100 Cascade Dr · Belleville, IL 62223

$59,900

3 bd · 2.0 ba · 1,164 sqft · SingleFamily public records · 195 Days on market

Built 1955 7,840 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
• Appreciation +9.8/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

Cute as can be 3 Bedroom, 1 Bath Totally Remodeled Home! Just a few of the UPDATES seller has completed: Roof 2014, Laminate Flooring 2015, 200 Amp Electrical Service, Remodel of Bathroom, Water Heater approx. 2 years old, 3rd Bedroom Carpet replaced 2015, Newer Windows, All Built In Appliances stay including Washer and Dryer, Kitchen remodeled 1-2 Years ago. Neutral Paint Colors. Call Your Favorite Realtor Today for your Tour!

Key facts

• Newer kitchen
• Laundry room
• Family room

Tags

• NEWER KITCHEN
• DINING ROOM
• FAMILY ROOM
• LAUNDRY ROOM

Property features AI

Finance

• Other: Ownership by contract
• Financial info: Seller may consider concessions; Lease not considered

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Public sewer; Electric service by Ameren; Natural gas available; Electricity available
• Home design: Single-family residence; One story; Sold as fixer
• Construction: Vinyl siding; Asphalt roof; Slab foundation; Built year not provided
• Exterior features: Lot of approximately 0.18 acres

Interior

• Kitchen: Kitchen on the main level
• Bedrooms: 3 bedrooms, all on the main level
• Flooring: No flooring details provided
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: No central cooling
• Interior features: 7 total rooms; Family room on main level
• Laundry & utility: Laundry room on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $538 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.1% 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: 103 active listings in the ZIP; 2 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 $6k of equity ($414 loan paydown + $6k 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.
• At projected returns (9.5% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 195 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago; this cycle's ask has dropped $15k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.8% of price; built in 1955 — 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 $52,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 195 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 1955 — 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: 2.25% ✓
• Cap rate: 17.06%
• Cash-on-cash: 38.46%
• DSCR: 2.71
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $158,304
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
100 Cascade Dr	0.00mi	3/1.0	1,164 (0%)	1mo	$59,900	$51	96
217 Cascade Dr	0.16mi	2/1.0 (-1)	1,164 (0%)	11mo	$125,000	$107	74
19 Cascade Dr	0.04mi	3/2.0	1,236 (+6%)	18mo	$184,900	$150	73
21 Richard Pl	0.38mi	3/1.0	1,104 (-5%)	4mo	$150,000	$136	66
524 Pembroke Dr	0.31mi	3/1.0	1,161 (-0%)	18mo	$100,000	$86	66
512 Pembroke Dr	0.26mi	3/2.0	1,069 (-8%)	10mo	$160,000	$150	65
520 Pembroke Dr	0.29mi	3/1.0	1,248 (+7%)	21mo	$149,900	$120	53
29 Villa Dr	0.56mi	3/2.0	1,120 (-4%)	18mo	$149,000	$133	52
621 Eiler Rd	0.50mi	3/1.0	1,272 (+9%)	7mo	$176,900	$139	52
540 Valencia Dr	0.50mi	4/2.0 (+1)	1,050 (-10%)	13mo	$82,500	$79	44
631 Monica	0.66mi	3/1.0	1,057 (-9%)	7mo	$145,999	$138	44
8317 Old Saint Louis Rd	0.50mi	2/1.0 (-1)	1,060 (-9%)	12mo	$180,000	$170	43

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: 53.3%
• Equity multiple: 4.87×
• Total profit: $64,911
• Equity at exit: $51,790

10-year hold

• IRR: 47.3%
• Equity multiple: 10.77×
• Total profit: $163,915
• Equity at exit: $109,453

Cash invested: $16,772 (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: 3.7×

Monthly cashflow live

• Estimated rent: $1,348 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$188 /mo · $2,254/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $538

Break-even live

Break-even rent $667

Max offer price $59,900

Occupancy floor 55%

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7235 Westfield Plaza Dr Belleville, IL	1.0–2.0	1.0	795	$975	$1.23	2d	1	1.04mi
920 S 74th St Belleville, IL	2.0	1.0	1300	$1,400	$1.08	12d	1	1.15mi

Listing history 13 events

1. 2026-05-13
   status Pending
2. 2026-04-07
   price $59,900
3. 2026-03-05
   status Active
4. 2026-03-05
   price $66,000
5. 2026-02-14
   price $70,000
6. 2025-10-24
   listed $75,000 Active
7. 2016-10-05
   soldstatus $60,000
8. 2016-09-30
   soldstatus Closed 431-char remark

   Show marketing remark (431 chars)

   Cute as can be 3 Bedroom, 1 Bath Totally Remodeled Home! Just a few of the UPDATES seller has completed: Roof 2014, Laminate Flooring 2015, 200 Amp Electrical Service, Remodel of Bathroom, Water Heater approx. 2 years old, 3rd Bedroom Carpet replaced 2015, Newer Windows, All Built In Appliances stay including Washer and Dryer, Kitchen remodeled 1-2 Years ago. Neutral Paint Colors. Call Your Favorite Realtor Today for your Tour!

9. 2016-09-23
   historical Active Under Contract 431-char remark

   Show marketing remark (431 chars)

   Cute as can be 3 Bedroom, 1 Bath Totally Remodeled Home! Just a few of the UPDATES seller has completed: Roof 2014, Laminate Flooring 2015, 200 Amp Electrical Service, Remodel of Bathroom, Water Heater approx. 2 years old, 3rd Bedroom Carpet replaced 2015, Newer Windows, All Built In Appliances stay including Washer and Dryer, Kitchen remodeled 1-2 Years ago. Neutral Paint Colors. Call Your Favorite Realtor Today for your Tour!

10. 2016-06-22
    status Pending 431-char remark

    Show marketing remark (431 chars)

    Cute as can be 3 Bedroom, 1 Bath Totally Remodeled Home! Just a few of the UPDATES seller has completed: Roof 2014, Laminate Flooring 2015, 200 Amp Electrical Service, Remodel of Bathroom, Water Heater approx. 2 years old, 3rd Bedroom Carpet replaced 2015, Newer Windows, All Built In Appliances stay including Washer and Dryer, Kitchen remodeled 1-2 Years ago. Neutral Paint Colors. Call Your Favorite Realtor Today for your Tour!

11. 2016-05-22
    listed $59,900 Active 431-char remark

    Show marketing remark (431 chars)

    Cute as can be 3 Bedroom, 1 Bath Totally Remodeled Home! Just a few of the UPDATES seller has completed: Roof 2014, Laminate Flooring 2015, 200 Amp Electrical Service, Remodel of Bathroom, Water Heater approx. 2 years old, 3rd Bedroom Carpet replaced 2015, Newer Windows, All Built In Appliances stay including Washer and Dryer, Kitchen remodeled 1-2 Years ago. Neutral Paint Colors. Call Your Favorite Realtor Today for your Tour!

12. 2005-06-28
    soldstatus $68,500
13. 1998-04-20
    soldstatus $38,500

ⓘ 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: $2,254 · $188/mo
• Projected year-2 tax: $2,254 · $188/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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,170
• − Mortgage interest: −$3,355
• − Property taxes: −$2,254
• − Insurance: −$300
• − Repairs & maintenance: −$1,294
• − Management: −$1,294
• − Depreciation: −$1,743
• Taxable income: $5,931
• Est. tax owed @ 24.0%: −$1,424
• After-tax cash flow: $5,028/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): 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

+55.6% since first listed

13 events — show timeline

• 2026-05-13 Pending — MARIS as Distributed by MLS Grid
• 2026-04-07 Price Changed $59,900 MARIS as Distributed by MLS Grid
• 2026-03-05 Relisted — MARIS as Distributed by MLS Grid
• 2026-03-05 Price Changed $66,000 MARIS as Distributed by MLS Grid
• 2026-02-14 Price Changed $70,000 MARIS as Distributed by MLS Grid
• 2025-10-24 Listed $75,000 MARIS as Distributed by MLS Grid
• 2016-10-05 Sold (Public Records) $60,000 Public Records
• 2016-09-30 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2016-09-23 Contingent — MARIS as Distributed by MLS Grid
• 2016-06-22 Pending — MARIS as Distributed by MLS Grid
• 2016-05-22 Listed $59,900 MARIS as Distributed by MLS Grid
• 2005-06-28 Sold (Public Records) $68,500 Public Records
• 1998-04-20 Sold (Public Records) $38,500 Public Records

Property tax history

+8.6%/yr

Latest (2024): $2,254 · +6.9% YoY. Source: county tax records.