1717 W Belle St · Belleville, IL 62226

$75,000

3 bd · 2.0 ba · 1,211 sqft · SingleFamily public records · 9 Days on market

Built 1936 0.27 ac lot Est $126k · 40% under

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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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.9/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Set back among mature trees on a deep in-town lot, this 3-bedroom property offers strong potential for investors looking for their next value-add opportunity. With a spacious living room, functional kitchen with open access to the main living and dining areas, utility area, detached garage, and storage shed, the layout provides a solid foundation for updates, rental prep, or a full renovation strategy. A new hot water heater provides a recent mechanical improvement, while the rest of the home is ready for modernization—ideal for buyers who want to bring their own vision, finishes, and improvements to maximize equity or rental income. The location offers excellent convenience with clos

Key facts

• Functional kitchen
• Deep in-town lot
• New hot water heater

Tags

• DEEP IN-TOWN LOT
• FUNCTIONAL KITCHEN
• DETACHED GARAGE
• STORAGE SHED
• NEW HOT WATER HEATER
• CLOSE PROXIMITY TO SCHOOLS

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer; Electric service by Ameren; Cable available; Phone available; Electricity connected; Water connected; Sewer connected
• Home design: Single-family residence; One level
• Construction: Vinyl siding construction; Architectural shingle roof; Crawl space foundation
• Exterior features: Vinyl siding; Architectural shingle roof; Garage(s); Shed(s); Lot includes other features

Interior

• Kitchen: Electric oven; Range hood; Refrigerator
• Bedrooms: Three bedrooms on the main level (3 total)
• Flooring: Carpet; Vinyl
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Electric heating; Central air
• Interior features: Electric heating; Central air conditioning; Crawl space basement; Awning(s)
• Laundry & utility: Main-level laundry room; Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $408 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Cap rate 12.8% 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: Abraham Lincoln Elem School (math 9% / reading 14%, grade F, #1,457 of 2,056 statewide, top 71%, 512 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 (+4.6%/yr); 189 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $519 of loan paydown is wiped out by about $2k 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 + 4.6% rent growth), your $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 13y 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.

Risks & watch-outs

• Watch-outs: property tax is 4.1% of price; built in 1936 — 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 $75,000

Questions for the listing agent

1. Built in 1936 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
6. 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.
7. 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: 1.84% ✓
• Cap rate: 12.82%
• Cash-on-cash: 23.32%
• DSCR: 2.04
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $125,944
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4 Lancelot Dr	0.26mi	3/1.0	1,216 (+0%)	1mo	$134,900	$111	82
73 Bedford Dr	0.32mi	3/1.5	1,180 (-3%)	0mo	$120,000	$102	79
4 Mariknoll Dr	0.42mi	3/2.0	1,232 (+2%)	1mo	$158,900	$129	76
13 Blackburn Dr	0.34mi	3/2.0	1,229 (+2%)	8mo	$139,000	$113	75
3705 Little Flower Ln	0.48mi	4/1.0 (+1)	1,228 (+1%)	3mo	$120,000	$98	64
1637 N 16th St	0.32mi	3/1.0	1,056 (-13%)	2mo	$79,900	$76	58
27 Biltmore Ter	0.70mi	3/2.0	1,276 (+5%)	1mo	$98,500	$77	58
1816 Duncan Ave	0.66mi	3/2.0	1,104 (-9%)	0mo	$109,900	$100	54
1631 Foster Dr	0.35mi	3/1.0	1,344 (+11%)	9mo	$139,900	$104	54
1708 Anna Rose Dr	0.32mi	2/1.0 (-1)	1,052 (-13%)	7mo	$99,500	$95	48
1516 N 15th St	0.47mi	2/1.0 (-1)	1,092 (-10%)	8mo	$135,000	$124	45
301 N 37th St	0.68mi	2/1.5 (-1)	1,090 (-10%)	3mo	$139,900	$128	43

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 · 4.56% rent growth · sell at horizon

5-year hold

• IRR: 18.5%
• Equity multiple: 1.77×
• Total profit: $16,166
• Equity at exit: $11,183

10-year hold

• IRR: 28.2%
• Equity multiple: 3.73×
• Total profit: $57,376
• Equity at exit: $6,485

Cash invested: $21,000 (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 62226

• Rents YoY: 4.6%
• Active inventory: 189
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,382 high
• Mortgage (P&I): −$393
• Tax from tax record: −$259 /mo · $3,107/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $408

Break-even live

Break-even rent $865

Max offer price $75,000

Occupancy floor 65%

Sensitivity live

Price	-10% $451	-5% $429	+0% $408	+5% $387	+10% $366
Rent	-10% $299	-5% $354	+0% $408	+5% $463	+10% $517
Rate	-1.0pp $446	-0.5pp $427	base $408	+0.5pp $389	+1.0pp $369

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1912 N 17th St Swansea, IL	2.0	1.0	1414	$1,500	$1.06	19d	1	0.11mi
54 Ben Louis Dr Belleville, IL	2.0	1.0	900	$1,145	$1.27	25d	1	0.43mi
213 Columbus Dr Belleville, IL	3.0	1.0	1040	$1,650	$1.59	25d	1	0.45mi
654 N 39th St Belleville, IL	3.0	1.0	984	$1,400	$1.42	19d	1	0.60mi
1000 Royal Heights Rd Belleville, IL	2.0	1.5	1100	$1,345	$1.22	25d	1	0.64mi
31 S 27th St Belleville, IL	2.0	1.0	1000	$915	$0.92	25d	1	1.20mi
56 Friendly Dr Belleville, IL	2.0	1.0	1000	$1,550	$1.55	25d	1	1.22mi
1308 Caseyville Ave Swansea, IL	2.0	1.0	890	$1,200	$1.35	6d	1	1.23mi
4824 Bier St Belleville, IL	4.0	1.0	1200	$1,350	$1.12	4d	1	1.26mi
219 Freedom Dr Unit 228-P Belleville, IL	2.0	1.0	936	$970	$1.04	25d	1	1.47mi
219 Freedom Dr Unit 232-B Belleville, IL	2.0	1.0	936	$895	$0.96	25d	1	1.47mi
219 Freedom Dr Unit 228-G Belleville, IL	2.0	1.0	936	$895	$0.96	6d	1	1.47mi
219 Freedom Dr Unit 232-Q Belleville, IL	2.0	1.0	936	$895	$0.96	19d	1	1.47mi
219 Freedom Dr Unit 238-I Belleville, IL	2.0	1.0	936	$895	$0.96	0d	1	1.47mi

Listing history 7 events

1. 2026-06-21
   days on market $75,000 Active 9 DOM
2. 2026-06-18
   days on market $75,000 Active 6 DOM
3. 2026-06-17
   days on market $75,000 Active 5 DOM
4. 2026-06-16
   days on market $75,000 Active 4 DOM
5. 2026-06-15
   days on market $75,000 Active 3 DOM
6. 2026-06-13
   remarks 693-char remark
7. 2026-06-13
   listed $75,000 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: $3,107 · $259/mo
• Projected year-2 tax: $3,107 · $259/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $16,581
• − Mortgage interest: −$4,201
• − Property taxes: −$3,107
• − Insurance: −$375
• − Repairs & maintenance: −$1,327
• − Management: −$1,327
• − Depreciation: −$2,182
• Taxable income: $4,063
• Est. tax owed @ 24.0%: −$975
• After-tax cash flow: $3,922/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): 28,255
• Household income: $70,797
• Rent vs Own: 33.0% rent · 67.0% own
• Severe rent burden: 824.0

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 (64%)
• Race & ethnicity: White 64% Black 24% Two or more races 7% Hispanic / Latino 3% Asian 2%
• Common ancestry: Romanian 4% Lithuanian 2% Slovak 2%
• Foreign-born: 4% · Canada, China
• Languages at home: 96% English-only · Chinese 1% Spanish 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: ▼ -83.57%
• Current HPI: 133.9028
• Rent YoY: ▲ 4.56%
• 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

+200.0% since first listed

10 events — show timeline

• 2026-06-12 Listed $75,000 MARIS as Distributed by MLS Grid
• 2026-06-12 Coming Soon $75,000 MARIS as Distributed by MLS Grid
• 2019-09-16 Price Changed $79,500 MARIS as Distributed by MLS Grid
• 2019-08-19 Price Changed $85,250 MARIS as Distributed by MLS Grid
• 2019-08-19 Price Changed $82,250 MARIS as Distributed by MLS Grid
• 2019-08-19 Price Changed $85,250 MARIS as Distributed by MLS Grid
• 2019-06-14 Price Changed $85,500 MARIS as Distributed by MLS Grid
• 2018-03-08 Price Changed $82,500 MARIS as Distributed by MLS Grid
• 2013-04-26 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2013-03-21 Listed $25,000 MARIS as Distributed by MLS Grid

Property tax history

+7.3%/yr

Latest (2024): $3,107 · +7.4% YoY. Source: county tax records.