905 W D St · Belleville, IL 62220

$99,500

2 bd · 2.0 ba · 540 sqft · SingleFamily public records · 16 Days on market

Built 1892 5,662 sqft lot

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +7.0/30.0
• Rent growth +5.0/5.0
• 1% rule +4.2/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• DSCR +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Attention investors! Exceptional value-add opportunity featuring 905 & 907 W D Street in Belleville, IL. Purchase two homes in one transaction and capitalize on the potential for rental income, renovation, or portfolio growth. Whether you're a seasoned investor or looking for your next project, this package offers endless possibilities and strong upside potential. Sold as-is. Schedule your showing today and explore the opportunity to turn vision into value.

Key facts

• 5,662 sq ft lot
• Built 1892
• Listed 16 days

Property features AI

Finance

• Financial info: Lease not considered; No second mortgage indicated

Exterior

• Utilities: Public water; Public sewer; Electricity connected (Ameren)
• Home design: Single family residence; One and one-half levels; Residential property
• Construction: Vinyl siding; Architectural shingle roof
• Exterior features: Back yard; Few trees; Level lot; Other lot features

Interior

• Kitchen: Dishwasher; Gas Range
• Bedrooms: 2 bedrooms total; 1 bedroom on the main level; 1 bedroom on the upper level
• Bathrooms: 1 full bathroom (main level)
• Interior features: Dishwasher; Gas Range; Central air; Forced air heating; Unfinished basement

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $-144 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $74k (25.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $91k (8.2% below list).
• Recommended offer: $74k (25.5% below list) — sets the bar for cash-flow.

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: Franklin Elem School (math 12% / reading 12%, grade F, #1,403 of 2,056 statewide, top 71%, 145 students, 0% FRL); Central Jr High School (math 14% / reading 27%, grade F, #410 of 665 statewide, top 62%, 366 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 (+14.5%/yr); 149 active listings in the ZIP; 6 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).
• This rent is only 17% of the median local income ($66k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $688 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.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price; built in 1892 — 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 $74,106 (25.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1892 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 0.92% ✗
• Cap rate: 4.56%
• Cash-on-cash: -6.19%
• DSCR: 0.72
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $18,900
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
111 Lois Ct	0.60mi	1/1.0 (-1)	576 (+7%)	2mo	$20,000	$35	50

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: -19.8%
• Equity multiple: 0.27×
• Total profit: $-20,328
• Equity at exit: $14,836

10-year hold

• IRR: -3.0%
• Equity multiple: 0.75×
• Total profit: $-7,019
• Equity at exit: $8,603

Cash invested: $27,860 (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: 9.1×

Monthly cashflow live

• Estimated rent: $913 high
• Mortgage (P&I): −$522
• Tax from tax record: −$302 /mo · $3,626/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$192
• Net cashflow: $-144

Break-even live

Break-even rent $1,095

Max offer price $74,106

Occupancy floor —

Sensitivity live

Price	-10% $-87	-5% $-116	+0% $-144	+5% $-172	+10% $-200
Rent	-10% $-216	-5% $-180	+0% $-144	+5% $-108	+10% $-72
Rate	-1.0pp $-94	-0.5pp $-118	base $-144	+0.5pp $-170	+1.0pp $-196

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: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
603 W Lincoln St Belleville, IL	1.0	1.0	735	$750	$1.02	25d	1	0.47mi
229 S Church St Belleville, IL	1.0	1.0	636	$750	$1.18	25d	1	0.92mi
102 N 27th St Unit 8 Belleville, IL	1.0	1.0	355	$700	$1.97	25d	1	1.00mi
104 N 27th St Belleville, IL	2.0	1.0	515	$825	$1.60	5d	2	1.01mi
104 N 27th St Unit 8 Belleville, IL	2.0	1.0	515	$800	$1.55	5d	1	1.01mi
1671 Shadow Ridge Ct Belleville, IL	1.0–2.0	1.0	815	$1,325	$1.62	0d	10	1.44mi

Listing history 10 events

1. 2026-06-21
   days on market $99,500 Active 16 DOM
2. 2026-06-18
   days on market $99,500 Active 13 DOM
3. 2026-06-17
   days on market $99,500 Active 12 DOM
4. 2026-06-16
   days on market $99,500 Active 11 DOM
5. 2026-06-15
   days on market $99,500 Active 10 DOM
6. 2026-06-13
   days on market $99,500 Active 8 DOM
7. 2026-06-09
   days on market $99,500 Active 4 DOM
8. 2026-06-08
   days on market $99,500 Active 3 DOM
9. 2026-06-07
   remarks 463-char remark
10. 2026-06-07
    listed $99,500 Active 2 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: $3,626 · $302/mo
• Projected year-2 tax: $3,626 · $302/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: $10,962
• − Mortgage interest: −$5,574
• − Property taxes: −$3,626
• − Insurance: −$498
• − Repairs & maintenance: −$877
• − Management: −$877
• − Depreciation: −$2,895
• Taxable loss: −$3,384
• Est. tax savings @ 24.0%: +$812
• After-tax cash flow: $-913/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

+71.6% since first listed

3 events — show timeline

• 2026-06-05 Listed $99,500 MARIS as Distributed by MLS Grid
• 2024-01-23 Sold (Public Records) $130,000 Public Records
• 2012-08-02 Sold (Public Records) $58,000 Public Records

Property tax history

+4.3%/yr

Latest (2024): $3,626 · +9.3% YoY. Source: county tax records.