112 Philecia Dr · Swansea, IL 62226

$104,000

3 bd · 3.0 ba · 1,026 sqft · SingleFamily public records · 4 Days on market

Built 1969 8,712 sqft lot Est $127k · 18% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Key facts

• 8,712 sq ft lot
• 2 garage spots
• Built 1969

Property features AI

Finance

• Other: Above-grade finished area reported at 1,026; below-grade finished area reported at 513
• Financial info: Lease not considered

Exterior

• Parking: Attached 2-car garage (approx. 19 x 18)
• Utilities: Public water; Public sewer; Electricity available (single phase); Natural gas connected
• Home design: Single-family residence; Two levels; Residential property
• Construction: Aluminum siding and brick exterior; Asphalt roof
• Exterior features: Front yard; Back yard

Interior

• Bedrooms: 3 bedrooms on the main level
• Flooring: Hardwood
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Hardwood flooring; Partial basement

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $104k.

Deal economics

• At list price, monthly cash flow is $404 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $104k).
• Cap rate 11.0% vs local median 1.9% in Swansea — 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 80/100 on livability (#105 in IL, #1,705 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: health & safety C-, amenities F.
• 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: High Mount Elem School (math 8% / reading 22%, grade F, #1,259 of 2,056 statewide, top 62%, 327 students, 0% FRL); 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); 189 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 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 $719 of loan paydown is wiped out by about $3k 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 $29k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• 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 $104,000

Questions for the listing agent

1. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.35% ✓
• Cap rate: 10.95%
• Cash-on-cash: 16.65%
• DSCR: 1.74
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $127,224
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
212 Castellano Dr	0.13mi	4/2.0 (+1)	1,064 (+4%)	2mo	$177,000	$166	78
116 Bobbie Dr	0.10mi	3/2.0	988 (-4%)	14mo	$175,000	$177	73
113 Bobbie Dr	0.08mi	3/1.0	1,063 (+4%)	19mo	$139,000	$131	66
1419 Lebanon Ave	0.58mi	3/2.0	1,053 (+3%)	6mo	$55,000	$52	59
1425 Lebanon Ave	0.59mi	2/1.0 (-1)	1,036 (+1%)	14mo	$135,000	$130	46
1636 N Charles St	0.68mi	2/1.0 (-1)	1,056 (+3%)	6mo	$100,000	$95	46
1800 N Church St	0.65mi	3/1.0	1,064 (+4%)	12mo	$135,000	$127	45
1539 N Charles St	0.67mi	2/1.0 (-1)	1,008 (-2%)	12mo	$125,000	$124	43
1649 N Church St	0.60mi	2/1.0 (-1)	1,100 (+7%)	6mo	$39,900	$36	42
1621 La Salle St	0.72mi	2/1.0 (-1)	1,080 (+5%)	3mo	$58,000	$54	42
1210 N Church St	0.74mi	3/1.5	1,160 (+13%)	2mo	$79,900	$69	36
1815 N Church St	0.65mi	2/1.0 (-1)	1,108 (+8%)	12mo	$109,000	$98	33

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: 9.5%
• Equity multiple: 1.38×
• Total profit: $11,134
• Equity at exit: $15,507

10-year hold

• IRR: 19.9%
• Equity multiple: 2.80×
• Total profit: $52,392
• Equity at exit: $8,992

Cash invested: $29,120 (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: 189
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,408 high
• Mortgage (P&I): −$545
• Tax from tax record: −$120 /mo · $1,437/yr
• Insurance: −$43
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $404

Break-even live

Break-even rent $897

Max offer price $104,000

Occupancy floor 66%

Sensitivity live

Price	-10% $463	-5% $433	+0% $404	+5% $375	+10% $345
Rent	-10% $293	-5% $348	+0% $404	+5% $460	+10% $515
Rate	-1.0pp $456	-0.5pp $430	base $404	+0.5pp $377	+1.0pp $350

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: $26,000
• Closing costs: $3,120
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
308 Bobbie Dr Swansea, IL	2.0	2.0	1130	$1,500	$1.33	25d	1	0.21mi
1671 Shadow Ridge Ct Belleville, IL	1.0–2.0	1.0	815	$1,325	$1.62	0d	10	0.29mi
1528 Lebanon Ave Belleville, IL	2.0	1.0	900	$1,095	$1.22	14d	1	0.64mi
1717 La Salle St Belleville, IL	3.0	1.0	1104	$1,350	$1.22	25d	1	0.71mi
1107 Bristow St Belleville, IL	3.0	1.0	1238	$1,500	$1.21	14d	1	0.75mi
1308 Caseyville Ave Swansea, IL	2.0	1.0	890	$1,200	$1.35	6d	1	1.00mi
25 Glencoe Dr Belleville, IL	3.0	1.0	1200	$1,275	$1.06	25d	1	1.04mi
401 N Douglas Ave Belleville, IL	3.0	1.0	1290	$1,295	$1.00	0d	1	1.27mi
1912 N 17th St Swansea, IL	2.0	1.0	1414	$1,500	$1.06	19d	1	1.41mi

Listing history 2 events

1. 2026-06-21
   days on market $104,000 Active 4 DOM
2. 2026-06-18
   listed $104,000 Active 1 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: $1,437 · $120/mo
• Projected year-2 tax: $1,899 · $158/mo
• Expected delta: +$462/yr (+$38/mo · 32.2%)

ⓘ 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: $16,897
• − Mortgage interest: −$5,826
• − Property taxes: −$1,437
• − Insurance: −$520
• − Repairs & maintenance: −$1,352
• − Management: −$1,352
• − Depreciation: −$3,025
• Taxable income: $3,386
• Est. tax owed @ 24.0%: −$813
• After-tax cash flow: $4,035/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 — Swansea

• Score: 80/100
• State rank: #105
• US rank: #1705

Category grades

Amenities F Commute A+ Cost of living A+ Crime A+ Employment A+ Housing A+ Health & safety C- User ratings D-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Swansea, IL
• County: Saint Clair County · 169,691 people
• City population: 28,543
• 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

• 2026-06-17 Listed $104,000 MARIS as Distributed by MLS Grid

Property tax history

+0.1%/yr

Latest (2024): $1,437 · -3.6% YoY. Source: county tax records.