1713 W Highway 50 #73 · O'Fallon, IL 62269

$55,700

3 bd · 2.0 ba · 1,056 sqft · Manufactured · 59 Days on market

Manufactured home Built 2026 Fair condition $53/sqft · 22% below area Est $71k · 22% under

---

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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.2/5.0
• Appreciation +2.5/10.0
• Livability +2.5/5.0
• Schools +2.2/10.0
• Condition / age +2.2/5.0
• Manufactured-home adj. -6.3

Listing remarks

* THIS IS A RESALE LISTING * This welcoming, well-maintained 3 bedroom, 2 bathroom home is a perfect place to raise your family. For your convenience, we have onsite community management to assist you when you need it. With our family-friendly community amenities such as a basketball court, a picnic area / pavilion / grill, and a playground, your family will be excited to live here. This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

Key facts

• Picnic area
• Basketball court
• Playground

Tags

• BASKETBALL COURT
• PICNIC AREA
• PLAYGROUND

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $56k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $641 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $56k).
• Recommended offer: $54k (3.0% below list) — sets the bar for market timing.
• Cap rate 20.1% vs local median 3.5% 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.
• Zoned schools: Central Elem School (math 12% / reading 22%, grade F, #1,141 of 2,056 statewide, top 59%, 366 students, 0% FRL); Joseph Arthur Middle School (math 8% / reading 17%, grade F, #550 of 665 statewide, top 84%, 234 students, 0% FRL); O Fallon High School (math 32% / reading 40%, grade F, #120 of 693 statewide, top 17%, 2,521 students, 0% FRL).
• Zoned-school proficiency averages 22% at this address vs 36% district-wide (-14 pts) — the specific schools serving this property underperform the O Fallon Twp Hsd 203 average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+6.6%/yr); 327 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 70d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 71% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 783 units permitted in St. Clair County in 2024 (378 in 5+ unit buildings).
• This rent is only 15% 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 $385 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 $16k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($54k) is reasonable based on typical stale-listing flexibility.

Recommended offer $54,029 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 2.33% ✓
• Cap rate: 20.09%
• Cash-on-cash: 49.29%
• DSCR: 3.19
• GRM: 3.6

CMA / ARV

• ARV (median comp): $71,266
• List price: $55,700
• Delta: -21.84%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14 Stacy Dr	0.80mi	2/1.5 (-1)	1,053 (-0%)	1mo	$195,000	$185	57
108 Alice Dr	0.24mi	2/2.0 (-1)	1,300 (+23%)	3mo	$165,000	$127	56
329 Veach Dr	1.16mi	3/2.0	1,123 (+6%)	3mo	$185,000	$165	52
4 Monticello Pl	0.71mi	3/2.0	950 (-10%)	4mo	$99,000	$104	47
1 Hyde Park Rd	0.90mi	2/1.0 (-1)	1,113 (+5%)	1mo	$165,000	$148	46
9 Debra Dr	0.96mi	2/1.0 (-1)	1,117 (+6%)	2mo	$169,900	$152	44
958 Holyoke Dr	0.95mi	3/2.0	1,185 (+12%)	0mo	$246,000	$208	44
40 Joseph Dr	0.99mi	2/1.0 (-1)	1,134 (+7%)	3mo	$184,900	$163	41
806 Emerald Green Dr	1.04mi	3/2.0	1,244 (+18%)	2mo	$249,900	$201	38
14 Kadlec Dr	1.44mi	3/2.0	1,240 (+17%)	4mo	$149,000	$120	37
931 Saint Clair St	1.20mi	2/1.0 (-1)	864 (-18%)	1mo	$75,000	$87	30
504 Joseph Dr	1.19mi	2/1.5 (-1)	1,296 (+23%)	4mo	$149,900	$116	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: 51.0%
• Equity multiple: 3.35×
• Total profit: $36,722
• Equity at exit: $8,305

10-year hold

• IRR: 57.9%
• Equity multiple: 7.82×
• Total profit: $106,390
• Equity at exit: $4,816

Cash invested: $15,596 (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 →

Active competition Active MLS

• For sale now: 8 active
• Median asking: $30,500 ($25/sqft)
• Median days on market: 32 d
• This list price: 62% of active listings are priced below it
• ARV vs active asking: +170.9% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 62269

• Home prices YoY: -29.5%
• Rents YoY: 6.6%
• Active inventory: 327
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,298 high
• Mortgage (P&I): −$292
• Tax est. 1.5%: −$70 /mo · $836/yr
• Insurance: −$23
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $641

Break-even live

Break-even rent $487

Max offer price $55,700

Occupancy floor 46%

Sensitivity live

Price	-10% $679	-5% $660	+0% $641	+5% $621	+10% $602
Rent	-10% $538	-5% $589	+0% $641	+5% $692	+10% $743
Rate	-1.0pp $669	-0.5pp $655	base $641	+0.5pp $626	+1.0pp $611

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: $13,925
• Closing costs: $1,671
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
120 Dean Ave O'Fallon, IL	2.0	1.0	1056	$1,195	$1.13	62d	1	0.21mi
103 Brookside Dr O Fallon, IL	3.0	1.0	1014	$1,800	$1.78	0d	1	0.34mi
106 Autumn Pine Dr Apt 3 Fairview Heights, IL	2.0	1.0	1100	$1,095	$1.00	110d	1	0.47mi
1311 West Highway 50 O'Fallon, IL	2.0	1.0	945	$1,300	$1.38	97d	1	0.49mi
753 Forest Green Dr O Fallon, IL	3.0	2.0	1254	$2,500	$1.99	97d	1	1.05mi
812 Emerald Green Dr O Fallon, IL	3.0	1.5	1500	$2,500	$1.67	69d	1	1.06mi
25 Belle Dr Fairview Heights, IL	3.0	2.0	1260	$1,350	$1.07	9d	1	1.36mi

Property features AI

Finance

• Financial info: List price $55,200

Exterior

• Utilities: Natural gas heatingCentral air conditioning
• Home design: Spec home (plan 90457)Active listing
• Exterior features: Living area of 1,056 (listed)

Interior

• Bedrooms: 3 bedrooms
• Heating & cooling: Natural gas heatingCentral air conditioning
• Interior features: 2 total bathrooms

Listing history 23 events

1. 2026-07-16
   days on market $55,700 Active 59 DOM
2. 2026-06-30
   days on market $55,700 Active 58 DOM
3. 2026-06-29
   days on market $55,700 Active 57 DOM
4. 2026-06-28
   days on market $55,700 Active 56 DOM
5. 2026-06-27
   days on market $55,700 Active 55 DOM
6. 2026-06-26
   days on market $55,700 Active 54 DOM
7. 2026-06-24
   days on market $55,700 Active 52 DOM
8. 2026-06-22
   days on market $55,700 Active 50 DOM
9. 2026-06-21
   days on market $55,700 Active 49 DOM
10. 2026-06-18
    days on market $55,700 Active 46 DOM
11. 2026-06-17
    days on market $55,700 Active 45 DOM
12. 2026-06-16
    days on market $55,700 Active 44 DOM
13. 2026-06-15
    days on market $55,700 Active 43 DOM
14. 2026-06-13
    days on market $55,700 Active 41 DOM
15. 2026-06-13
    days on market $55,700 Active 40 DOM
16. 2026-06-09
    days on market $55,700 Active 37 DOM
17. 2026-06-08
    days on market $55,700 Active 36 DOM
18. 2026-06-07
    days on market $55,700 Active 35 DOM
19. 2026-06-03
    days on market $55,700 Active 31 DOM
20. 2026-06-02
    days on market $55,700 Active 30 DOM
21. 2026-06-01
    pricedays on market $55,700 Active 29 DOM
22. 2026-05-31
    days on market $55,200 Active 28 DOM
23. 2026-05-04
    listed $55,200 Active 533-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $15,578
• − Mortgage interest: −$3,120
• − Property taxes: −$836
• − Insurance: −$278
• − Repairs & maintenance: −$1,246
• − Management: −$1,246
• − Depreciation: −$1,620
• Taxable income: $7,231
• Est. tax owed @ 24.0%: −$1,735
• After-tax cash flow: $5,952/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.

Condition & rehab AI · 2 photos

Fair 45/100 Cosmetic rehab Est. rehab $5,280–$15,840 screening

This manufactured home is in fair condition with some cosmetic updates needed. Landscaping and exterior painting would significantly enhance its curb appeal and resale value.

Repairs flagged

• Minor Landscaping — Overgrown grass needs trimming
• Minor Exterior paint — White siding shows some discoloration

Value-add opportunities

• Both Landscaping and exterior painting — Improves curb appeal and resale value ↑
• Rental HVAC maintenance — Ensures comfort and energy efficiency ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 22/100

Zoned Schools

Elementary Central Elem School F IL #1,141/2,056 Nat'l #35,191/41,679 Middle Joseph Arthur Middle School F IL #550/665 Nat'l #13,057/14,009 High O Fallon High School F IL #120/693 Nat'l #9,405/17,239

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 · 250,366 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: 10% of renters

---

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

Property features AI

Finance

• Financial info: List price $55,200

Exterior

• Utilities: Natural gas heatingCentral air conditioning
• Home design: Spec home (plan 90457)Active listing
• Exterior features: Living area of 1,056 (listed)

Interior

• Bedrooms: 3 bedrooms
• Heating & cooling: Natural gas heatingCentral air conditioning
• Interior features: 2 total bathrooms