Real Estate Investing in Belleville, Illinois (62226)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 62226 (Belleville, IL)? Our answer, based on the numbers below.
Solid choice — stable market with a reasonable entry point and good rental backup if you ever need to move.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 12.2% of homes vacant — above national norms.
What’s happening in Belleville, IL (62226)?
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Market Analysis: 62226 Belleville
Not every below-median market is a bargain. Belleville's 62226 ZIP posts signals that favor experienced operators who can absorb the risk $186K pricing implies.
Rent of $1,232/mo on a $186K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 62226 sits below the stated 0.0% once reality is priced in.
Statewide comparisons place 62226 among IL's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
Resident income in 62226 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
The 62226 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Belleville:
Property Strategy for 62226
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $68,821 | $890 | 9.3% | +8.2% | $68,821 |
| 2BR | $129,972 | $1,090 | 6.0% | +9.0% | $64,986 |
| 3BR | $190,281 | $1,400 | 5.3% | +8.6% | $63,427 |
| 4BR | $330,140 | $1,620 | 3.5% | +7.6% | $82,535 |
| 5BR | $423,513 | — | — | +7.2% | $84,703 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 62226 Compare?
| Metric | 62226 | Belleville | St. Louis, MO-IL | Illinois |
|---|---|---|---|---|
| Home Value | $186,172 | $175,124 | N/A | $279,761 |
| 5-Year CAGR | 4.5% | 4.7% | N/A | 6.6% |
| Avg Rent | $1,232 | $1,199 | N/A | - |
| Cap Rate | 5.2% | 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 62226 (Belleville, IL). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $186,172 |
| Monthly Rent | $1,232 |
| Price-to-Rent | 12.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.9% |
| Cap Rate | 5.2% |
| 5-Year IRR | 9.7% |
📈 Home Appreciation
| 1-Year | +5.8% ▲ |
| 3-Year CAGR | +2.7% ▲ |
| 5-Year CAGR | +4.5% ▲ |
| 10-Year CAGR | +4.4% ▲ |
🏠 Rent Trends
| 1-Year | +10.8% ▲ |
| 3-Year CAGR | +7.4% ▲ |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (5.2%). 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 62226
Population: 28,543
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 62226
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 good market for buy-and-hold investors?
The 3.0/5 investability rating in Belleville, IL reflects its $186K prices and $1,232/mo rents. Investors generally consider it a solid option within IL.
Are rents high in Belleville, IL?
Investors in Belleville, IL typically see rents near $1,232/mo per month against $186K home values - a solid setup for rental cash flow.
What is the smart move for investors in Belleville, IL?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Belleville, IL. The numbers - $186K homes against $1,232/mo rents - support that play.
Is rental property easy to operate in Belleville, IL?
Belleville, IL falls under IL landlord-tenant law, which is landlord-friendly. That backdrop makes day-to-day property management reasonable.
What is the typical home price in Belleville, IL?
Belleville, IL home values average about $186K. That price point suits investors targeting rentals with $1,232/mo in monthly income.
You know 62226 now. You don’t know where it ranks.
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How 62226 ranks in St. Louis, MO-IL
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