3311 S Belt W · Belleville, IL 62226

$59,000

3 bd · 2.0 ba · 1,404 sqft · SingleFamily public records · 155 Days on market

Built 1963 5,227 sqft lot ↓ 31% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Bring your vision and tools to restore this 3 bed/1 bath ranch back to its former glory! This one-story offers 1404 sq ft with a kitchen/dining combo, living room, 3 bedrooms and full bath. The full, unfinished basement could offer additional living space if finished or ample storage in its current state. The 2 story shed is great for storing tools, toys and yard equipment. Good sized lot with off street parking. Nice location, close to shopping, dining, and highway access. Property to be sold AS IS, seller to provide no warranties, repairs, or inspections, including occupancy.

Key facts

• Off street parking
• Good sized lot
• Highway access

Tags

• KITCHEN DINING COMBO
• FULL UNFINISHED BASEMENT
• 2 STORY SHED
• OFF STREET PARKING
• GOOD SIZED LOT
• HIGHWAY ACCESS

Property features AI

Finance

• Other: Living area reported as 1,404 (public records)

Exterior

• Utilities: Public water; Public sewer; Electricity (Ameren); Electricity, sewer and water connected
• Home design: Single-family residence; One level
• Construction: Brick and vinyl siding exterior
• Exterior features: Some trees on the lot

Interior

• Kitchen: No appliances listed
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Full, unfinished basement; No built-in appliances listed
• Laundry & utility: No laundry appliances listed

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $59k.

Deal economics

• At list price, monthly cash flow is $559 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $59k).
• Recommended offer: $52k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.7% 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-West (math 19% / reading 26%, grade F, #317 of 693 statewide, top 46%, 2,234 students, 0% FRL).
• Market conditions: Rents rising fast (+4.6%/yr); 190 active listings in the ZIP; 11 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 $408 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 $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 155 days — a 12% lower offer ($52k) is reasonable based on typical stale-listing flexibility.

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 $51,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 155 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 1963 — 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: 2.04% ✓
• Cap rate: 17.65%
• Cash-on-cash: 40.58%
• DSCR: 2.81
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $188,136
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3 Lynnwood Ct	0.10mi	3/2.0	1,344 (-4%)	8mo	$199,000	$148	82
322 Hickory Bnd	0.20mi	2/2.0 (-1)	1,456 (+4%)	0mo	$214,900	$148	79
53 Paulette Dr	0.13mi	3/2.0	1,516 (+8%)	8mo	$229,750	$152	74
313 Hickory Bnd	0.23mi	2/2.0 (-1)	1,456 (+4%)	10mo	$179,000	$123	70
5901 Heritage Station Rd	0.26mi	3/2.0	1,500 (+7%)	8mo	$195,000	$130	70
111 Freedom Dr	0.20mi	3/2.0	1,270 (-10%)	9mo	$169,900	$134	67
20 S 44th St	0.60mi	3/2.0	1,309 (-7%)	6mo	$189,900	$145	56
18 Jonathon Lee Dr	0.50mi	4/2.0 (+1)	1,500 (+7%)	7mo	$139,900	$93	55
6106 Warren Dr	0.38mi	2/2.0 (-1)	1,596 (+14%)	3mo	$159,500	$100	52
4823 W Washington St	0.65mi	3/2.5	1,315 (-6%)	8mo	$150,000	$114	50
28 Berkshire Dr	0.70mi	3/2.0	1,224 (-13%)	0mo	$220,000	$180	46
4720 Ruth St	0.64mi	4/2.0 (+1)	1,569 (+12%)	5mo	$144,000	$92	41

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: 38.8%
• Equity multiple: 2.69×
• Total profit: $27,940
• Equity at exit: $8,797

10-year hold

• IRR: 46.0%
• Equity multiple: 5.74×
• Total profit: $78,290
• Equity at exit: $5,101

Cash invested: $16,520 (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: 190
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,202 high
• Mortgage (P&I): −$309
• Tax from tax record: −$57 /mo · $685/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $559

Break-even live

Break-even rent $495

Max offer price $59,000

Occupancy floor 49%

Sensitivity live

Price	-10% $592	-5% $575	+0% $559	+5% $542	+10% $525
Rent	-10% $464	-5% $511	+0% $559	+5% $606	+10% $654
Rate	-1.0pp $588	-0.5pp $574	base $559	+0.5pp $543	+1.0pp $528

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
219 Freedom Dr Unit 228-G Belleville, IL	2.0	1.0	936	$895	$0.96	5d	1	0.43mi
219 Freedom Dr Unit 232-Q Belleville, IL	2.0	1.0	936	$895	$0.96	18d	1	0.43mi
219 Freedom Dr Unit 228-P Belleville, IL	2.0	1.0	936	$970	$1.04	24d	1	0.43mi
219 Freedom Dr Unit 232-B Belleville, IL	2.0	1.0	936	$895	$0.96	24d	1	0.43mi
56 Friendly Dr Belleville, IL	2.0	1.0	1000	$1,550	$1.55	24d	1	0.55mi
4824 Bier St Belleville, IL	4.0	1.0	1200	$1,350	$1.12	3d	1	0.83mi
31 S 27th St Belleville, IL	2.0	1.0	1000	$915	$0.92	24d	1	1.19mi
7235 Westfield Plaza Dr Belleville, IL	1.0–2.0	1.0	795	$975	$1.23	2d	1	1.20mi
6105 W Washington St Belleville, IL	3.0	1.5	1120	$1,575	$1.41	24d	1	1.20mi
213 Columbus Dr Belleville, IL	3.0	1.0	1040	$1,650	$1.59	24d	1	1.26mi
654 N 39th St Belleville, IL	3.0	1.0	984	$1,400	$1.42	18d	1	1.29mi

Listing history 16 events

1. 2026-06-18
   days on market $59,000 Active 155 DOM
2. 2026-06-17
   days on market $59,000 Active 154 DOM
3. 2026-06-16
   days on market $59,000 Active 153 DOM
4. 2026-06-15
   days on market $59,000 Active 152 DOM
5. 2026-06-13
   days on market $59,000 Active 150 DOM
6. 2026-06-09
   days on market $59,000 Active 146 DOM
7. 2026-06-08
   days on market $59,000 Active 145 DOM
8. 2026-06-07
   days on market $59,000 Active 144 DOM
9. 2026-06-03
   days on market $59,000 Active 140 DOM
10. 2026-06-02
    days on market $59,000 Active 139 DOM
11. 2026-06-01
    days on market $59,000 Active 138 DOM
12. 2026-05-31
    days on market $59,000 Active 137 DOM
13. 2026-05-23
    price $59,000
14. 2026-04-21
    price $69,000
15. 2026-02-26
    price $76,399
16. 2026-01-14
    listed $84,900 Active

ⓘ 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: $685 · $57/mo
• Projected year-2 tax: $1,012 · $84/mo
• Expected delta: +$327/yr (+$27/mo · 47.7%)

ⓘ 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: $14,426
• − Mortgage interest: −$3,305
• − Property taxes: −$685
• − Insurance: −$295
• − Repairs & maintenance: −$1,154
• − Management: −$1,154
• − Depreciation: −$1,716
• Taxable income: $6,116
• Est. tax owed @ 24.0%: −$1,468
• After-tax cash flow: $5,235/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): 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

-30.5% since first listed

4 events — show timeline

• 2026-05-23 Price Changed $59,000 MARIS as Distributed by MLS Grid
• 2026-04-21 Price Changed $69,000 MARIS as Distributed by MLS Grid
• 2026-02-26 Price Changed $76,399 MARIS as Distributed by MLS Grid
• 2026-01-14 Listed $84,900 MARIS as Distributed by MLS Grid

Property tax history

-7.8%/yr

Latest (2024): $685 · -5.7% YoY. Source: county tax records.