913 State St · East Carondelet, IL 62240

$150,000

3 bd · 2.0 ba · 2,036 sqft · Manufactured · 5 Days on market

Built 1996 0.99 ac lot

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Why this score? — see what drove the D 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).

• Appreciation +10.0/10.0
• Cash flow +8.4/30.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• Schools +1.2/10.0

Listing remarks

Welcome home to this 3 bed, 2 bath home with a large bonus room nestled on almost an acre lot. Inside you will find an open floorplan, including spacious living room that leads to the kitchen/dining area with stainless appliances and large laundry room. The large primary bedroom has a spacious bathroom with soaker tub and large walk-in closet. You will also find 2 more spacious bedrooms and hall bathroom. Head out to the large backyard and enjoy the deck leading to an above ground pool and large 24x30 pole barn and pecan & pear trees. This home has the space and land you need. With a little imagination and some minor cosmetic updating, this would make the perfect home. Roof and HVAC r

Key facts

• 0.99 acre lot
• Pool
• Built 1996

Property features AI

Finance

• Other: Private ownership

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Electricity connected (220 volts); Water available; Sewer available
• Home design: Single family residence; Manufactured house; One level
• Construction: Shake siding; Architectural shingle roof; Block foundation; Built year from public records
• Exterior features: Deck; Back yard; Front yard; Level lot; Above-ground private pool; Pole barn(s); Shed(s)

Interior

• Kitchen: Electric cooktop; Dishwasher; Refrigerator; Stainless steel appliances; Exhaust fan
• Bedrooms: 3 bedrooms (all on the main level)
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Electric heating; Forced air heating; Electric cooling
• Interior features: Stainless steel appliances; Electric cooktop; Dishwasher; Exhaust fan; Refrigerator; Ceiling fan(s)
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $-135 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $126k (15.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $113k (24.9% below list).
• Recommended offer: $113k (24.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#535 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, health & safety F.
• Dupo CUSD 196 (suburban): math 7% / reading 19% proficiency, ranked #543 of 620 in IL (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Dupo High School (math 12% / reading 12%, grade F, #511 of 693 statewide, top 75%, 267 students, 0% FRL) — zoned schools average 0% FRL vs 52% district-wide (52 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 5 active listings in the ZIP; 783 units permitted in St. Clair County in 2024 (378 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k appreciation (10.0% local appreciation)).
• St. Clair County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $15k; list at $150k implies a 900% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $112,706 (24.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.75% ✗
• Cap rate: 5.22%
• Cash-on-cash: -3.84%
• DSCR: 0.83
• GRM: 11.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.5%
• Equity multiple: 2.74×
• Total profit: $73,134
• Equity at exit: $135,132

10-year hold

• IRR: 19.4%
• Equity multiple: 6.29×
• Total profit: $222,126
• Equity at exit: $291,417

Cash invested: $42,000 (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 62240

• Home prices YoY: 28.1%
• Active inventory: 5
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,127 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$176 /mo · $2,110/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $-135

Break-even live

Break-even rent $1,297

Max offer price $126,230

Occupancy floor —

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-02
   status $150,000 Pending 5 DOM
2. 2026-06-01
   days on market $150,000 Active 5 DOM
3. 2026-05-31
   days on market $150,000 Active 4 DOM
4. 2026-05-28
   listed $160,000 Active
5. 2026-05-27
   historical $160,000
6. 2006-03-16
   soldstatus $15,000

ⓘ 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: $2,110 · $176/mo
• Projected year-2 tax: $2,757 · $230/mo
• Expected delta: +$648/yr (+$54/mo · 30.7%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥109°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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,525
• − Mortgage interest: −$8,402
• − Property taxes: −$2,110
• − Insurance: −$750
• − Repairs & maintenance: −$1,082
• − Management: −$1,082
• − Depreciation: −$4,364
• Taxable loss: −$4,265
• Est. tax savings @ 24.0%: +$1,024
• After-tax cash flow: $-591/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: Dupo CUSD 196
• NCES district ID: 1712720
• Math proficiency: 7% ▼ -13.00%
• Reading proficiency: 19% ▼ -15.00%
• Median HH income: $44,220
• Composite: 11.52/100
• National rank: #9701
• State rank: #543 of 620 in IL

Livability — East Carondelet

• Score: 67/100
• State rank: #535
• US rank: #11119

Category grades

Amenities F Commute C+ Cost of living A+ Crime F Employment C Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: East Carondelet, IL
• Population (ZIP): 1,994

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 (96%)
• Race & ethnicity: White 96% Black 2% Two or more races 1%
• Common ancestry: Lithuanian 3% Italian 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: ▲ 39.33%
• Current HPI: 179.31
• Rent YoY: —
• Metro: —
• 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

+966.7% since first listed

3 events — show timeline

• 2026-05-28 Listed $160,000 MARIS as Distributed by MLS Grid
• 2026-05-27 Coming Soon $160,000 MARIS as Distributed by MLS Grid
• 2006-03-16 Sold (Public Records) $15,000 Public Records

Property tax history

+13.4%/yr

Latest (2024): $2,110 · +0.0% YoY. Source: county tax records.