12 Edgewood Ln · Belleville, IL 62223

$149,500

3 bd · 2.0 ba · 960 sqft · SingleFamily public records · 115 Days on market

Built 1983 1.50 ac lot Est $125k · 20% over

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Why this score? — see what drove the D 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 +12.8/30.0
• Appreciation +9.8/10.0
• 1% rule +3.9/10.0
• Livability +3.9/5.0
• DSCR +3.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Welcome to this recently updated 3-bedroom, 2- full bathroom home that combines modern comfort with serene, wooded surroundings. The spacious primary bedroom features a private en-suite bath with brand new flooring, offering a peaceful retreat. Enjoy fresh paint throughout, adding a crisp, clean feel to every room. Both bathrooms have been tastefully updated, boasting new vanities, flooring, and toilets. Stylish lighting upgrades create a warm and inviting atmosphere. Step outside and imagine the possibilities on the 1.5-acre wooded lot, complete with a slab ready for your future garage or shed. Recent updates include a tank-less water heater and the HVAC in 2022. Don’t miss out on this move-in ready home with all the updates you've been looking for at a very affordable price!

Key facts

• Hvac
• Private en suite
• New patio door

Tags

• PRIVATE EN SUITE
• UPDATED BATHROOMS
• NEW PATIO DOOR
• TANKLESS WATER HEATER
• HVAC
• NEW ROOF

Property features AI

Finance

• Other: Lot size approximately 1.0–1.99 acres
• Financial info: Fee simple ownership; Homeowner tax exemption

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Septic tank sewer; 100 Amp electric service
• Home design: Detached single-family home; Single-story
• Construction: Frame construction; Built 41–50 years ago; Not rebuilt; Built after 1978
• Exterior features: Sloped, wooded lot

Interior

• Kitchen: Galley-style kitchen
• Bedrooms: 3 bedrooms (all on main level); Master bedroom on main level with full bath
• Flooring: Carpet in bedrooms, living room and dining room; Laminate in kitchen
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air electric heating; Central air conditioning
• Interior features: Separate dining room; Galley kitchen; Water heater (gas)
• Laundry & utility: 100 Amp electric service

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-14 ($-173/yr) — negative.
• To cash-flow at today's rent, offer at most $147k (1.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $134k (10.6% below list).
• Recommended offer: $134k (10.6% 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.
• Market conditions: 103 active listings in the ZIP; 783 units permitted in St. Clair County in 2024 (378 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k of equity ($1k loan paydown + $14k 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 $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 115 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 7 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 $129k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $133,652 (10.6% 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. It's been on market 115 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
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: 0.89% ✗
• Cap rate: 6.18%
• Cash-on-cash: -0.41%
• DSCR: 0.98
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $124,800
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12 Edgewood Ln	0.00mi	3/2.0	960 (0%)	18mo	$125,000	$130	85
70 Briar Hill Rd	0.31mi	2/1.0 (-1)	1,040 (+8%)	3mo	$27,500	$26	60
118 Hazel Ave	0.58mi	3/1.0	948 (-1%)	15mo	$125,000	$132	54

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: 22.9%
• Equity multiple: 2.80×
• Total profit: $75,448
• Equity at exit: $129,259

10-year hold

• IRR: 20.6%
• Equity multiple: 6.30×
• Total profit: $221,767
• Equity at exit: $273,176

Cash invested: $41,860 (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: 9.3×

Monthly cashflow live

• Estimated rent: $1,337 medium
• Mortgage (P&I): −$784
• Tax from tax record: −$224 /mo · $2,688/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $-14

Break-even live

Break-even rent $1,355

Max offer price $146,949

Occupancy floor 96%

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: $37,375
• Closing costs: $4,485
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-16
   days on market $149,500 Active 115 DOM
2. 2026-06-15
   days on market $149,500 Active 114 DOM
3. 2026-06-13
   days on market $149,500 Active 112 DOM
4. 2026-06-09
   days on market $149,500 Active 108 DOM
5. 2026-06-08
   days on market $149,500 Active 107 DOM
6. 2026-06-07
   days on market $149,500 Active 106 DOM
7. 2026-06-03
   days on market $149,500 Active 102 DOM
8. 2026-06-02
   days on market $149,500 Active 101 DOM
9. 2026-06-01
   days on market $149,500 Active 100 DOM
10. 2026-05-31
    days on market $149,500 Active 99 DOM
11. 2026-05-24
    status Active
12. 2026-05-24
    status Pending
13. 2026-05-24
    status Active
14. 2026-05-23
    status Pending
15. 2026-03-07
    status Active
16. 2026-01-08
    status Pending
17. 2026-01-06
    historical
18. 2026-01-05
    historical
19. 2025-12-31
    status Pending
20. 2025-12-23
    status Active
21. 2025-12-23
    historical
22. 2025-12-16
    listed $149,500 Active
23. 2025-12-16
    listed Active
24. 2025-01-08
    soldstatus $128,750
25. 2024-12-20
    soldstatus Closed 794-char remark

    Show marketing remark (794 chars)

    Welcome to this recently updated 3-bedroom, 2- full bathroom home that combines modern comfort with serene, wooded surroundings. The spacious primary bedroom features a private en-suite bath with brand new flooring, offering a peaceful retreat. Enjoy fresh paint throughout, adding a crisp, clean feel to every room. Both bathrooms have been tastefully updated, boasting new vanities, flooring, and toilets. Stylish lighting upgrades create a warm and inviting atmosphere. Step outside and imagine the possibilities on the 1.5-acre wooded lot, complete with a slab ready for your future garage or shed. Recent updates include a tank-less water heater and the HVAC in 2022. Don’t miss out on this move-in ready home with all the updates you've been looking for at a very affordable price!

26. 2024-11-08
    status Pending 794-char remark

    Show marketing remark (794 chars)

    Welcome to this recently updated 3-bedroom, 2- full bathroom home that combines modern comfort with serene, wooded surroundings. The spacious primary bedroom features a private en-suite bath with brand new flooring, offering a peaceful retreat. Enjoy fresh paint throughout, adding a crisp, clean feel to every room. Both bathrooms have been tastefully updated, boasting new vanities, flooring, and toilets. Stylish lighting upgrades create a warm and inviting atmosphere. Step outside and imagine the possibilities on the 1.5-acre wooded lot, complete with a slab ready for your future garage or shed. Recent updates include a tank-less water heater and the HVAC in 2022. Don’t miss out on this move-in ready home with all the updates you've been looking for at a very affordable price!

27. 2024-10-25
    listed $125,000 Active 794-char remark

    Show marketing remark (794 chars)

    Welcome to this recently updated 3-bedroom, 2- full bathroom home that combines modern comfort with serene, wooded surroundings. The spacious primary bedroom features a private en-suite bath with brand new flooring, offering a peaceful retreat. Enjoy fresh paint throughout, adding a crisp, clean feel to every room. Both bathrooms have been tastefully updated, boasting new vanities, flooring, and toilets. Stylish lighting upgrades create a warm and inviting atmosphere. Step outside and imagine the possibilities on the 1.5-acre wooded lot, complete with a slab ready for your future garage or shed. Recent updates include a tank-less water heater and the HVAC in 2022. Don’t miss out on this move-in ready home with all the updates you've been looking for at a very affordable price!

28. 2024-10-23
    historical $125,000 794-char remark

    Show marketing remark (794 chars)

    Welcome to this recently updated 3-bedroom, 2- full bathroom home that combines modern comfort with serene, wooded surroundings. The spacious primary bedroom features a private en-suite bath with brand new flooring, offering a peaceful retreat. Enjoy fresh paint throughout, adding a crisp, clean feel to every room. Both bathrooms have been tastefully updated, boasting new vanities, flooring, and toilets. Stylish lighting upgrades create a warm and inviting atmosphere. Step outside and imagine the possibilities on the 1.5-acre wooded lot, complete with a slab ready for your future garage or shed. Recent updates include a tank-less water heater and the HVAC in 2022. Don’t miss out on this move-in ready home with all the updates you've been looking for at a very affordable price!

ⓘ 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: $2,688 · $224/mo
• Projected year-2 tax: $3,041 · $253/mo
• Expected delta: +$353/yr (+$29/mo · 13.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,038
• − Mortgage interest: −$8,374
• − Property taxes: −$2,688
• − Insurance: −$748
• − Repairs & maintenance: −$1,283
• − Management: −$1,283
• − Depreciation: −$4,349
• Taxable loss: −$2,687
• Est. tax savings @ 24.0%: +$645
• After-tax cash flow: $472/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

+19.6% since first listed

18 events — show timeline

• 2026-05-24 Relisted — MRED as Distributed by MLS Grid
• 2026-05-24 Pending — MRED as Distributed by MLS Grid
• 2026-05-24 Relisted — MRED as Distributed by MLS Grid
• 2026-05-23 Pending — MRED as Distributed by MLS Grid
• 2026-03-07 Relisted — MRED as Distributed by MLS Grid
• 2026-01-08 Pending — MRED as Distributed by MLS Grid
• 2026-01-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2026-01-05 Listing Removed — MRED as Distributed by MLS Grid
• 2025-12-31 Pending — MRED as Distributed by MLS Grid
• 2025-12-23 Relisted — MRED as Distributed by MLS Grid
• 2025-12-23 Listing Removed — MRED as Distributed by MLS Grid
• 2025-12-16 Listed — RMLSA as Distributed by MLS Grid
• 2025-12-16 Listed $149,500 MRED as Distributed by MLS Grid
• 2025-01-08 Sold (Public Records) $128,750 Public Records
• 2024-12-20 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2024-11-08 Pending — MARIS as Distributed by MLS Grid
• 2024-10-25 Listed $125,000 MARIS as Distributed by MLS Grid
• 2024-10-23 Coming Soon $125,000 MARIS as Distributed by MLS Grid

Property tax history

+5.5%/yr

Latest (2024): $2,688 · +11.5% YoY. Source: county tax records.