4119 Betty Dr · Belleville, IL 62226

$115,000

3 bd · 2.0 ba · 888 sqft · SingleFamily public records · 77 Days on market

Built 1955 7,492 sqft lot Est $104k · 11% 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 +21.3/30.0
• DSCR +6.8/10.0
• 1% rule +6.1/10.0
• Livability +3.9/5.0
• Rent growth +3.6/5.0
• ARV discount +2.7/15.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Full brick ranch home that would be a great starter home or wanting to downsize or add to your portfolio. This home offers up 3 bedrooms, large eat in kitchen, living room and separate laundry area. There is a one car detached garage and a nice quaint backyard. This property has tenants living there MTM so please do not disturb the tenants. All parties to verify information for accuracy & deemed reliable but no guaranteed. Tenant right apply.

Key facts

• 7,492 sq ft lot
• Garage
• Built 1955

Property features AI

Finance

• Financial info: Seller may consider concessions; Lease not considered

Exterior

• Parking: Detached garage (1 garage space, 1 total parking space)
• Utilities: Public water; Public sewer; Electric service by Ameren
• Home design: Single-family residence; One story; House structure
• Construction: Brick exterior; Architectural shingle roof; Slab foundation; Built above grade with living area reported as 925
• Exterior features: Level lot; Chip-and-seal road frontage; Lot dimensions approximately 55 x 120

Interior

• Kitchen: Kitchen (16 x 9)
• Bedrooms: Three bedrooms on the main level
• Flooring: Carpet
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating (natural gas); Central electric air conditioning
• Interior features: Eat-in kitchen; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $168 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $108k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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: Rents rising fast (+4.6%/yr); 190 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $795 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.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 4y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: 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 $108,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% 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. 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: 1.11% ✓
• Cap rate: 8.05%
• Cash-on-cash: 6.27%
• DSCR: 1.28
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $103,896
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3916 Shirley Dr	0.21mi	3/1.0	939 (+6%)	1mo	$125,000	$133	76
1009 Royal Heights Rd	0.35mi	3/1.0	900 (+1%)	5mo	$34,900	$39	74
909 Royal Heights Rd	0.34mi	3/1.0	900 (+1%)	6mo	$80,000	$89	73
800 N 39th St	0.25mi	3/1.0	840 (-5%)	5mo	$119,900	$143	71
3805 Little Flower Ln	0.53mi	3/1.0	864 (-3%)	0mo	$134,900	$156	66
439 N 39th St	0.58mi	3/1.0	864 (-3%)	1mo	$120,000	$139	64
640 Devonshire Dr	0.51mi	3/1.0	960 (+8%)	0mo	$80,000	$83	58
652 N 39th St	0.33mi	2/1.0 (-1)	984 (+11%)	4mo	$64,000	$65	54
624 Royal Heights Rd	0.49mi	2/1.0 (-1)	960 (+8%)	3mo	$30,000	$31	52
8 S 51st St	0.72mi	2/1.0 (-1)	940 (+6%)	6mo	$110,000	$117	43
435 N 38th St	0.69mi	2/1.0 (-1)	997 (+12%)	1mo	$50,000	$50	38
14 N 41st St	0.70mi	2/1.0 (-1)	986 (+11%)	4mo	$133,000	$135	37

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: -4.8%
• Equity multiple: 0.82×
• Total profit: $-5,831
• Equity at exit: $17,147

10-year hold

• IRR: 6.8%
• Equity multiple: 1.55×
• Total profit: $17,568
• Equity at exit: $9,943

Cash invested: $32,200 (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 62226

• Rents YoY: 4.6%
• Active inventory: 190
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,281 high
• Mortgage (P&I): −$603
• Tax from tax record: −$193 /mo · $2,315/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $168

Break-even live

Break-even rent $1,068

Max offer price $115,000

Occupancy floor 82%

Sensitivity live

Price	-10% $233	-5% $201	+0% $168	+5% $136	+10% $103
Rent	-10% $67	-5% $118	+0% $168	+5% $219	+10% $269
Rate	-1.0pp $226	-0.5pp $197	base $168	+0.5pp $138	+1.0pp $108

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
654 N 39th St Belleville, IL	3.0	1.0	984	$1,400	$1.42	18d	1	0.32mi
1000 Royal Heights Rd Belleville, IL	2.0	1.5	1100	$1,345	$1.22	24d	1	0.45mi
4516 W Main St Belleville, IL	2.0	1.0	607	$850	$1.40	24d	1	0.55mi
56 Friendly Dr Belleville, IL	2.0	1.0	1000	$1,550	$1.55	24d	1	0.67mi
5784 Brett Michael Ln Belleville, IL	1.0–2.0	1.0–2.0	801	$1,195	$1.49	8d	7	0.72mi
54 Ben Louis Dr Belleville, IL	2.0	1.0	900	$1,145	$1.27	24d	1	0.72mi
213 Columbus Dr Belleville, IL	3.0	1.0	1040	$1,650	$1.59	24d	1	0.75mi
219 Freedom Dr Unit 228-P Belleville, IL	2.0	1.0	936	$970	$1.04	24d	1	0.82mi
219 Freedom Dr Unit 232-B Belleville, IL	2.0	1.0	936	$895	$0.96	24d	1	0.82mi
219 Freedom Dr Unit 232-Q Belleville, IL	2.0	1.0	936	$895	$0.96	18d	1	0.83mi
219 Freedom Dr Unit 228-G Belleville, IL	2.0	1.0	936	$895	$0.96	5d	1	0.83mi
6105 W Washington St Belleville, IL	3.0	1.5	1120	$1,575	$1.41	24d	1	1.11mi
1856 Jewel Sisson Dr Belleville, IL	1.0–3.0	1.0–2.0	1051	$1,859	$1.77	2d	19	1.46mi
31 S 27th St Belleville, IL	2.0	1.0	1000	$915	$0.92	24d	1	1.49mi

Listing history 21 events

1. 2026-04-29
   status Pending
2. 2026-03-18
   price $115,000
3. 2026-03-18
   price $11,500
4. 2026-02-11
   listed $125,000 Active
5. 2025-12-03
   price $125,000
6. 2025-10-14
   price $130,000
7. 2025-07-28
   listed $140,000 Active
8. 2025-07-25
   historical
9. 2024-12-05
   historical
10. 2024-08-28
    price $120,000
11. 2024-06-07
    listed $125,000 Active
12. 2024-06-04
    historical
13. 2023-03-29
    historical
14. 2022-10-15
    status Active
15. 2022-10-01
    historical
16. 2022-06-10
    status Active
17. 2022-06-09
    status Pending
18. 2022-04-26
    status Active
19. 2022-04-16
    historical Active Under Contract
20. 2022-04-15
    listed $89,000 Active
21. 2021-08-10
    price $89,000

ⓘ 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: $2,315 · $193/mo
• Projected year-2 tax: $2,463 · $205/mo
• Expected delta: +$148/yr (+$12/mo · 6.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 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: $15,374
• − Mortgage interest: −$6,442
• − Property taxes: −$2,315
• − Insurance: −$575
• − Repairs & maintenance: −$1,230
• − Management: −$1,230
• − Depreciation: −$3,345
• Taxable income: $237
• Est. tax owed @ 24.0%: −$57
• After-tax cash flow: $1,961/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

+29.2% since first listed

21 events — show timeline

• 2026-04-29 Pending — MARIS as Distributed by MLS Grid
• 2026-03-18 Price Changed $115,000 MARIS as Distributed by MLS Grid
• 2026-03-18 Price Changed $11,500 MARIS as Distributed by MLS Grid
• 2026-02-11 Listed $125,000 MARIS as Distributed by MLS Grid
• 2025-12-03 Price Changed $125,000 MARIS as Distributed by MLS Grid
• 2025-10-14 Price Changed $130,000 MARIS as Distributed by MLS Grid
• 2025-07-28 Listed $140,000 MARIS as Distributed by MLS Grid
• 2025-07-25 Coming Soon — MARIS as Distributed by MLS Grid
• 2024-12-05 Delisted — MARIS as Distributed by MLS Grid
• 2024-08-28 Price Changed $120,000 MARIS as Distributed by MLS Grid
• 2024-06-07 Listed $125,000 MARIS as Distributed by MLS Grid
• 2024-06-04 Coming Soon — MARIS as Distributed by MLS Grid
• 2023-03-29 Delisted — MARIS as Distributed by MLS Grid
• 2022-10-15 Relisted — MARIS as Distributed by MLS Grid
• 2022-10-01 Delisted — MARIS as Distributed by MLS Grid
• 2022-06-10 Relisted — MARIS as Distributed by MLS Grid
• 2022-06-09 Pending — MARIS as Distributed by MLS Grid
• 2022-04-26 Relisted — MARIS as Distributed by MLS Grid
• 2022-04-16 Contingent — MARIS as Distributed by MLS Grid
• 2022-04-15 Listed $89,000 MARIS as Distributed by MLS Grid
• 2021-08-10 Price Changed $89,000 MARIS as Distributed by MLS Grid

Property tax history

+2.5%/yr

Latest (2024): $2,315 · -4.0% YoY. Source: county tax records.