910 N 2nd St · Belleville, IL 62226

$80,000

3 bd · 2.0 ba · 990 sqft · SingleFamily public records · 8 Days on market

Built 1900 0.49 ac lot Est $103k · 22% 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.9/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

With a some updates and enhancements to the historic features that still remain in this bungalow, this could be a super cute home! The current layout has a nice sized living room a main level bedroom and a large kitchen with eat in dining. The built-ins along the kitchen wall add additional storage and great character. Lots of space, a large parcel, lots of available parking and a detached garage. The central air units were installed in 2024. Good bones and nice square footage! With some updates, this could be a great space to call home.

Key facts

• Main level bedroom
• Eat in dining
• Large kitchen

Tags

• HISTORIC FEATURES
• MAIN LEVEL BEDROOM
• LARGE KITCHEN
• EAT IN DINING
• BUILT-INS
• ADDITIONAL STORAGE

Property features AI

Finance

• Other: No pool
• Financial info: Seller may consider concessions; Lease not considered

Exterior

• Parking: 3 total parking spaces; Detached garage; Has attached garage; 1 garage space
• Utilities: Public water; Public sewer; Electricity connected (single phase)
• Home design: Single family residence; Brick construction; Residential property
• Construction: Brick exterior; Block foundation
• Exterior features: City lot; Lot dimensions approximately 120 x 125.4 x 94.5 x 125

Interior

• Bedrooms: 3 bedrooms total; 1 bedroom on the main level; 2 bedrooms on the upper level
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: One and one-half level layout; Block basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $318 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Cap rate 11.1% 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-East (math 23% / reading 30%, grade F, #241 of 693 statewide, top 35%, 2,568 students, 0% FRL).
• Market conditions: Rents rising fast (+4.6%/yr); 190 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 13d 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 $553 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 + 4.6% rent growth), your $22k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.7% of price; built in 1900 — 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 $80,000

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.61% ✓
• Cap rate: 11.06%
• Cash-on-cash: 17.04%
• DSCR: 1.76
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $102,960
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
324 Gilbert St	0.19mi	2/1.0 (-1)	914 (-8%)	2mo	$96,900	$106	68
513 N Fourth St	0.28mi	2/1.5 (-1)	909 (-8%)	6mo	$25,000	$28	61
709 Benton St	0.56mi	2/1.0 (-1)	960 (-3%)	1mo	$42,500	$44	59
5 Shawn Dr	0.56mi	3/1.0	1,053 (+6%)	2mo	$108,000	$103	58
1600 W H St	0.57mi	3/1.0	1,056 (+7%)	1mo	$109,900	$104	58
708 Gilbert St	0.42mi	2/1.0 (-1)	910 (-8%)	1mo	$94,500	$104	57
1607 Caseyville Ave	0.58mi	2/1.0 (-1)	1,004 (+1%)	9mo	$24,900	$25	54
325 N 10th St	0.49mi	3/1.5	1,078 (+9%)	8mo	$39,900	$37	54
1007 Western Ave	0.45mi	3/1.5	884 (-11%)	9mo	$132,500	$150	51
820 N Charles St	0.62mi	2/1.0 (-1)	1,032 (+4%)	12mo	$115,000	$111	45
1213 Kinsella Ave	0.43mi	2/1.0 (-1)	864 (-13%)	11mo	$145,000	$168	40
1701 Schobert Dr	0.67mi	2/1.0 (-1)	1,088 (+10%)	14mo	$130,000	$119	32

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 · 4.56% rent growth · sell at horizon

5-year hold

• IRR: 10.4%
• Equity multiple: 1.42×
• Total profit: $9,450
• Equity at exit: $11,928

10-year hold

• IRR: 21.0%
• Equity multiple: 2.94×
• Total profit: $43,429
• Equity at exit: $6,917

Cash invested: $22,400 (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 62226

• Rents YoY: 4.6%
• Active inventory: 190
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,285 high
• Mortgage (P&I): −$420
• Tax from tax record: −$244 /mo · $2,932/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $318

Break-even live

Break-even rent $883

Max offer price $80,000

Occupancy floor 70%

Sensitivity live

Price	-10% $363	-5% $341	+0% $318	+5% $295	+10% $273
Rent	-10% $217	-5% $267	+0% $318	+5% $369	+10% $420
Rate	-1.0pp $358	-0.5pp $338	base $318	+0.5pp $297	+1.0pp $276

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1308 Caseyville Ave Swansea, IL	2.0	1.0	890	$1,200	$1.35	5d	1	0.25mi
1671 Shadow Ridge Ct Belleville, IL	1.0–2.0	1.0	815	$1,325	$1.62	2d	12	0.92mi
1717 La Salle St Belleville, IL	3.0	1.0	1104	$1,350	$1.22	24d	1	1.26mi
31 S 27th St Belleville, IL	2.0	1.0	1000	$915	$0.92	24d	1	1.41mi
1528 Lebanon Ave Belleville, IL	2.0	1.0	900	$1,095	$1.22	13d	1	1.44mi

Listing history 6 events

1. 2026-06-18
   days on market $80,000 Active 8 DOM
2. 2026-06-17
   days on market $80,000 Active 7 DOM
3. 2026-06-16
   days on market $80,000 Active 6 DOM
4. 2026-06-15
   days on market $80,000 Active 5 DOM
5. 2026-06-13
   remarks 546-char remark
6. 2026-06-13
   listed $80,000 Active 3 DOM

ⓘ 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: $2,932 · $244/mo
• Projected year-2 tax: $2,932 · $244/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 4/10 Moderate 3 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,422
• − Mortgage interest: −$4,481
• − Property taxes: −$2,932
• − Insurance: −$400
• − Repairs & maintenance: −$1,234
• − Management: −$1,234
• − Depreciation: −$2,327
• Taxable income: $2,813
• Est. tax owed @ 24.0%: −$675
• After-tax cash flow: $3,141/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): 28,255
• Household income: $70,797
• Rent vs Own: 33.0% rent · 67.0% own
• Severe rent burden: 824.0

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 (64%)
• Race & ethnicity: White 64% Black 24% Two or more races 7% Hispanic / Latino 3% Asian 2%
• Common ancestry: Romanian 4% Lithuanian 2% Slovak 2%
• Foreign-born: 4% · Canada, China
• Languages at home: 96% English-only · Chinese 1% Spanish 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: ▼ -83.57%
• Current HPI: 133.9028
• Rent YoY: ▲ 4.56%
• 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

1 event — show timeline

• 2026-06-10 Listed $80,000 MARIS as Distributed by MLS Grid

Property tax history

+0.2%/yr

Latest (2024): $2,932 · -1.6% YoY. Source: county tax records.