315 S Belt · Belleville, IL 62220

$79,900

2 bd · 2.0 ba · 1,072 sqft · SingleFamily public records · 39 Days on market

Built 1940 0.39 ac lot Est $92k · 13% under

---

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 +13.5/15.0
• 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 MLS

Location, Location, Location. This great house offers easy access to St. Louis, SAFB, and Downtown Belleville. Living Room with Fireplace and open to Kitchen and Bonus Room. Kitchen has cabinets, and all appliances stay. Bonus room has many possibilities: Could be used as Dining Room, Office, etc. Two good sized bedrooms and a full bath. Large unfinished basement has an office area and allows the opportunity to double your space. Great covered front porch and nice front yard with white picket fence. Large back deck on back with large fenced yard and outbuildings and steps to an above ground 17' pool and deck. This home offers so much for so little. Call today for your personal tour before it's gone!

Key facts

• Practical floor plan
• Large lot
• Functional layout

Tags

• FUNCTIONAL LAYOUT
• PRACTICAL FLOOR PLAN
• ADDITIONAL DINING AREA
• ONE FINISHED BONUS ROOM
• TWO WOOD-BURNING FIREPLACES
• LARGE LOT

Property features AI

Finance

• Other: Living area reported as 1,072 (public records)
• Financial info: Lease not considered
• HOA & community: No HOA details provided

Exterior

• Parking: Attached garage (1 car), approximately 12x18
• Security: No security details provided
• Utilities: Public water; Ameren electric service; Aerobic septic (and unknown sewer type listed)
• Home design: Single-family residence; One level
• Construction: Vinyl siding; Basement
• Exterior features: Covered front porch; Partial fencing; Adjoins common ground

Interior

• Kitchen: No appliance details provided
• Bedrooms: 2 bedrooms on the main level
• Flooring: No flooring details provided
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Full basement; Two wood-burning fireplaces (living room and basement); Central air
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $328 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.2% 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); 148 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 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 $552 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 $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1940 — 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 $77,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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. 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: 1.54% ✓
• Cap rate: 11.22%
• Cash-on-cash: 17.60%
• DSCR: 1.78
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $92,192
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
315 S Belt	0.00mi	2/1.0	1,072 (0%)	0mo	$79,900	$75	96
514 S 6th St	0.40mi	3/1.0 (+1)	1,078 (+1%)	11mo	$86,900	$81	62
818 S Jackson St	0.47mi	3/1.0 (+1)	1,010 (-6%)	1mo	$85,000	$84	58
731 State St	0.67mi	2/1.5	1,104 (+3%)	5mo	$155,000	$140	57
318 State St	0.36mi	2/1.0	1,202 (+12%)	3mo	$40,000	$33	56
710 Blair Ave	0.36mi	2/1.0	1,200 (+12%)	6mo	$125,000	$104	54
312 S Jackson St	0.68mi	3/3.5 (+1)	1,064 (-1%)	3mo	$89,000	$84	54
419 S 8th St	0.74mi	2/1.0	1,028 (-4%)	2mo	$109,000	$106	53
508 Freeburg Ave	0.66mi	3/1.5 (+1)	1,032 (-4%)	7mo	$99,900	$97	50
401 S High St	0.59mi	2/1.0	1,010 (-6%)	11mo	$48,700	$48	50
508 Bornman St	0.44mi	1/1.0 (-1)	928 (-13%)	2mo	$80,000	$86	46
724 Union Ave	0.66mi	1/1.0 (-1)	1,201 (+12%)	4mo	$134,900	$112	37

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: 15.2%
• Equity multiple: 1.65×
• Total profit: $14,512
• Equity at exit: $11,913

10-year hold

• IRR: 27.6%
• Equity multiple: 4.10×
• Total profit: $69,385
• Equity at exit: $6,908

Cash invested: $22,372 (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: 148
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,228 high
• Mortgage (P&I): −$419
• Tax from tax record: −$190 /mo · $2,279/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $328

Break-even live

Break-even rent $813

Max offer price $79,900

Occupancy floor 68%

Sensitivity live

Price	-10% $373	-5% $351	+0% $328	+5% $305	+10% $283
Rent	-10% $231	-5% $280	+0% $328	+5% $377	+10% $425
Rate	-1.0pp $368	-0.5pp $348	base $328	+0.5pp $307	+1.0pp $286

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
618 W Monroe St Belleville, IL	3.0	1.0	1500	$1,050	$0.70	24d	1	0.51mi
603 W Lincoln St Belleville, IL	1.0	1.0	735	$750	$1.02	24d	1	0.60mi
1953 Richmond Springs Ln Belleville, IL	3.0	3.0	1480	$2,500	$1.69	2d	1	1.10mi
310 N 10th St Belleville, IL	2.0	1.0	1270	$1,300	$1.02	2d	1	1.11mi
1104 Bel Aire Dr Belleville, IL	2.0	1.0	780	$1,350	$1.73	2d	1	1.38mi

Listing history 14 events

1. 2026-05-15
   status Pending
2. 2026-05-12
   historical Active Under Contract
3. 2026-04-24
   price $79,900
4. 2026-04-06
   listed $89,900 Active
5. 2024-07-18
   soldstatus $125,000
6. 2024-06-26
   soldstatus Closed 708-char remark

   Show marketing remark (708 chars)

   Location, Location, Location. This great house offers easy access to St. Louis, SAFB, and Downtown Belleville. Living Room with Fireplace and open to Kitchen and Bonus Room. Kitchen has cabinets, and all appliances stay. Bonus room has many possibilities: Could be used as Dining Room, Office, etc. Two good sized bedrooms and a full bath. Large unfinished basement has an office area and allows the opportunity to double your space. Great covered front porch and nice front yard with white picket fence. Large back deck on back with large fenced yard and outbuildings and steps to an above ground 17' pool and deck. This home offers so much for so little. Call today for your personal tour before it's gone!

7. 2024-05-24
   status Pending 708-char remark

   Show marketing remark (708 chars)

   Location, Location, Location. This great house offers easy access to St. Louis, SAFB, and Downtown Belleville. Living Room with Fireplace and open to Kitchen and Bonus Room. Kitchen has cabinets, and all appliances stay. Bonus room has many possibilities: Could be used as Dining Room, Office, etc. Two good sized bedrooms and a full bath. Large unfinished basement has an office area and allows the opportunity to double your space. Great covered front porch and nice front yard with white picket fence. Large back deck on back with large fenced yard and outbuildings and steps to an above ground 17' pool and deck. This home offers so much for so little. Call today for your personal tour before it's gone!

8. 2024-05-23
   status Active 708-char remark

   Show marketing remark (708 chars)

   Location, Location, Location. This great house offers easy access to St. Louis, SAFB, and Downtown Belleville. Living Room with Fireplace and open to Kitchen and Bonus Room. Kitchen has cabinets, and all appliances stay. Bonus room has many possibilities: Could be used as Dining Room, Office, etc. Two good sized bedrooms and a full bath. Large unfinished basement has an office area and allows the opportunity to double your space. Great covered front porch and nice front yard with white picket fence. Large back deck on back with large fenced yard and outbuildings and steps to an above ground 17' pool and deck. This home offers so much for so little. Call today for your personal tour before it's gone!

9. 2024-05-14
   status Pending 708-char remark

   Show marketing remark (708 chars)

   Location, Location, Location. This great house offers easy access to St. Louis, SAFB, and Downtown Belleville. Living Room with Fireplace and open to Kitchen and Bonus Room. Kitchen has cabinets, and all appliances stay. Bonus room has many possibilities: Could be used as Dining Room, Office, etc. Two good sized bedrooms and a full bath. Large unfinished basement has an office area and allows the opportunity to double your space. Great covered front porch and nice front yard with white picket fence. Large back deck on back with large fenced yard and outbuildings and steps to an above ground 17' pool and deck. This home offers so much for so little. Call today for your personal tour before it's gone!

10. 2024-05-14
    historical Active Under Contract 708-char remark

    Show marketing remark (708 chars)

    Location, Location, Location. This great house offers easy access to St. Louis, SAFB, and Downtown Belleville. Living Room with Fireplace and open to Kitchen and Bonus Room. Kitchen has cabinets, and all appliances stay. Bonus room has many possibilities: Could be used as Dining Room, Office, etc. Two good sized bedrooms and a full bath. Large unfinished basement has an office area and allows the opportunity to double your space. Great covered front porch and nice front yard with white picket fence. Large back deck on back with large fenced yard and outbuildings and steps to an above ground 17' pool and deck. This home offers so much for so little. Call today for your personal tour before it's gone!

11. 2024-05-10
    listed $127,500 Active 708-char remark

    Show marketing remark (708 chars)

    Location, Location, Location. This great house offers easy access to St. Louis, SAFB, and Downtown Belleville. Living Room with Fireplace and open to Kitchen and Bonus Room. Kitchen has cabinets, and all appliances stay. Bonus room has many possibilities: Could be used as Dining Room, Office, etc. Two good sized bedrooms and a full bath. Large unfinished basement has an office area and allows the opportunity to double your space. Great covered front porch and nice front yard with white picket fence. Large back deck on back with large fenced yard and outbuildings and steps to an above ground 17' pool and deck. This home offers so much for so little. Call today for your personal tour before it's gone!

12. 2024-05-07
    historical $127,500 708-char remark

    Show marketing remark (708 chars)

    Location, Location, Location. This great house offers easy access to St. Louis, SAFB, and Downtown Belleville. Living Room with Fireplace and open to Kitchen and Bonus Room. Kitchen has cabinets, and all appliances stay. Bonus room has many possibilities: Could be used as Dining Room, Office, etc. Two good sized bedrooms and a full bath. Large unfinished basement has an office area and allows the opportunity to double your space. Great covered front porch and nice front yard with white picket fence. Large back deck on back with large fenced yard and outbuildings and steps to an above ground 17' pool and deck. This home offers so much for so little. Call today for your personal tour before it's gone!

13. 1997-03-05
    soldstatus $59,500
14. 1992-08-03
    soldstatus $57,500

ⓘ 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: $2,279 · $190/mo
• Projected year-2 tax: $2,279 · $190/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 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: $14,738
• − Mortgage interest: −$4,476
• − Property taxes: −$2,279
• − Insurance: −$400
• − Repairs & maintenance: −$1,179
• − Management: −$1,179
• − Depreciation: −$2,324
• Taxable income: $2,902
• Est. tax owed @ 24.0%: −$696
• After-tax cash flow: $3,240/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

+39.0% since first listed

14 events — show timeline

• 2026-05-15 Pending — MARIS as Distributed by MLS Grid
• 2026-05-12 Contingent — MARIS as Distributed by MLS Grid
• 2026-04-24 Price Changed $79,900 MARIS as Distributed by MLS Grid
• 2026-04-06 Listed $89,900 MARIS as Distributed by MLS Grid
• 2024-07-18 Sold (Public Records) $125,000 Public Records
• 2024-06-26 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2024-05-24 Pending — MARIS as Distributed by MLS Grid
• 2024-05-23 Relisted — MARIS as Distributed by MLS Grid
• 2024-05-14 Pending — MARIS as Distributed by MLS Grid
• 2024-05-14 Contingent — MARIS as Distributed by MLS Grid
• 2024-05-10 Listed $127,500 MARIS as Distributed by MLS Grid
• 2024-05-07 Coming Soon $127,500 MARIS as Distributed by MLS Grid
• 1997-03-05 Sold (Public Records) $59,500 Public Records
• 1992-08-03 Sold (Public Records) $57,500 Public Records

Property tax history

+3.6%/yr

Latest (2024): $2,279 · -1.4% YoY. Source: county tax records.