319 S Cherry St · O'Fallon, IL 62269

$179,000

4 bd · 3.0 ba · 902 sqft · SingleFamily public records · 71 Days on market

Built 1897 6,969 sqft lot $198/sqft · 53% above area Est $235k · 24% under ↓ 6% since listing

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Why this score? — see what drove the C+ 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 +23.2/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +6.0/10.0
• Rent growth +4.2/5.0
• Schools +3.4/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 1.5-story home, built in 1897 and full of character, in the heart of O'Fallon. The inviting living room welcomes you with beautiful wood trim, tall windows with window treatments, and abundant warm natural light—creating a spacious atmosphere ideal for both quiet relaxation and entertaining. The flow continues into the dining room, featuring classic plaid accents perfect for morning coffee or lively dinner parties. The updated kitchen is a bright highlight, offering crisp white cabinetry, generous counter space, and access to the backyard. For modern ease, the main level includes a convenient laundry area, a half bath, and a private primary ensuite. Upstairs, three well-sized bedrooms and a full bathroom provide a flexible footprint for family, guests, or a dedicated home office. Outdoor living is a standout feature with an expansive covered back deck—ready for a cozy swing—overlooking a fully fenced yard with mature shade trees. You’ll enjoy the perfect blend of usable green space and natural privacy. Located just moments from the vibrant parks, schools, shops, and dining of downtown O’Fallon and all of the events, this home has already passed occupancy. While it awaits your final creative vision to fully restore its historic luster, the major heavy lifting is done. Key Updates: * Roof: 2025, Siding, Gutters, & Flashing: 2026

Key facts

• 6,969 sq ft lot
• Built 1897
• Listed 71 days

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $179k.

Deal economics

• At list price, monthly cash flow is $325 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $179k).
• Recommended offer: $168k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 2.8% in O'Fallon — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• O Fallon Twp Hsd 203 (suburban): math 32% / reading 40% proficiency, ranked #145 of 620 in IL (top 23%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+6.6%/yr); 197 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $1k of loan paydown is wiped out by about $5k 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.
• At projected returns (-3.0% appreciation + 6.6% rent growth), your $50k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($168k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1897 — 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 $168,260 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1897 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.10% ✓
• Cap rate: 8.47%
• Cash-on-cash: 7.78%
• DSCR: 1.35
• GRM: 7.6

CMA / ARV

• ARV (median comp): $234,674
• List price: $179,000
• Delta: -23.72%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
309 W Highway 50	0.19mi	3/1.0 (-1)	901 (-0%)	3mo	$179,900	$200	75
508 W Jefferson St	0.49mi	4/2.0	899 (-0%)	10mo	$165,000	$184	65
104 W Jackson St	0.57mi	3/1.0 (-1)	900 (-0%)	1mo	$182,500	$203	59
508 Joy Dr	0.45mi	3/1.0 (-1)	925 (+2%)	10mo	$165,000	$178	53
904 Juniper Dr	0.68mi	3/1.0 (-1)	864 (-4%)	12mo	$148,800	$172	38
403 Joy Dr	0.41mi	3/1.0 (-1)	1,020 (+13%)	19mo	$155,000	$152	30

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 · 6.64% rent growth · sell at horizon

5-year hold

• IRR: -0.4%
• Equity multiple: 0.98×
• Total profit: $-795
• Equity at exit: $26,689

10-year hold

• IRR: 12.7%
• Equity multiple: 2.18×
• Total profit: $59,223
• Equity at exit: $15,477

Cash invested: $50,120 (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 62269

• Home prices YoY: -29.5%
• Rents YoY: 6.6%
• Active inventory: 197
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,975 high
• Mortgage (P&I): −$939
• Tax from tax record: −$222 /mo · $2,667/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $325

Break-even live

Break-even rent $1,564

Max offer price $179,000

Occupancy floor 79%

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
805 Juniper Dr O Fallon, IL	3.0	1.0	864	$1,595	$1.85	7d	1	0.67mi
805 Juniper Dr O Fallon, IL	3.0	1.0	864	$1,595	$1.85	1d	1	0.67mi
1101 W Nixon Dr O Fallon, IL	3.0	1.0	858	$1,275	$1.49	1d	1	0.93mi
1523 English Pne Belleville, IL	3.0	2.0	1050	$2,195	$2.09	4d	1	0.98mi
1523 English Pne Belleville, IL	3.0	2.0	1050	$2,095	$2.00	1d	1	0.98mi

Listing history 16 events

1. 2026-06-18
   days on market $179,000 Active 71 DOM
2. 2026-06-17
   days on market $179,000 Active 70 DOM
3. 2026-06-16
   days on market $179,000 Active 69 DOM
4. 2026-06-15
   days on market $179,000 Active 68 DOM
5. 2026-06-13
   days on market $179,000 Active 66 DOM
6. 2026-06-13
   days on market $179,000 Active 65 DOM
7. 2026-06-09
   days on market $179,000 Active 62 DOM
8. 2026-06-08
   days on market $179,000 Active 61 DOM
9. 2026-06-07
   days on market $179,000 Active 60 DOM
10. 2026-06-03
    days on market $179,000 Active 56 DOM
11. 2026-06-02
    days on market $179,000 Active 55 DOM
12. 2026-06-01
    days on market $179,000 Active 54 DOM
13. 2026-05-31
    days on market $179,000 Active 53 DOM
14. 2026-05-07
    price $179,000 1396-char remark

    Show marketing remark (1396 chars)

    Charming 1.5-story home, built in 1897 and full of character, in the heart of O'Fallon. The inviting living room welcomes you with beautiful wood trim, tall windows with window treatments, and abundant warm natural light—creating a spacious atmosphere ideal for both quiet relaxation and entertaining. The flow continues into the dining room, featuring classic plaid accents perfect for morning coffee or lively dinner parties. The updated kitchen is a bright highlight, offering crisp white cabinetry, generous counter space, and access to the backyard. For modern ease, the main level includes a convenient laundry area, a half bath, and a private primary ensuite. Upstairs, three well-sized bedrooms and a full bathroom provide a flexible footprint for family, guests, or a dedicated home office. Outdoor living is a standout feature with an expansive covered back deck—ready for a cozy swing—overlooking a fully fenced yard with mature shade trees. You’ll enjoy the perfect blend of usable green space and natural privacy. Located just moments from the vibrant parks, schools, shops, and dining of downtown O’Fallon and all of the events, this home has already passed occupancy. While it awaits your final creative vision to fully restore its historic luster, the major heavy lifting is done. Key Updates: * Roof: 2025, Siding, Gutters, & Flashing: 2026

15. 2026-04-08
    listed $190,000 Active 1396-char remark

    Show marketing remark (1396 chars)

    Charming 1.5-story home, built in 1897 and full of character, in the heart of O'Fallon. The inviting living room welcomes you with beautiful wood trim, tall windows with window treatments, and abundant warm natural light—creating a spacious atmosphere ideal for both quiet relaxation and entertaining. The flow continues into the dining room, featuring classic plaid accents perfect for morning coffee or lively dinner parties. The updated kitchen is a bright highlight, offering crisp white cabinetry, generous counter space, and access to the backyard. For modern ease, the main level includes a convenient laundry area, a half bath, and a private primary ensuite. Upstairs, three well-sized bedrooms and a full bathroom provide a flexible footprint for family, guests, or a dedicated home office. Outdoor living is a standout feature with an expansive covered back deck—ready for a cozy swing—overlooking a fully fenced yard with mature shade trees. You’ll enjoy the perfect blend of usable green space and natural privacy. Located just moments from the vibrant parks, schools, shops, and dining of downtown O’Fallon and all of the events, this home has already passed occupancy. While it awaits your final creative vision to fully restore its historic luster, the major heavy lifting is done. Key Updates: * Roof: 2025, Siding, Gutters, & Flashing: 2026

16. 2026-03-30
    historical $190,000 1396-char remark

    Show marketing remark (1396 chars)

    Charming 1.5-story home, built in 1897 and full of character, in the heart of O'Fallon. The inviting living room welcomes you with beautiful wood trim, tall windows with window treatments, and abundant warm natural light—creating a spacious atmosphere ideal for both quiet relaxation and entertaining. The flow continues into the dining room, featuring classic plaid accents perfect for morning coffee or lively dinner parties. The updated kitchen is a bright highlight, offering crisp white cabinetry, generous counter space, and access to the backyard. For modern ease, the main level includes a convenient laundry area, a half bath, and a private primary ensuite. Upstairs, three well-sized bedrooms and a full bathroom provide a flexible footprint for family, guests, or a dedicated home office. Outdoor living is a standout feature with an expansive covered back deck—ready for a cozy swing—overlooking a fully fenced yard with mature shade trees. You’ll enjoy the perfect blend of usable green space and natural privacy. Located just moments from the vibrant parks, schools, shops, and dining of downtown O’Fallon and all of the events, this home has already passed occupancy. While it awaits your final creative vision to fully restore its historic luster, the major heavy lifting is done. Key Updates: * Roof: 2025, Siding, Gutters, & Flashing: 2026

ⓘ 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: $2,667 · $222/mo
• Projected year-2 tax: $3,365 · $280/mo
• Expected delta: +$698/yr (+$58/mo · 26.2%)

ⓘ 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 ≥106°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,701
• − Mortgage interest: −$10,027
• − Property taxes: −$2,667
• − Insurance: −$895
• − Repairs & maintenance: −$1,896
• − Management: −$1,896
• − Depreciation: −$5,207
• Taxable income: $1,113
• Est. tax owed @ 24.0%: −$267
• After-tax cash flow: $3,630/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: O Fallon Twp Hsd 203
• NCES district ID: 1729790
• Math proficiency: 32% ▼ -22.00%
• Reading proficiency: 40% ▼ -13.00%
• Median HH income: $82,945
• Composite: 34.3/100
• National rank: #5240
• State rank: #145 of 620 in IL

Livability — O'Fallon

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: O'Fallon, IL
• County: Saint Clair County · 169,691 people
• City population: 35,536
• Metro: St. Louis, MO-IL
• Population (ZIP): 35,923
• Household income: $103,818
• Rent vs Own: 28.7% rent · 71.3% own
• Severe rent burden: 1233.0

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: Predominantly White (71%)
• Race & ethnicity: White 71% Black 13% Two or more races 10% Hispanic / Latino 6% Asian 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 4% Lithuanian 3% Slovak 2%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 93% English-only · Spanish 4% Arabic 1% Other Indo-European 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: ▼ -74.35%
• Current HPI: 177.759
• Rent YoY: ▲ 6.64%
• 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

-5.8% since first listed

3 events — show timeline

• 2026-05-07 Price Changed $179,000 MARIS as Distributed by MLS Grid
• 2026-04-08 Listed $190,000 MARIS as Distributed by MLS Grid
• 2026-03-30 Coming Soon $190,000 MARIS as Distributed by MLS Grid

Property tax history

+3.9%/yr

Latest (2024): $2,667 · +74.3% YoY. Source: county tax records.