Real Estate Investing in Belleville, Illinois (62223)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 62223 (Belleville, IL)? Our answer, based on the numbers below.
Strong fundamentals — affordable, appreciating, and stable. A confident pick for primary residence.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
No major risk flags on the data we track.
What’s happening in Belleville, IL (62223)?
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Market Analysis: 62223 Belleville
The 62223 ZIP in Belleville, IL is a local-operator market. Outside capital chasing a $184K entry has to pair deep knowledge with the discount.
The investment case in 62223 is healthy only for operators who understand what they are buying. A $184K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Stepping back, 62223 offers a low basis, the region around Belleville has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
The 62223 ZIP's population of 16,269 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that reflects the need for careful underwriting.
Strategy in 62223 is an operator game, not a passive one. On balance, entry prices of $184K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Belleville:
Property Strategy for 62223
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $140,718 | $1,180 | 6.0% | +10.2% | $70,359 |
| 3BR | $193,046 | $1,520 | 5.7% | +9.0% | $64,349 |
| 4BR | $268,446 | $1,760 | 4.7% | +8.8% | $67,112 |
| 5BR | $346,411 | — | — | +8.3% | $69,282 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 62223 Compare?
| Metric | 62223 | Belleville | Illinois |
|---|---|---|---|
| Home Value | $183,653 | $175,124 | $279,761 |
| 5-Year CAGR | 4.8% | 4.7% | 6.6% |
| Avg Rent | $1,341 | $1,199 | - |
| Cap Rate | 5.7% | 5.3% | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 62223 (Belleville, IL). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $183,653 |
| Monthly Rent | $1,341 |
| Price-to-Rent | 11.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 8.8% |
| Cap Rate | 5.7% |
| 5-Year IRR | 10.5% |
📈 Home Appreciation
| 1-Year | +5.5% ▲ |
| 3-Year CAGR | +3.2% ▲ |
| 5-Year CAGR | +4.8% ▲ |
| 10-Year CAGR | +5.1% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (5.7%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 62223
Population: 16,269
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 62223
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Investor Insight: With 3,182 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Is Belleville, IL a smart market for rental property?
Investors tracking Belleville, IL will find a 3.0/5 rating supported by $184K median home values and $1,341/mo rents. That profile suits long-term holders targeting consistent returns.
What approach is best for Belleville, IL real estate?
In Belleville, IL the robust play is typically careful cash-flow rentals with hands-on management. The combination of $184K prices and $1,341/mo rents suits that approach.
Is vacancy a concern in Belleville, IL?
Belleville, IL sees elevated vacancy, which is reasonable relative to the broader IL rental market.
Is Belleville, IL good for landlords?
Landlord-friendliness in Belleville, IL is landlord-friendly. Eviction timelines and lease enforcement are considered reasonable by most property managers.
How much is rent in Belleville, IL?
Investors in Belleville, IL typically see rents near $1,341/mo per month against $184K home values - a solid setup for rental cash flow.
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