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

$55,700

3 bd · 2.0 ba · 1,056 sqft · Manufactured · 46 Days on market

Built 2026 Fair condition $53/sqft · 26% below area Est $75k · 26% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.2/5.0
• Schools +3.4/10.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

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

Property features AI

Finance

• Financial info: List price $55,200

Exterior

• Utilities: Natural gas heating; Central 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 heating; Central air conditioning
• Interior features: 2 total bathrooms

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 $856 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $56k).
• Recommended offer: $54k (3.0% below list) — sets the bar for market timing.
• Cap rate 24.7% 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; 4 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 $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 ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 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 46 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: 2.82% ✓
• Cap rate: 24.72%
• Cash-on-cash: 65.83%
• DSCR: 3.93
• GRM: 3.0

CMA / ARV

• ARV (median comp): $74,896
• List price: $55,700
• Delta: -25.63%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
226 Meddows Ln	0.72mi	2/2.0 (-1)	980 (-7%)	4mo	$85,000	$87	46

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: 69.2%
• Equity multiple: 4.30×
• Total profit: $51,448
• Equity at exit: $8,305

10-year hold

• IRR: 74.3%
• Equity multiple: 10.07×
• Total profit: $141,424
• 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 →

ZIP-level market 62269

• Home prices YoY: -29.5%
• Rents YoY: 6.6%
• Active inventory: 197
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,570 medium
• Mortgage (P&I): −$292
• Tax est. 1.5%: −$70 /mo · $836/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $856

Break-even live

Break-even rent $487

Max offer price $55,700

Occupancy floor 41%

Sensitivity live

Price	-10% $894	-5% $875	+0% $856	+5% $836	+10% $817
Rent	-10% $731	-5% $794	+0% $856	+5% $918	+10% $980
Rate	-1.0pp $884	-0.5pp $870	base $856	+0.5pp $841	+1.0pp $826

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
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	2d	1	0.21mi
106 Autumn Pine Dr Apt 3 Fairview Heights, IL	2.0	1.0	1100	$1,095	$1.00	15d	1	0.47mi
1311 West Highway 50 O'Fallon, IL	2.0	1.0	945	$1,300	$1.38	2d	1	0.49mi
753 Forest Green Dr O Fallon, IL	3.0	2.0	1254	$2,500	$1.99	2d	1	1.05mi

Listing history 14 events

1. 2026-06-18
   days on market $55,700 Active 46 DOM
2. 2026-06-17
   days on market $55,700 Active 45 DOM
3. 2026-06-16
   days on market $55,700 Active 44 DOM
4. 2026-06-15
   days on market $55,700 Active 43 DOM
5. 2026-06-13
   days on market $55,700 Active 41 DOM
6. 2026-06-13
   days on market $55,700 Active 40 DOM
7. 2026-06-09
   days on market $55,700 Active 37 DOM
8. 2026-06-08
   days on market $55,700 Active 36 DOM
9. 2026-06-07
   days on market $55,700 Active 35 DOM
10. 2026-06-03
    days on market $55,700 Active 31 DOM
11. 2026-06-02
    days on market $55,700 Active 30 DOM
12. 2026-06-01
    pricedays on market $55,700 Active 29 DOM
13. 2026-05-31
    days on market $55,200 Active 28 DOM
14. 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: $18,842
• − Mortgage interest: −$3,120
• − Property taxes: −$836
• − Insurance: −$278
• − Repairs & maintenance: −$1,507
• − Management: −$1,507
• − Depreciation: −$1,620
• Taxable income: $9,973
• Est. tax owed @ 24.0%: −$2,394
• After-tax cash flow: $7,873/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

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

Renovation cost estimate screening

Repair item	Severity	Est. cost
Landscaping · Overgrown grass needs trimming	Minor	$500–3,000
Exterior paint · White siding shows some discoloration	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

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

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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