109 E Jefferson St · O'Fallon, IL 62269

$60,000

2 bd · 3.0 ba · 1,104 sqft · SingleFamily public records · 36 Days on market

Built 1948 7,840 sqft lot $54/sqft · 65% below area

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Key facts

• 7,840 sq ft lot
• Garage
• Built 1948

Property features AI

Finance

• Other: Property used in auction listings
• Financial info: Not available for lease (lease not considered)

Exterior

• Parking: Detached or attached garage providing 1 parking space (1 garage space total)
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Cable available; Electric service: Other
• Home design: Single-family residence; One-story house; Private ownership; Property listed as fixer condition; Architectural shingle roof
• Construction: Construction materials: Other
• Exterior features: Back yard and front yard; Some trees on the lot; Chain link fence around the back yard

Interior

• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Bay windows; Full basement with interior and exterior entry; Wood-burning fireplace in the living room
• Laundry & utility: Laundry located on the main level and in the basement; inside laundry

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $635 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $58k (3.0% below list) — sets the bar for market timing.
• Cap rate 19.0% 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 B — 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; 22 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).
• This rent is only 17% of the median local income ($104k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $415 of loan paydown is wiped out by about $2k 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 $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.7% of price; built in 1948 — 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 $58,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 2.45% ✓
• Cap rate: 19.00%
• Cash-on-cash: 45.38%
• DSCR: 3.02
• GRM: 3.4

CMA / ARV

• ARV (median comp): $170,356
• List price: $60,000
• Delta: -64.78%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
201 W Washington St	0.18mi	3/2.0 (+1)	1,076 (-2%)	1mo	$250,000	$232	78
408 E Washington St	0.27mi	2/1.0	1,072 (-3%)	2mo	$189,000	$176	73
308 S Smiley St	0.60mi	3/2.0 (+1)	1,104 (0%)	3mo	$239,900	$217	60
212 W 4th St	0.43mi	2/1.0	1,030 (-7%)	1mo	$159,500	$155	60
113 S Lawn Ave	0.69mi	3/2.0 (+1)	1,104 (0%)	2mo	$204,900	$186	57
507 W 4th St	0.61mi	2/1.0	1,073 (-3%)	2mo	$178,800	$167	57
213 W 4th St	0.45mi	3/2.0 (+1)	1,196 (+8%)	1mo	$170,000	$142	56
311 E 2nd St	0.36mi	1/1.0 (-1)	978 (-11%)	1mo	$84,900	$87	50
704 W Madison	0.67mi	3/1.5 (+1)	1,131 (+2%)	6mo	$165,000	$146	49
402 Willow Dr	0.58mi	3/1.0 (+1)	1,181 (+7%)	5mo	$210,000	$178	44
710 N Smiley St	0.49mi	3/1.5 (+1)	1,232 (+12%)	6mo	$205,000	$166	42
105 Karl Pl	0.69mi	2/1.0	975 (-12%)	1mo	$150,000	$154	40

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: 47.1%
• Equity multiple: 3.17×
• Total profit: $36,397
• Equity at exit: $8,946

10-year hold

• IRR: 54.5%
• Equity multiple: 7.48×
• Total profit: $108,788
• Equity at exit: $5,188

Cash invested: $16,800 (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: 3.4×

Monthly cashflow live

• Estimated rent: $1,467 high
• Mortgage (P&I): −$315
• Tax from tax record: −$184 /mo · $2,209/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $635

Break-even live

Break-even rent $663

Max offer price $60,000

Occupancy floor 52%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
702 N Lincoln Ave O Fallon, IL	1.0	1.0	925	$1,025	$1.11	1d	1	0.28mi
822 White Oak Dr O'Fallon, IL	1.0	1.0	768	$1,050	$1.37	1d	1	0.48mi
823 N Cherry St Unit 1 O'Fallon, IL	2.0	1.5	1115	$1,400	$1.26	1d	1	0.50mi
823 N Cherry St Unit 3 O'Fallon, IL	2.0	1.0	1164	$1,350	$1.16	19d	1	0.50mi
104 Spartan CIR O'Fallon, IL	2.0	2.0	1459	$2,260	$1.55	1d	32	0.58mi
103 E 7th St O'Fallon, IL	2.0	1.0	700	$1,025	$1.46	1d	1	0.59mi
507 W 4th St O Fallon, IL	2.0	1.0	1073	$1,625	$1.51	3d	1	0.61mi
805 Juniper Dr O Fallon, IL	3.0	1.0	864	$1,595	$1.85	1d	1	0.71mi
805 Juniper Dr O Fallon, IL	3.0	1.0	864	$1,595	$1.85	7d	1	0.71mi
312 Joy Dr O Fallon, IL	2.0	1.0	1052	$1,395	$1.33	1d	1	0.73mi
418 Donna Dr O Fallon, IL	2.0	1.0	1100	$1,100	$1.00	1d	1	0.92mi
418 Donna Dr O Fallon, IL	2.0	1.0	1100	$1,100	$1.00	7d	1	0.92mi
1101 W Nixon Dr O Fallon, IL	3.0	1.0	858	$1,275	$1.49	1d	1	0.93mi
911 Terrace Ct O Fallon, IL	2.0	2.0	1328	$1,695	$1.28	1d	1	0.99mi
1523 English Pne Belleville, IL	2.0	3.0	1050	$2,195	$2.09	2d	1	1.34mi
1523 English Pne Belleville, IL	3.0	2.0	1050	$2,195	$2.09	4d	1	1.34mi
1523 English Pne Belleville, IL	3.0	2.0	1050	$2,095	$2.00	1d	1	1.34mi
109 Sugar Pine Ln O Fallon, IL	2.0	1.0	980	$1,095	$1.12	1d	1	1.35mi
129 Sugar Pine Ln O'Fallon, IL	2.0	1.0	875	$750	$0.86	1d	1	1.36mi
419 Ponderosa Ave O'Fallon, IL	2.0	2.0	1070	$1,345	$1.26	1d	1	1.41mi
445 Ponderosa Ave O'Fallon, IL	2.0	2.0	1070	$1,345	$1.26	1d	1	1.44mi
463 Ponderosa Ave O Fallon, IL	2.0	2.0	1100	$1,295	$1.18	1d	1	1.46mi

Listing history 7 events

1. 2026-06-07
   statusdays on market $60,000 Pending 36 DOM
2. 2026-06-03
   days on market $60,000 Active 35 DOM
3. 2026-06-02
   days on market $60,000 Active 34 DOM
4. 2026-06-01
   days on market $60,000 Active 33 DOM
5. 2026-05-31
   days on market $60,000 Active 32 DOM
6. 2026-04-29
   listed $60,000 Active 1501-char remark
7. 2026-04-28
   historical $60,000 1501-char remark

ⓘ 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: $2,209 · $184/mo
• Projected year-2 tax: $2,209 · $184/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $17,605
• − Mortgage interest: −$3,361
• − Property taxes: −$2,209
• − Insurance: −$300
• − Repairs & maintenance: −$1,408
• − Management: −$1,408
• − Depreciation: −$1,745
• Taxable income: $7,173
• Est. tax owed @ 24.0%: −$1,721
• After-tax cash flow: $5,902/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

+0.0% since first listed

3 events — show timeline

• 2026-06-04 Pending — MARIS as Distributed by MLS Grid
• 2026-04-29 Listed $60,000 MARIS as Distributed by MLS Grid
• 2026-04-28 Coming Soon $60,000 MARIS as Distributed by MLS Grid

Property tax history

+5.8%/yr

Latest (2024): $2,209 · +13.6% YoY. Source: county tax records.