106 N 81st St · Belleville, IL 62223

$140,000

3 bd · 4.0 ba · 1,848 sqft · SingleFamily public records · 198 Days on market

Built 1949 9,147 sqft lot Est $200k · 30% under

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Why this score? — see what drove the C+ 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 +16.4/30.0
• ARV discount +15.0/15.0
• Appreciation +9.8/10.0
• 1% rule +5.9/10.0
• DSCR +5.1/10.0
• 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

What a find! You will be amazed at the amount of space here! The main floor boasts a large living room with built ins, wood floors and a fireplace, formal dining room, kitchen with cozy breakfast nook, 3 bedrooms and 2 full baths. The master has his and her closets, bedroom 2 offers built ins and plenty of space and bedroom 3 has lovely hardwood floors. Finished walk out lower level offers a large rec room with tile floors, a wet bar/kitchenette and a 4th bedroom and 3/4 bath. Lots of outdoor space to enjoy.....inviting covered front porch, covered side porch between house and garage and huge covered porch overlooking the fenced yard. Main floor laundry. Move in ready!

Key facts

• 9,147 sq ft lot
• Garage
• Built 1949

Property features AI

Exterior

• Parking: Driveway; Oversized garage that faces the front; 1 garage space
• Utilities: Public water; Public sewer; Electric service by Ameren; Electricity, sewer and water connected
• Home design: Single-family residence; One level; Residential property
• Construction: Brick and brick veneer with vinyl siding; Has basement (partially finished, includes bathroom, storage, walk-out access)
• Exterior features: Covered front porch; Patio; Back yard; Adjoins wooded area; Chain link fencing

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Refrigerator
• Bedrooms: 3 bedrooms (all on the main level)
• Bathrooms: 3 full bathrooms (2 on the main level, 1 in the lower level)
• Heating & cooling: Forced air heating; Central air conditioning (electric)
• Interior features: Bookcases; Ceiling fans; Storage; Living room fireplace
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/4.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $79 ($949/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.

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 $14k of equity ($968 loan paydown + $13k 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 $39k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, 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 198 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y ago; this cycle's ask has dropped $40k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $102k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1949 — 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 $123,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 198 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 1949 — 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: 1.09% ✓
• Cap rate: 6.97%
• Cash-on-cash: 2.42%
• DSCR: 1.11
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $199,584
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
28 S 86th St	0.45mi	3/1.0	1,842 (-0%)	2mo	$219,900	$119	65
23 N 78th St	0.14mi	4/2.0 (+1)	1,680 (-9%)	1mo	$182,000	$108	65
7620 W Main St	0.28mi	4/2.0 (+1)	1,672 (-10%)	4mo	$240,000	$144	54
6920 W A St	0.67mi	3/2.0	1,752 (-5%)	2mo	$150,000	$86	50
7304 Northern Dr	0.59mi	3/1.5	2,043 (+11%)	2mo	$150,000	$73	43
8706 W Main St	0.50mi	2/1.0 (-1)	2,010 (+9%)	3mo	$125,000	$62	42
20 S 86th St	0.43mi	3/2.0	2,063 (+12%)	12mo	$209,900	$102	42
49 Lakeview Dr	0.71mi	3/2.5	1,720 (-7%)	10mo	$265,000	$154	41
8 Wesley Dr	0.38mi	3/1.5	2,084 (+13%)	14mo	$237,500	$114	40
24 Smalling Ct	0.51mi	3/1.5	1,570 (-15%)	3mo	$240,000	$153	38
110 N 74th St	0.44mi	2/1.5 (-1)	1,636 (-12%)	10mo	$165,000	$101	37
14 S 88th St	0.55mi	3/1.5	1,583 (-14%)	10mo	$130,000	$82	32

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: 25.0%
• Equity multiple: 2.95×
• Total profit: $76,628
• Equity at exit: $121,045

10-year hold

• IRR: 22.2%
• Equity multiple: 6.63×
• Total profit: $220,787
• Equity at exit: $255,817

Cash invested: $39,200 (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 62223

• Home prices YoY: 3.8%
• Active inventory: 103
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,521 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$330 /mo · $3,957/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $79

Break-even live

Break-even rent $1,421

Max offer price $140,000

Occupancy floor 90%

Sensitivity live

Price	-10% $158	-5% $119	+0% $79	+5% $39	+10% $0
Rent	-10% $-41	-5% $19	+0% $79	+5% $139	+10% $199
Rate	-1.0pp $150	-0.5pp $115	base $79	+0.5pp $43	+1.0pp $6

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18 Dorchester Dr Belleville, IL	3.0	3.0	2112	$1,650	$0.78	2d	1	0.90mi
920 S 74th St Belleville, IL	2.0	1.0	1300	$1,400	$1.08	13d	1	1.12mi

Listing history 25 events

1. 2026-06-18
   days on market $140,000 Active 198 DOM
2. 2026-06-17
   days on market $140,000 Active 197 DOM
3. 2026-06-16
   days on market $140,000 Active 196 DOM
4. 2026-06-15
   days on market $140,000 Active 195 DOM
5. 2026-06-13
   days on market $140,000 Active 193 DOM
6. 2026-06-09
   days on market $140,000 Active 189 DOM
7. 2026-06-08
   days on market $140,000 Active 188 DOM
8. 2026-06-07
   days on market $140,000 Active 187 DOM
9. 2026-06-03
   days on market $140,000 Active 183 DOM
10. 2026-06-02
    days on market $140,000 Active 182 DOM
11. 2026-06-01
    days on market $140,000 Active 181 DOM
12. 2026-05-31
    days on market $140,000 Active 180 DOM
13. 2026-05-10
    price $140,000
14. 2026-03-28
    price $150,000
15. 2026-03-04
    price $159,900
16. 2026-01-03
    price $169,900
17. 2025-12-02
    listed $179,900 Active
18. 2025-11-30
    historical $179,900
19. 2025-09-17
    status Pending
20. 2025-09-11
    listed $179,900 Active
21. 2013-07-01
    soldstatus $102,500
22. 2013-06-28
    soldstatus 680-char remark

    Show marketing remark (680 chars)

    What a find! You will be amazed at the amount of space here! The main floor boasts a large living room with built ins, wood floors and a fireplace, formal dining room, kitchen with cozy breakfast nook, 3 bedrooms and 2 full baths. The master has his and her closets, bedroom 2 offers built ins and plenty of space and bedroom 3 has lovely hardwood floors. Finished walk out lower level offers a large rec room with tile floors, a wet bar/kitchenette and a 4th bedroom and 3/4 bath. Lots of outdoor space to enjoy.....inviting covered front porch, covered side porch between house and garage and huge covered porch overlooking the fenced yard. Main floor laundry. Move in ready!

23. 2012-09-14
    listed $104,900 680-char remark

    Show marketing remark (680 chars)

    What a find! You will be amazed at the amount of space here! The main floor boasts a large living room with built ins, wood floors and a fireplace, formal dining room, kitchen with cozy breakfast nook, 3 bedrooms and 2 full baths. The master has his and her closets, bedroom 2 offers built ins and plenty of space and bedroom 3 has lovely hardwood floors. Finished walk out lower level offers a large rec room with tile floors, a wet bar/kitchenette and a 4th bedroom and 3/4 bath. Lots of outdoor space to enjoy.....inviting covered front porch, covered side porch between house and garage and huge covered porch overlooking the fenced yard. Main floor laundry. Move in ready!

24. 1992-07-24
    soldstatus $75,000
25. 1992-07-24
    soldstatus $75,000

ⓘ 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: $3,957 · $330/mo
• Projected year-2 tax: $3,957 · $330/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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,248
• − Mortgage interest: −$7,842
• − Property taxes: −$3,957
• − Insurance: −$700
• − Repairs & maintenance: −$1,460
• − Management: −$1,460
• − Depreciation: −$4,073
• Taxable loss: −$1,244
• Est. tax savings @ 24.0%: +$298
• After-tax cash flow: $1,247/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): 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

+86.7% since first listed

13 events — show timeline

• 2026-05-10 Price Changed $140,000 MARIS as Distributed by MLS Grid
• 2026-03-28 Price Changed $150,000 MARIS as Distributed by MLS Grid
• 2026-03-04 Price Changed $159,900 MARIS as Distributed by MLS Grid
• 2026-01-03 Price Changed $169,900 MARIS as Distributed by MLS Grid
• 2025-12-02 Listed $179,900 MARIS as Distributed by MLS Grid
• 2025-11-30 Coming Soon $179,900 MARIS as Distributed by MLS Grid
• 2025-09-17 Pending — MARIS as Distributed by MLS Grid
• 2025-09-11 Listed $179,900 MARIS as Distributed by MLS Grid
• 2013-07-01 Sold (Public Records) $102,500 Public Records
• 2013-06-28 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2012-09-14 Listed $104,900 MARIS as Distributed by MLS Grid
• 1992-07-24 Sold (Public Records) $75,000 Public Records
• 1992-07-24 Sold (Public Records) $75,000 Public Records

Property tax history

+3.8%/yr

Latest (2023): $3,957 · +11.3% YoY. Source: county tax records.