1009 E B St · Belleville, IL 62220

$70,000

5 bd · 3.0 ba · 1,200 sqft · SingleFamily public records · 10 Days on market

Built 1919 6,969 sqft lot Est $138k · 49% under ↓ 11% 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
• 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

Opportunity awaits with this fire-damaged property that has already been professionally mitigated by the insurance company, offering a clean slate for investors, builders, or buyers ready to bring their vision to life. Whether you choose to restore the existing structure or reimagine the space entirely, the possibilities are endless. Property is being sold as-is. Square footage will vary depending on the extent of renovations completed. Buyers are encouraged to verify all information independently.

Key facts

• 6,969 sq ft lot
• Garage
• Built 1919

Property features AI

Finance

• Other: Estimated living area: 1,800 (source: estimated)
• Financial info: No investor, income, or expense details provided
• HOA & community: No HOA details provided

Exterior

• Parking: Has attached garage; Has garage
• Security: No security details provided
• Utilities: Public water; Public sewer; Electric service by Ameren; Electricity, natural gas, and water connected
• Home design: Single-family residence; One and one-half levels; Brick construction
• Construction: Brick exterior
• Exterior features: City lot

Interior

• Kitchen: No specific kitchen appliance or feature details provided
• Bedrooms: 5 bedrooms total (3 on the main level, 2 on the upper level)
• Flooring: No flooring details provided
• Bathrooms: 3 full bathrooms (2 on the main level, 1 on the upper level)
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Full basement
• Laundry & utility: No specific laundry or utility room details provided

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $971 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Cap rate 22.9% 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); 149 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).
• This rent runs 34% of the median local income ($66k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $484 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 + 8.0% rent growth), your $20k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1919 — 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 $70,000

Questions for the listing agent

1. Built in 1919 — 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: 2.63% ✓
• Cap rate: 22.94%
• Cash-on-cash: 59.46%
• DSCR: 3.65
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $138,000
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1801 E C St	0.55mi	4/2.5 (-1)	1,213 (+1%)	2mo	$195,000	$161	63
802 N Church St	0.48mi	4/1.0 (-1)	1,219 (+2%)	4mo	$140,000	$115	58
1001 La Salle St	0.45mi	4/1.0 (-1)	1,284 (+7%)	15mo	$99,900	$78	42
511 S Douglas Ave	0.71mi	4/2.0 (-1)	1,353 (+13%)	16mo	$134,900	$100	23

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: 63.7%
• Equity multiple: 4.08×
• Total profit: $60,272
• Equity at exit: $10,437

10-year hold

• IRR: 69.8%
• Equity multiple: 10.01×
• Total profit: $176,541
• Equity at exit: $6,052

Cash invested: $19,600 (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: 3.2×

Monthly cashflow live

• Estimated rent: $1,842 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$88 /mo · $1,050/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $971

Break-even live

Break-even rent $612

Max offer price $70,000

Occupancy floor 42%

Sensitivity live

Price	-10% $1,020	-5% $995	+0% $971	+5% $947	+10% $923
Rent	-10% $826	-5% $898	+0% $971	+5% $1,044	+10% $1,117
Rate	-1.0pp $1,006	-0.5pp $989	base $971	+0.5pp $953	+1.0pp $935

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	24d	1	0.97mi

Listing history 4 events

1. 2026-05-21
   listed $70,000 Active
2. 2026-05-21
   historical $70,000
3. 2002-06-24
   soldstatus $82,000
4. 1997-06-09
   soldstatus $78,500

ⓘ 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 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: $22,100
• − Mortgage interest: −$3,921
• − Property taxes: −$1,050
• − Insurance: −$350
• − Repairs & maintenance: −$1,768
• − Management: −$1,768
• − Depreciation: −$2,036
• Taxable income: $11,207
• Est. tax owed @ 24.0%: −$2,690
• After-tax cash flow: $8,964/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

-10.8% since first listed

4 events — show timeline

• 2026-05-21 Listed $70,000 MARIS as Distributed by MLS Grid
• 2026-05-21 Coming Soon $70,000 MARIS as Distributed by MLS Grid
• 2002-06-24 Sold (Public Records) $82,000 Public Records
• 1997-06-09 Sold (Public Records) $78,500 Public Records

Property tax history

+2.1%/yr

Latest (2024): $3,771 · -5.1% YoY. Source: county tax records.