124 Carlyle Ave · Belleville, IL 62220

$85,000

4 bd · 4.0 ba · 1,394 sqft · SingleFamily public records · 15 Days on market

Built 1907 0.25 ac lot Est $146k · 42% 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
• Rent growth +5.0/5.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Big brick historic home in need of rehab. This home has a lot of character, space, and potential. Someone could make this a large beautiful home again. The home is directly across the street from a school and close to shopping, dining and plenty of entertainment. In addition to the home there is a large three car garage on the spacious lot. The first floor consist of a living room, dining room, eat-in kitchen, and bedroom. The wide staircase leads up to 3 bedrooms, a full bath, and a kitchen. This home was a two family and it still has two active electric meters. The home is in need of major work and it is a short sale so please keep that in mind when viewing or making an offer. All information should be verified by buyer or buyer's agent. Property is being sold as is, seller will do no inspections & no repairs. Inspections are for buyer's info only.

Key facts

• 0.25 acre lot
• 3 garage spots
• Built 1907

Property features AI

Exterior

• Parking: Three-car garage
• Utilities: Public water; Public sewer; Electric service by Ameren; Electricity available
• Home design: Single-family residence; Two levels
• Construction: Brick veneer exterior
• Exterior features: Back yard

Interior

• Bedrooms: Four bedrooms (all on the upper level)
• Bathrooms: Two full bathrooms (one on the main level, one on the upper level)
• Heating & cooling: Other heating; No central cooling
• Interior features: Unfinished basement; Seven total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $696 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $84k (1.5% below list) — sets the bar for market timing.
• Cap rate 16.1% 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: 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); 148 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $588 of loan paydown is wiped out by about $3k 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 + 8.0% rent growth), your $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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: built in 1907 — 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 $83,725 (1.5% below list)

Questions for the listing agent

1. Built in 1907 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.91% ✓
• Cap rate: 16.12%
• Cash-on-cash: 35.08%
• DSCR: 2.56
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $146,370
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
124 Carlyle Ave	0.00mi	4/2.0	1,394 (0%)	1mo	$85,000	$61	92
13 Beth Ann Dr	0.25mi	3/2.0 (-1)	1,386 (-1%)	2mo	$169,900	$123	72
9 N Delaware Ave	0.46mi	3/1.0 (-1)	1,368 (-2%)	4mo	$130,000	$95	55
732 E Adams St	0.68mi	3/2.0 (-1)	1,456 (+4%)	2mo	$159,900	$110	46
101 S Pennsylvania Ave	0.21mi	3/1.5 (-1)	1,580 (+13%)	9mo	$137,000	$87	46
1801 E C St	0.62mi	4/2.5	1,213 (-13%)	2mo	$195,000	$161	41
427 S Douglas Ave	0.36mi	3/1.5 (-1)	1,587 (+14%)	5mo	$214,900	$135	41
18 N Missouri Ave	0.18mi	3/1.0 (-1)	1,184 (-15%)	10mo	$45,000	$38	41
619 E A St	0.54mi	3/2.0 (-1)	1,568 (+12%)	6mo	$45,000	$29	36
704 Wabash Ave	0.54mi	3/2.0 (-1)	1,196 (-14%)	4mo	$125,000	$105	35
641 S Virginia Ave	0.57mi	3/2.0 (-1)	1,600 (+15%)	9mo	$240,000	$150	29
1615 E Belle Ave	0.72mi	3/1.0 (-1)	1,600 (+15%)	6mo	$132,000	$83	20

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: 36.2%
• Equity multiple: 2.64×
• Total profit: $39,146
• Equity at exit: $12,674

10-year hold

• IRR: 45.4%
• Equity multiple: 6.48×
• Total profit: $130,314
• Equity at exit: $7,349

Cash invested: $23,800 (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: 148
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,624 high
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $696

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 52%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
721 S Church St Belleville, IL	4.0	2.0	1216	$2,000	$1.64	23d	1	1.00mi
1717 La Salle St Belleville, IL	3.0	1.0	1104	$1,350	$1.22	23d	1	1.05mi
1107 Bristow St Belleville, IL	3.0	1.0	1238	$1,500	$1.21	12d	1	1.09mi
25 Glencoe Dr Belleville, IL	3.0	1.0	1200	$1,275	$1.06	23d	1	1.12mi
1528 Lebanon Ave Belleville, IL	4.0	2.0	1600	$1,950	$1.22	23d	1	1.31mi
1 Rosehaven Dr Belleville, IL	3.0	2.0	1512	$1,325	$0.88	23d	1	1.41mi

Listing history 14 events

1. 2026-05-08
   status Pending
2. 2026-04-23
   listed $85,000 Active
3. 2025-04-29
   price $100,000
4. 2025-04-23
   status Active
5. 2025-03-31
   historical Active Under Contract
6. 2024-11-03
   listed $140,000 Active
7. 2024-01-29
   soldstatus Closed 872-char remark

   Show marketing remark (872 chars)

   Big brick historic home in need of rehab. This home has a lot of character, space, and potential. Someone could make this a large beautiful home again. The home is directly across the street from a school and close to shopping, dining and plenty of entertainment. In addition to the home there is a large three car garage on the spacious lot. The first floor consist of a living room, dining room, eat-in kitchen, and bedroom. The wide staircase leads up to 3 bedrooms, a full bath, and a kitchen. This home was a two family and it still has two active electric meters. The home is in need of major work and it is a short sale so please keep that in mind when viewing or making an offer. All information should be verified by buyer or buyer's agent. Property is being sold as is, seller will do no inspections & no repairs. Inspections are for buyer's info only.

8. 2024-01-19
   status Pending 872-char remark

   Show marketing remark (872 chars)

   Big brick historic home in need of rehab. This home has a lot of character, space, and potential. Someone could make this a large beautiful home again. The home is directly across the street from a school and close to shopping, dining and plenty of entertainment. In addition to the home there is a large three car garage on the spacious lot. The first floor consist of a living room, dining room, eat-in kitchen, and bedroom. The wide staircase leads up to 3 bedrooms, a full bath, and a kitchen. This home was a two family and it still has two active electric meters. The home is in need of major work and it is a short sale so please keep that in mind when viewing or making an offer. All information should be verified by buyer or buyer's agent. Property is being sold as is, seller will do no inspections & no repairs. Inspections are for buyer's info only.

9. 2023-11-10
   historical Active Under Contract 872-char remark

   Show marketing remark (872 chars)

   Big brick historic home in need of rehab. This home has a lot of character, space, and potential. Someone could make this a large beautiful home again. The home is directly across the street from a school and close to shopping, dining and plenty of entertainment. In addition to the home there is a large three car garage on the spacious lot. The first floor consist of a living room, dining room, eat-in kitchen, and bedroom. The wide staircase leads up to 3 bedrooms, a full bath, and a kitchen. This home was a two family and it still has two active electric meters. The home is in need of major work and it is a short sale so please keep that in mind when viewing or making an offer. All information should be verified by buyer or buyer's agent. Property is being sold as is, seller will do no inspections & no repairs. Inspections are for buyer's info only.

10. 2023-10-31
    listed $55,000 Active 872-char remark

    Show marketing remark (872 chars)

    Big brick historic home in need of rehab. This home has a lot of character, space, and potential. Someone could make this a large beautiful home again. The home is directly across the street from a school and close to shopping, dining and plenty of entertainment. In addition to the home there is a large three car garage on the spacious lot. The first floor consist of a living room, dining room, eat-in kitchen, and bedroom. The wide staircase leads up to 3 bedrooms, a full bath, and a kitchen. This home was a two family and it still has two active electric meters. The home is in need of major work and it is a short sale so please keep that in mind when viewing or making an offer. All information should be verified by buyer or buyer's agent. Property is being sold as is, seller will do no inspections & no repairs. Inspections are for buyer's info only.

11. 2023-10-10
    historical $55,000 872-char remark

    Show marketing remark (872 chars)

    Big brick historic home in need of rehab. This home has a lot of character, space, and potential. Someone could make this a large beautiful home again. The home is directly across the street from a school and close to shopping, dining and plenty of entertainment. In addition to the home there is a large three car garage on the spacious lot. The first floor consist of a living room, dining room, eat-in kitchen, and bedroom. The wide staircase leads up to 3 bedrooms, a full bath, and a kitchen. This home was a two family and it still has two active electric meters. The home is in need of major work and it is a short sale so please keep that in mind when viewing or making an offer. All information should be verified by buyer or buyer's agent. Property is being sold as is, seller will do no inspections & no repairs. Inspections are for buyer's info only.

12. 2003-06-02
    soldstatus $124,500
13. 1992-10-16
    soldstatus $67,000
14. 1992-10-16
    soldstatus $67,000

ⓘ 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 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: $19,491
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$1,559
• − Management: −$1,559
• − Depreciation: −$2,473
• Taxable income: $7,438
• Est. tax owed @ 24.0%: −$1,785
• After-tax cash flow: $6,564/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

+26.9% since first listed

14 events — show timeline

• 2026-05-08 Pending — MARIS as Distributed by MLS Grid
• 2026-04-23 Listed $85,000 MARIS as Distributed by MLS Grid
• 2025-04-29 Price Changed $100,000 MARIS as Distributed by MLS Grid
• 2025-04-23 Relisted — MARIS as Distributed by MLS Grid
• 2025-03-31 Contingent — MARIS as Distributed by MLS Grid
• 2024-11-03 Listed $140,000 MARIS as Distributed by MLS Grid
• 2024-01-29 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2024-01-19 Pending — MARIS as Distributed by MLS Grid
• 2023-11-10 Contingent — MARIS as Distributed by MLS Grid
• 2023-10-31 Listed $55,000 MARIS as Distributed by MLS Grid
• 2023-10-10 Coming Soon $55,000 MARIS as Distributed by MLS Grid
• 2003-06-02 Sold (Public Records) $124,500 Public Records
• 1992-10-16 Sold (Public Records) $67,000 Public Records
• 1992-10-16 Sold (Public Records) $67,000 Public Records

Property tax history

+4.1%/yr

Latest (2024): $5,581 · +22.7% YoY. Source: county tax records.