17 Highwood Ln · Belleville, IL 62223

$174,900

3 bd · 3.0 ba · 1,176 sqft · SingleFamily public records · 14 Days on market

Built 1964 0.39 ac lot Est $139k · 26% over

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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).

• Appreciation +9.8/10.0
• Cash flow +7.8/30.0
• Livability +3.9/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• DSCR +1.9/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Welcome to this beautifully renovated 3-bedroom, 2-bathroom ranch nestled against a backdrop of scenic trees. Step into the vaulted living room and dining area, flooded with natural light, creating a warm and inviting atmosphere. Convenient main floor laundry adds to the ease of living in this thoughtfully designed home. Outside, enjoy the tranquility of the neighborhood from the comfort of your deck, overlooking the serene backyard. With its convenient location offering easy access to highways, hospitals, shopping, and dining, this home offers both relaxation and accessibility for your lifestyle needs.

Key facts

• 0.39 acre lot
• 2 parking spots
• Built 1964

Property features AI

Finance

• Other: Seller may consider concessions; Home warranty: No

Exterior

• Parking: Driveway parking for 2 vehicles
• Utilities: Public water; Electric service by Ameren; Aerobic septic / private sewer
• Home design: Single family residence (attached); One level
• Construction: Vinyl siding
• Exterior features: Covered patio/porch; Back yard; Few trees

Interior

• Kitchen: Kitchen on main level
• Bedrooms: 3 bedrooms, all on the main level
• Bathrooms: 2 full bathrooms, both on the main level
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Dishwasher; Free‑standing gas range; Refrigerator
• Laundry & utility: Utility room on main level (13 x 5)

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $-197 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $140k (19.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $137k (21.7% below list).
• Recommended offer: $137k (21.7% below list) — sets the bar for 1% rule.

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: 103 active listings in the ZIP; 1 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 $18k of equity ($1k loan paydown + $17k 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.
• By year 3, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y 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 $140k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $137,023 (21.7% 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 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.78% ✗
• Cap rate: 4.94%
• Cash-on-cash: -4.83%
• DSCR: 0.79
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $138,768
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17 Highwood Ln	0.00mi	3/2.0	1,176 (0%)	0mo	$174,900	$149	96
24 Highwood Ct	0.19mi	3/2.0	1,218 (+4%)	15mo	$154,900	$127	68
330 Hillwood Dr	0.30mi	3/1.0	1,298 (+10%)	13mo	$64,900	$50	50
9656 Old Lincoln Trl	0.63mi	3/1.0	1,220 (+4%)	12mo	$125,000	$102	46
23 Windsor Dr	0.73mi	2/1.0 (-1)	1,198 (+2%)	5mo	$155,000	$129	46
3 Hilldale Dr	0.63mi	4/2.0 (+1)	1,080 (-8%)	8mo	$189,900	$176	41
117 Carson Dr	0.73mi	3/1.0	1,137 (-3%)	18mo	$129,900	$114	37
9515 Old Lincoln Trl	0.69mi	3/2.0	1,349 (+15%)	10mo	$159,000	$118	32
9600 Old Lincoln Trl	0.60mi	2/1.0 (-1)	1,320 (+12%)	14mo	$110,000	$83	27

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: 19.8%
• Equity multiple: 2.57×
• Total profit: $76,806
• Equity at exit: $151,220

10-year hold

• IRR: 18.2%
• Equity multiple: 5.79×
• Total profit: $234,747
• Equity at exit: $319,589

Cash invested: $48,972 (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: 10.6×

Monthly cashflow live

• Estimated rent: $1,370 medium
• Mortgage (P&I): −$917
• Tax from tax record: −$289 /mo · $3,474/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $-197

Break-even live

Break-even rent $1,620

Max offer price $140,089

Occupancy floor —

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5784 Brett Michael Ln Belleville, IL	1.0–2.0	1.0–2.0	801	$1,195	$1.49	7d	7	1.42mi

Listing history 11 events

1. 2026-05-07
   status Pending
2. 2026-04-24
   listed $174,900 Active
3. 2026-04-23
   historical $174,900
4. 2024-04-01
   soldstatus $140,000
5. 2024-03-26
   soldstatus Closed 610-char remark

   Show marketing remark (610 chars)

   Welcome to this beautifully renovated 3-bedroom, 2-bathroom ranch nestled against a backdrop of scenic trees. Step into the vaulted living room and dining area, flooded with natural light, creating a warm and inviting atmosphere. Convenient main floor laundry adds to the ease of living in this thoughtfully designed home. Outside, enjoy the tranquility of the neighborhood from the comfort of your deck, overlooking the serene backyard. With its convenient location offering easy access to highways, hospitals, shopping, and dining, this home offers both relaxation and accessibility for your lifestyle needs.

6. 2024-03-22
   status Pending 610-char remark

   Show marketing remark (610 chars)

   Welcome to this beautifully renovated 3-bedroom, 2-bathroom ranch nestled against a backdrop of scenic trees. Step into the vaulted living room and dining area, flooded with natural light, creating a warm and inviting atmosphere. Convenient main floor laundry adds to the ease of living in this thoughtfully designed home. Outside, enjoy the tranquility of the neighborhood from the comfort of your deck, overlooking the serene backyard. With its convenient location offering easy access to highways, hospitals, shopping, and dining, this home offers both relaxation and accessibility for your lifestyle needs.

7. 2024-02-27
   historical Active Under Contract 610-char remark

   Show marketing remark (610 chars)

   Welcome to this beautifully renovated 3-bedroom, 2-bathroom ranch nestled against a backdrop of scenic trees. Step into the vaulted living room and dining area, flooded with natural light, creating a warm and inviting atmosphere. Convenient main floor laundry adds to the ease of living in this thoughtfully designed home. Outside, enjoy the tranquility of the neighborhood from the comfort of your deck, overlooking the serene backyard. With its convenient location offering easy access to highways, hospitals, shopping, and dining, this home offers both relaxation and accessibility for your lifestyle needs.

8. 2024-02-22
   listed $140,000 Active 610-char remark

   Show marketing remark (610 chars)

   Welcome to this beautifully renovated 3-bedroom, 2-bathroom ranch nestled against a backdrop of scenic trees. Step into the vaulted living room and dining area, flooded with natural light, creating a warm and inviting atmosphere. Convenient main floor laundry adds to the ease of living in this thoughtfully designed home. Outside, enjoy the tranquility of the neighborhood from the comfort of your deck, overlooking the serene backyard. With its convenient location offering easy access to highways, hospitals, shopping, and dining, this home offers both relaxation and accessibility for your lifestyle needs.

9. 2022-06-28
   soldstatus $65,000
10. 2007-03-05
    soldstatus $91,500
11. 2001-12-31
    soldstatus $55,000

ⓘ 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: $3,474 · $289/mo
• Projected year-2 tax: $3,722 · $310/mo
• Expected delta: +$248/yr (+$21/mo · 7.1%)

ⓘ 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 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,443
• − Mortgage interest: −$9,797
• − Property taxes: −$3,474
• − Insurance: −$874
• − Repairs & maintenance: −$1,315
• − Management: −$1,315
• − Depreciation: −$5,088
• Taxable loss: −$5,421
• Est. tax savings @ 24.0%: +$1,301
• After-tax cash flow: $-1,064/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

+218.0% since first listed

11 events — show timeline

• 2026-05-07 Pending — MARIS as Distributed by MLS Grid
• 2026-04-24 Listed $174,900 MARIS as Distributed by MLS Grid
• 2026-04-23 Coming Soon $174,900 MARIS as Distributed by MLS Grid
• 2024-04-01 Sold (Public Records) $140,000 Public Records
• 2024-03-26 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2024-03-22 Pending — MARIS as Distributed by MLS Grid
• 2024-02-27 Contingent — MARIS as Distributed by MLS Grid
• 2024-02-22 Listed $140,000 MARIS as Distributed by MLS Grid
• 2022-06-28 Sold (Public Records) $65,000 Public Records
• 2007-03-05 Sold (Public Records) $91,500 Public Records
• 2001-12-31 Sold (Public Records) $55,000 Public Records

Property tax history

+4.9%/yr

Latest (2024): $3,474 · +9.8% YoY. Source: county tax records.