St. Clair County, Belleville, IL 62221

1604 N Church St, Belleville, IL 62221 / 4 Bed / 1 Bath / 1,144 Sqft Not your typical wholesale deal - we own this property. We normally renovate our inventory for flips and BRRRRs, but when we have too many projects going at once, we sell a select few. Single-family in Belleville — St. Clair County, Metro East St. Louis. Established Church St neighborhood with strong direct-street comps (nearby homes valued $115K–$146K). Much of the cosmetic work is already done — this one's close to the finish line for the right buyer. What makes our deals different We provide detailed property photos. We use an in-house underwriting team, so our ARVs are built for actual investing decisions, not inflated marketing numbers. Important notes: Vacant and AS-IS — buyer to verify all systems before close Currently shows a lot of completed cosmetic work — our team estimates $15K to bring it to a C2 (renovated) finish 1940s-era build — buyer should budget for potential lead/asbestos abatement and older electrical/plumbing Forced-air ductwork present; buyer to confirm heat source and whether central AC is in place Unfinished basement (mechanicals appear serviceable) and unfinished attic space with future upside Repair Estimate: $15,000 Scope (light cosmetic to C2 finish): Kitchen: light update — cabinets already in place, refresh counters/hardware/fixtures as needed Bathroom: update — vanity, fixtures, tub surround, flooring Flooring: refinish hardwoods in worn rooms; clean up where already done Interior paint — touch-ups and finish where unpainted Light fixtures, switches, outlets, hardware Lead/asbestos abatement budget (1940s build) Exterior: soffit/fascia touch-ups, deck check, landscaping cleanup Full cleanout Estimate assumes foundation, roof, and major envelope are sound and mechanicals are serviceable. AS-IS property — buyer to verify all systems and confirm scope on walkthrough before close. Conservative in-house underwritten ARV with Light Cosmetic Rehab Listed: $115,000 Why this deal stands out This one's mostly done — kitchen cabinets and appliances are in, several rooms are already painted and floored, and the remaining scope is light cosmetic. At a $65.5K basis with ~$15K in work, you're all-in around $80.5K against a $115K ARV — roughly a $34K spread with a short runway to resale. Direct Church St comps run $115K–$146K, so the ARV is grounded in the immediate block, not a stretch. Strong flip, and the rental exit works for a buy-and-hold at this basis. Because we actually own the property, buyers get better transparency than a standard assignment. AS-IS deal, inspect before you commit. Min EMD: $5,000 Review the photos, repair scope, and comps, then submit your best offer.