-02
    days on market $125,000 Active 124 DOM
11. 2026-06-01
    days on market $125,000 Active 123 DOM
12. 2026-05-31
    days on market $125,000 Active 122 DOM
13. 2026-04-22
    price $125,000
14. 2026-03-18
    price $127,500
15. 2026-01-30
    listed $129,900 Active
16. 2026-01-28
    historical $129,900
17. 2025-10-05
    price $129,900
18. 2025-09-17
    price $133,000
19. 2025-09-08
    price $136,000
20. 2025-09-03
    price $136,900
21. 2025-08-26
    price $137,900
22. 2025-08-12
    price $138,900
23. 2025-08-06
    listed $139,900 Active
24. 2025-07-17
    historical
25. 2016-08-01
    soldstatus $73,000
26. 2016-07-29
    status Pending 1029-char remark

    Show marketing remark (1029 chars)

    Spring has Sprung & it’s time for you to spring into this adorable ranch home. Inside you will find a spacious living room w/ coat closet, wood beamed ceiling & original hardwood flooring throughout the home. Spacious dining room, storage closet & see thru window into the family room which is located just off the kitchen. Hallway has linen closet and full main bathroom. Master bedroom has his/her closets too! Experience the joy of cooking in this fully-equipped kitchen with all appliances to be included (stove, refrigerator & dishwasher). Off the kitchen you will find the family room, that could be used as a morning room, office, play room or whatever your heart desires. The room also includes a newly updated & remodeled half bath. The lower level basement features a bonus room. This home also features updated double hung windows throughout, new roof in 2012, fenced in yard, detached shed & carport for 2 in the back for additional parking. PROPERTY HAS PASSED MUNICIPALITY INSPECTION!

27. 2016-07-29
    soldstatus Closed 1029-char remark

    Show marketing remark (1029 chars)

    Spring has Sprung & it’s time for you to spring into this adorable ranch home. Inside you will find a spacious living room w/ coat closet, wood beamed ceiling & original hardwood flooring throughout the home. Spacious dining room, storage closet & see thru window into the family room which is located just off the kitchen. Hallway has linen closet and full main bathroom. Master bedroom has his/her closets too! Experience the joy of cooking in this fully-equipped kitchen with all appliances to be included (stove, refrigerator & dishwasher). Off the kitchen you will find the family room, that could be used as a morning room, office, play room or whatever your heart desires. The room also includes a newly updated & remodeled half bath. The lower level basement features a bonus room. This home also features updated double hung windows throughout, new roof in 2012, fenced in yard, detached shed & carport for 2 in the back for additional parking. PROPERTY HAS PASSED MUNICIPALITY INSPECTION!

28. 2016-07-06
    historical Contingent (No Kickout) 1029-char remark

    Show marketing remark (1029 chars)

    Spring has Sprung & it’s time for you to spring into this adorable ranch home. Inside you will find a spacious living room w/ coat closet, wood beamed ceiling & original hardwood flooring throughout the home. Spacious dining room, storage closet & see thru window into the family room which is located just off the kitchen. Hallway has linen closet and full main bathroom. Master bedroom has his/her closets too! Experience the joy of cooking in this fully-equipped kitchen with all appliances to be included (stove, refrigerator & dishwasher). Off the kitchen you will find the family room, that could be used as a morning room, office, play room or whatever your heart desires. The room also includes a newly updated & remodeled half bath. The lower level basement features a bonus room. This home also features updated double hung windows throughout, new roof in 2012, fenced in yard, detached shed & carport for 2 in the back for additional parking. PROPERTY HAS PASSED MUNICIPALITY INSPECTION!

29. 2016-07-02
    historical 1029-char remark

    Show marketing remark (1029 chars)

    Spring has Sprung & it’s time for you to spring into this adorable ranch home. Inside you will find a spacious living room w/ coat closet, wood beamed ceiling & original hardwood flooring throughout the home. Spacious dining room, storage closet & see thru window into the family room which is located just off the kitchen. Hallway has linen closet and full main bathroom. Master bedroom has his/her closets too! Experience the joy of cooking in this fully-equipped kitchen with all appliances to be included (stove, refrigerator & dishwasher). Off the kitchen you will find the family room, that could be used as a morning room, office, play room or whatever your heart desires. The room also includes a newly updated & remodeled half bath. The lower level basement features a bonus room. This home also features updated double hung windows throughout, new roof in 2012, fenced in yard, detached shed & carport for 2 in the back for additional parking. PROPERTY HAS PASSED MUNICIPALITY INSPECTION!

30. 2016-06-16
    historical Contingent (No Kickout) 1029-char remark

    Show marketing remark (1029 chars)

    Spring has Sprung & it’s time for you to spring into this adorable ranch home. Inside you will find a spacious living room w/ coat closet, wood beamed ceiling & original hardwood flooring throughout the home. Spacious dining room, storage closet & see thru window into the family room which is located just off the kitchen. Hallway has linen closet and full main bathroom. Master bedroom has his/her closets too! Experience the joy of cooking in this fully-equipped kitchen with all appliances to be included (stove, refrigerator & dishwasher). Off the kitchen you will find the family room, that could be used as a morning room, office, play room or whatever your heart desires. The room also includes a newly updated & remodeled half bath. The lower level basement features a bonus room. This home also features updated double hung windows throughout, new roof in 2012, fenced in yard, detached shed & carport for 2 in the back for additional parking. PROPERTY HAS PASSED MUNICIPALITY INSPECTION!

31. 2016-06-08
    price $75,500 1029-char remark

    Show marketing remark (1029 chars)

    Spring has Sprung & it’s time for you to spring into this adorable ranch home. Inside you will find a spacious living room w/ coat closet, wood beamed ceiling & original hardwood flooring throughout the home. Spacious dining room, storage closet & see thru window into the family room which is located just off the kitchen. Hallway has linen closet and full main bathroom. Master bedroom has his/her closets too! Experience the joy of cooking in this fully-equipped kitchen with all appliances to be included (stove, refrigerator & dishwasher). Off the kitchen you will find the family room, that could be used as a morning room, office, play room or whatever your heart desires. The room also includes a newly updated & remodeled half bath. The lower level basement features a bonus room. This home also features updated double hung windows throughout, new roof in 2012, fenced in yard, detached shed & carport for 2 in the back for additional parking. PROPERTY HAS PASSED MUNICIPALITY INSPECTION!

32. 2016-05-04
    listed $78,000 Active 1029-char remark

    Show marketing remark (1029 chars)

    Spring has Sprung & it’s time for you to spring into this adorable ranch home. Inside you will find a spacious living room w/ coat closet, wood beamed ceiling & original hardwood flooring throughout the home. Spacious dining room, storage closet & see thru window into the family room which is located just off the kitchen. Hallway has linen closet and full main bathroom. Master bedroom has his/her closets too! Experience the joy of cooking in this fully-equipped kitchen with all appliances to be included (stove, refrigerator & dishwasher). Off the kitchen you will find the family room, that could be used as a morning room, office, play room or whatever your heart desires. The room also includes a newly updated & remodeled half bath. The lower level basement features a bonus room. This home also features updated double hung windows throughout, new roof in 2012, fenced in yard, detached shed & carport for 2 in the back for additional parking. PROPERTY HAS PASSED MUNICIPALITY INSPECTION!

33. 2012-04-13
    soldstatus
34. 2012-04-13
    soldstatus $83,000
35. 2011-06-01
    listed $87,900
36. 2005-11-01
    soldstatus $93,000
37. 1998-10-01
    soldstatus $60,500
38. 1989-09-11
    soldstatus $36,660

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 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: $15,911
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,273
• − Management: −$1,273
• − Depreciation: −$3,636
• Taxable income: $227
• Est. tax owed @ 24.0%: −$55
• After-tax cash flow: $2,149/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

+241.0% since first listed

26 events — show timeline

• 2026-04-22 Price Changed $125,000 MARIS as Distributed by MLS Grid
• 2026-03-18 Price Changed $127,500 MARIS as Distributed by MLS Grid
• 2026-01-30 Listed $129,900 MARIS as Distributed by MLS Grid
• 2026-01-28 Coming Soon $129,900 MARIS as Distributed by MLS Grid
• 2025-10-05 Price Changed $129,900 MARIS as Distributed by MLS Grid
• 2025-09-17 Price Changed $133,000 MARIS as Distributed by MLS Grid
• 2025-09-08 Price Changed $136,000 MARIS as Distributed by MLS Grid
• 2025-09-03 Price Changed $136,900 MARIS as Distributed by MLS Grid
• 2025-08-26 Price Changed $137,900 MARIS as Distributed by MLS Grid
• 2025-08-12 Price Changed $138,900 MARIS as Distributed by MLS Grid
• 2025-08-06 Listed $139,900 MARIS as Distributed by MLS Grid
• 2025-07-17 Coming Soon — MARIS as Distributed by MLS Grid
• 2016-08-01 Sold (Public Records) $73,000 Public Records
• 2016-07-29 Pending — MARIS as Distributed by MLS Grid
• 2016-07-29 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2016-07-06 Contingent — MARIS as Distributed by MLS Grid
• 2016-07-02 Delisted — MARIS as Distributed by MLS Grid
• 2016-06-16 Contingent — MARIS as Distributed by MLS Grid
• 2016-06-08 Price Changed $75,500 MARIS as Distributed by MLS Grid
• 2016-05-04 Listed $78,000 MARIS as Distributed by MLS Grid
• 2012-04-13 Sold (Public Records) $83,000 Public Records
• 2012-04-13 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2011-06-01 Listed $87,900 MARIS as Distributed by MLS Grid
• 2005-11-01 Sold (Public Records) $93,000 Public Records
• 1998-10-01 Sold (Public Records) $60,500 Public Records
• 1989-09-11 Sold (Public Records) $36,660 Public Records

Property tax history

-27.4%/yr

Latest (2024): $52 · -97.4% YoY. Source: county tax records.