Duplex with Detached
New
For Sale
$275,000
Pending
2100 E Belle Avenue, Belleville, IL 62221
Residential Income, Belleville, IL
Property Size2,304 SF
Lot Size0.35 Acres
Days on Market2
Property Features for 2100 E Belle Avenue
General Information
Property type
Residential Multi Family
Property subtype
Other
Rooms
Basement
Basement
Finished
Subdivision
Belle Muren Sub
Lot features
Few Trees, Irregular Lot
Elementary school
BELLEVILLE DIST 118
Middle school
BELLEVILLE DIST 118
High school
Belleville High School-East
Elementary school district
Belleville DIST 118
Middle school district
Belleville DIST 118
High school district
Belleville DIST 118
Standard status
Pending
APN
08-14.0-307-061
Size
2,304 SF
Lot size
0.35 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
5088
Utilities
Utilities
Cable Available
Heating system
Forced Air
Cooling system
Central Air
Water source
Public
Building Details
Year built
1979
Floors in Building
2
Architectural style
Contemporary
Listing Agency:
RE/MAX Preferred · RE/MAX International
(618) 624-2111
Listed By:
Rebecca Bollinger · License #475155346
(618) 531-4887
Added: Sep 24
Changed: Sep 25
Last Checked: Sep 25 at 11:06AM
MLS# 26061807
Copyright © 2026 Mid America Regional Information Systems, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Built in 1979, this 2,304-square-foot duplex contains two residences on a 0.35-acre parcel. Each side has three bedrooms and two full bathrooms, with an attached one-car garage. Finished lower levels provide an additional bedroom, bathroom, and bonus room in each residence. A separate one-car garage and storage shed add covered space apart from the attached garages. Forced-air heat and central air serve the property, and public water is available.
The property is in Belleville, near shopping, restaurants, schools, parks, and major roadways. One residence is occupied by a month-to-month tenant; the other unit’s occupancy status is not stated.
The property’s layout combines two similar residences with individual attached garages, finished lower levels, and a detached garage/storage structure. Cable service is available.
The property is in Belleville, near shopping, restaurants, schools, parks, and major roadways. One residence is occupied by a month-to-month tenant; the other unit’s occupancy status is not stated.
The property’s layout combines two similar residences with individual attached garages, finished lower levels, and a detached garage/storage structure. Cable service is available.
Key Highlights
- Two residences, each with 3 bedrooms and 2 full bathrooms
- 2,304 square feet on a 0.35‑acre lot
- One attached one‑car garage for each residence
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$19,000
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
6.91%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$380,000
$380.0K
Cap Rate 7%
$271,429
$271.4K
Cap Rate 9%
$211,111
$211.1K
Market Conditions
NOI Build-Up for 2,304 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$29.0K $12.60/SF
− Vacancy
−$1.9K −$0.82/SF
EGI
$27.1K $11.78/SF
− OpEx
−$8.1K −$3.53/SF
NOI
$19.0K $8.25/SF
Area
St. Clair County, IL
Vacancy
6.50%
Lease Rate
$12.60 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$380,000
Cap Rate 7%
$271,429
Cap Rate 9%
$211,111
Alternative Uses
Best Use
Multifamily LT 5
$271.4K
$237.5K – $316.7K
NOI $19,000 @ 7.0% cap · market cap 6.91%
Second Best
Apartment 5plus
$244.5K
$214.0K – $285.3K
NOI $17,116 @ 7.0% cap · market cap 6.22%
Theoretical Best
Office A
$545.4K
$477.3K – $636.4K
NOI $38,181 @ 7.0% cap · market cap 13.88%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
305
Businesses Nearby
Explore this area
Business Placement
Demographics for 62221, IL
29,039
Population
12,460
Households
2.3
Avg Household Size
38
Median Age
37%
College-Educated
96%
High-School Grad
35.0 sq mi
ZIP Area
830
Density / Sq Mi
$78,619
Median Household Income
$45,353
Median Earnings
$1,078
Median Rent
$207,200
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Midwest region
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Frequently Asked Questions
What type of property is this?
Duplex - Two three-bedroom residences each include a finished lower level, an attached garage, and a flexible bonus room.
Where is this duplex located?
The property is located at 2100 E Belle Avenue Belleville, IL.
What is the asking price?
The asking price for this property is $275,000.
What are key features of this property?
This property features: Two residences, each with 3 bedrooms and 2 full bathrooms; 2,304 square feet on a 0.35‑acre lot; One attached one‑car garage for each residence
