9 Lindauer Pl · Belleville, IL 62226

$110,000

2 bd · 2.0 ba · 795 sqft · SingleFamily public records · 3 Days on market

Built 1930 8,276 sqft lot

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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 +14.2/30.0
• ARV discount +7.5/15.0
• 1% rule +4.8/10.0
• DSCR +4.3/10.0
• 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 MLS

This is a 1 story 2 bedroom, 1 bath home with a full dry basement & a 2 car garage. Newer furnace & AC & home protection plan included.

Key facts

• 8,276 sq ft lot
• 2 garage spots
• Built 1930

Property features AI

Finance

• Other: Residential property with approximately 795 above-grade living area (public records)
• Financial info: Home warranty available; Seller may consider concessions; Lease not considered

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer; Single phase electric (Ameren); Cable available; Sewer connected; Water connected
• Home design: Single-family residence; One level
• Construction: Vinyl siding; Architectural shingle roof; Basement (concrete, unfinished)
• Exterior features: Deck; Rain gutters; Cul-de-sac lot

Interior

• Kitchen: Kitchen (appliance details not provided)
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Linoleum
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Blinds on windows; Concrete, unfinished basement
• Laundry & utility: Laundry located in basement

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $18 ($218/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $108k (2.0% below list).
• Recommended offer: $108k (2.0% 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.
• Zoned schools: Henry Raab Elem School (math 2% / reading 12%, grade F, #1,673 of 2,056 statewide, top 84%, 158 students, 0% FRL); Central Jr High School (math 14% / reading 27%, grade F, #410 of 665 statewide, top 62%, 366 students, 0% FRL); 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); 189 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $761 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $107,847 (2.0% below list)

Questions for the listing agent

1. Built in 1930 — 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. 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?
4. 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?
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: 0.98% ✗
• Cap rate: 6.49%
• Cash-on-cash: 0.71%
• DSCR: 1.03
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $49,290
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18 N 16th St	0.36mi	2/1.0	768 (-3%)	2mo	$22,000	$29	72
13 S 16th St	0.29mi	2/1.0	884 (+11%)	4mo	$29,900	$34	61
7 Cedar Drive Dr	0.44mi	2/1.0	839 (+6%)	8mo	$135,000	$161	59
503 S 20th St	0.21mi	2/1.0	876 (+10%)	16mo	$99,900	$114	56
18 S 17th St	0.24mi	1/1.0 (-1)	860 (+8%)	14mo	$40,000	$47	54
539 S 21st St	0.30mi	3/1.0 (+1)	896 (+13%)	4mo	$29,600	$33	53
504 N 16th St	0.47mi	3/1.0 (+1)	840 (+6%)	10mo	$54,900	$65	52
24 N 16th St	0.36mi	2/2.0	894 (+12%)	16mo	$55,000	$62	49
719 W Monroe St	0.73mi	3/1.0 (+1)	784 (-1%)	13mo	$9,950	$13	44
413 S 8th St	0.67mi	2/1.0	676 (-15%)	1mo	$78,000	$115	39
715 S 15th St	0.44mi	3/2.0 (+1)	910 (+14%)	21mo	$90,000	$99	33
509 N 28th St	0.70mi	2/1.0	900 (+13%)	15mo	$30,000	$33	29

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: -13.2%
• Equity multiple: 0.52×
• Total profit: $-14,888
• Equity at exit: $16,401

10-year hold

• IRR: -1.7%
• Equity multiple: 0.87×
• Total profit: $-3,944
• Equity at exit: $9,511

Cash invested: $30,800 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,078 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$211 /mo · $2,534/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $18

Break-even live

Break-even rent $1,055

Max offer price $110,000

Occupancy floor 93%

Sensitivity live

Price	-10% $80	-5% $49	+0% $18	+5% $-13	+10% $-44
Rent	-10% $-67	-5% $-24	+0% $18	+5% $61	+10% $103
Rate	-1.0pp $74	-0.5pp $46	base $18	+0.5pp $-10	+1.0pp $-39

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
31 S 27th St Belleville, IL	2.0	1.0	1000	$915	$0.92	25d	1	0.68mi
603 W Lincoln St Belleville, IL	1.0	1.0	735	$750	$1.02	25d	1	0.88mi
1308 Caseyville Ave Swansea, IL	2.0	1.0	890	$1,200	$1.35	6d	1	1.18mi
213 Columbus Dr Belleville, IL	3.0	1.0	1040	$1,650	$1.59	25d	1	1.45mi

Listing history 6 events

1. 2026-06-21
   statusdays on market $110,000 Active 3 DOM
2. 2026-06-19
   remarks 693-char remark
3. 2026-06-18
   days on market $110,000 Coming Soon 4 DOM
4. 2026-06-17
   days on market $110,000 Coming Soon 3 DOM
5. 2026-06-16
   days on market $110,000 Coming Soon 2 DOM
6. 2026-06-15
   listed $110,000 Coming Soon 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: $2,534 · $211/mo
• Projected year-2 tax: $2,534 · $211/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: $12,942
• − Mortgage interest: −$6,162
• − Property taxes: −$2,534
• − Insurance: −$550
• − Repairs & maintenance: −$1,035
• − Management: −$1,035
• − Depreciation: −$3,200
• Taxable loss: −$1,575
• Est. tax savings @ 24.0%: +$378
• After-tax cash flow: $596/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

+77.4% since first listed

4 events — show timeline

• 2026-06-15 Coming Soon $110,000 MARIS as Distributed by MLS Grid
• 2020-09-28 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2020-07-04 Pending — MARIS as Distributed by MLS Grid
• 2020-06-23 Listed $62,000 MARIS as Distributed by MLS Grid

Property tax history

+6.3%/yr

Latest (2024): $2,534 · +12.5% YoY. Source: county tax records.