1715 Muren Blvd · Belleville, IL 62221

$40,000

2 bd · 2.0 ba · 814 sqft · SingleFamily public records · 77 Days on market

Built 1931 5,227 sqft lot

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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
• Rent growth +4.3/5.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Key facts

• 5,227 sq ft lot
• Built 1931
• Listed 77 days

Property features AI

Finance

• Other: Living area reported as 814 (public records); Property type listed as Residential
• Financial info: Lease not considered

Exterior

• Utilities: Public water; Public sewer; Electricity connected (220 volts)
• Home design: Single-family residence; One story
• Construction: Aluminum siding
• Exterior features: Cleared lot

Interior

• Bedrooms: 2 bedrooms (both on the main level)
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Basement with bathroom; 6 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $514 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $38k (6.0% below list) — sets the bar for market timing.
• Cap rate 21.7% 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-East (math 23% / reading 30%, grade F, #241 of 693 statewide, top 35%, 2,568 students, 0% FRL).
• Market conditions: Rents rising fast (+7.0%/yr); 157 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $277 of loan paydown is wiped out by about $1k 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 + 7.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($38k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $12k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $22k; list at $40k implies a 80% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.5% of price; built in 1931 — 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 $37,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1931 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 2.82% ✓
• Cap rate: 21.72%
• Cash-on-cash: 55.10%
• DSCR: 3.45
• GRM: 3.0

CMA / ARV

• ARV (on-the-fly): $112,332
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1806 E D St	0.09mi	2/1.0	782 (-4%)	13mo	$110,000	$141	74
1644 N Church St	0.37mi	2/1.0	832 (+2%)	4mo	$129,900	$156	72
134 N Florida Ave	0.35mi	2/2.0	880 (+8%)	3mo	$49,900	$57	68
2105 E B St	0.43mi	3/1.0 (+1)	800 (-2%)	2mo	$133,900	$167	67
722 Bristow St	0.46mi	1/1.0 (-1)	830 (+2%)	0mo	$40,000	$48	66
2104 E C St	0.40mi	3/1.0 (+1)	864 (+6%)	2mo	$119,500	$138	60
27 Michigan Ave	0.42mi	2/1.0	768 (-6%)	8mo	$115,000	$150	60
900 N Church St	0.62mi	2/1.0	780 (-4%)	6mo	$129,900	$167	56
1821 E A St	0.32mi	1/1.0 (-1)	740 (-9%)	13mo	$84,500	$114	50
1812 Scheel St	0.17mi	2/1.0	924 (+14%)	19mo	$99,500	$108	49
2125 E B St	0.57mi	3/1.0 (+1)	884 (+9%)	2mo	$115,000	$130	48
1916 Muren Blvd	0.26mi	3/1.0 (+1)	898 (+10%)	20mo	$115,000	$128	45

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 · 7.04% rent growth · sell at horizon

5-year hold

• IRR: 58.5%
• Equity multiple: 3.78×
• Total profit: $31,126
• Equity at exit: $5,964

10-year hold

• IRR: 65.0%
• Equity multiple: 9.12×
• Total profit: $90,906
• Equity at exit: $3,458

Cash invested: $11,200 (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 62221

• Home prices YoY: -24.2%
• Rents YoY: 7.0%
• Active inventory: 157
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,129 high
• Mortgage (P&I): −$210
• Tax from tax record: −$151 /mo · $1,818/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $514

Break-even live

Break-even rent $478

Max offer price $40,000

Occupancy floor 49%

Sensitivity live

Price	-10% $643	-5% $526	+0% $514	+5% $503	+10% $492
Rent	-10% $425	-5% $470	+0% $514	+5% $559	+10% $603
Rate	-1.0pp $534	-0.5pp $524	base $514	+0.5pp $504	+1.0pp $493

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1717 La Salle St Belleville, IL	3.0	1.0	1104	$1,350	$1.22	24d	1	0.36mi
1528 Lebanon Ave Belleville, IL	2.0	1.0	900	$1,095	$1.22	13d	1	0.62mi
1528 Lebanon Ave Belleville, IL	1.0	1.0	600	$950	$1.58	18d	1	0.62mi
1528 Lebanon Ave Unit E42205 Belleville, IL	1.0	1.0	650	$950	$1.46	8d	1	0.63mi
1730 Shadow Ridge Ct Belleville, IL	1.0	1.0	750	$1,050	$1.40	2d	1	0.71mi
1671 Shadow Ridge Ct Belleville, IL	1.0–2.0	1.0	815	$1,325	$1.62	2d	12	0.74mi
537 Vicksburg Dr Unit h Belleville, IL	2.0	1.0	950	$1,190	$1.25	16d	1	0.95mi
2917 West Blvd Belleville, IL	2.0	2.0	1000	$1,025	$1.02	15d	1	1.15mi
2901 West Blvd Belleville, IL	1.0	1.0	650	$925	$1.42	4d	1	1.15mi
229 S Church St Belleville, IL	1.0	1.0	636	$750	$1.18	24d	1	1.22mi
1021 Brookshire Ct Belleville, IL	1.0	1.0	650	$925	$1.42	16d	1	1.23mi
1308 Caseyville Ave Swansea, IL	2.0	1.0	890	$1,200	$1.35	5d	1	1.30mi
1048 Brookshire Ct Belleville, IL	1.0	1.0	650	$925	$1.42	17d	1	1.34mi
1320 Sangamon Dr Belleville, IL	2.0	2.0	950	$1,145	$1.21	2d	1	1.43mi
1400 Sangamon Dr Belleville, IL	2.0	2.0	950	$1,120	$1.18	2d	1	1.47mi
1104 Bel Aire Dr Belleville, IL	2.0	1.0	780	$1,350	$1.73	2d	1	1.48mi

Listing history 17 events

1. 2026-04-29
   status Pending
2. 2026-04-14
   price $40,000
3. 2026-03-18
   price $47,000
4. 2026-02-11
   listed $52,000 Active
5. 2025-12-03
   price $56,000
6. 2025-10-14
   price $63,000
7. 2025-08-08
   price $72,000
8. 2025-06-16
   listed $80,000 Active
9. 2025-06-16
   historical
10. 2024-09-23
    historical
11. 2024-07-16
    price $75,000
12. 2024-03-25
    listed $80,000 Active
13. 2023-07-28
    historical
14. 2023-01-29
    price $67,000
15. 2022-09-28
    price $70,000
16. 2022-08-08
    listed $75,000 Active
17. 1994-01-26
    soldstatus $22,203

ⓘ 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: $1,818 · $151/mo
• Projected year-2 tax: $1,818 · $151/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: $13,552
• − Mortgage interest: −$2,241
• − Property taxes: −$1,818
• − Insurance: −$200
• − Repairs & maintenance: −$1,084
• − Management: −$1,084
• − Depreciation: −$1,164
• Taxable income: $5,961
• Est. tax owed @ 24.0%: −$1,431
• After-tax cash flow: $4,740/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): 29,875
• Household income: $82,271
• Rent vs Own: 34.8% rent · 65.2% own
• Severe rent burden: 658.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 56% Black 31% Two or more races 6% Hispanic / Latino 3% Asian 2%
• Common ancestry: Lithuanian 4% Romanian 2% Slovak 2%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 94% English-only · Spanish 2% German/W. Germanic 1% French/Haitian/Cajun 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: ▼ -53.50%
• Current HPI: 167.8124
• Rent YoY: ▲ 7.04%
• 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

+80.2% since first listed

17 events — show timeline

• 2026-04-29 Pending — MARIS as Distributed by MLS Grid
• 2026-04-14 Price Changed $40,000 MARIS as Distributed by MLS Grid
• 2026-03-18 Price Changed $47,000 MARIS as Distributed by MLS Grid
• 2026-02-11 Listed $52,000 MARIS as Distributed by MLS Grid
• 2025-12-03 Price Changed $56,000 MARIS as Distributed by MLS Grid
• 2025-10-14 Price Changed $63,000 MARIS as Distributed by MLS Grid
• 2025-08-08 Price Changed $72,000 MARIS as Distributed by MLS Grid
• 2025-06-16 Listed $80,000 MARIS as Distributed by MLS Grid
• 2025-06-16 Coming Soon — MARIS as Distributed by MLS Grid
• 2024-09-23 Delisted — MARIS as Distributed by MLS Grid
• 2024-07-16 Price Changed $75,000 MARIS as Distributed by MLS Grid
• 2024-03-25 Listed $80,000 MARIS as Distributed by MLS Grid
• 2023-07-28 Delisted — MARIS as Distributed by MLS Grid
• 2023-01-29 Price Changed $67,000 MARIS as Distributed by MLS Grid
• 2022-09-28 Price Changed $70,000 MARIS as Distributed by MLS Grid
• 2022-08-08 Listed $75,000 MARIS as Distributed by MLS Grid
• 1994-01-26 Sold (Public Records) $22,203 Public Records

Property tax history

+0.4%/yr

Latest (2024): $1,818 · +4.2% YoY. Source: county tax records.