406-408 N County Rd Unit 406-408 · Mascoutah, IL 62258

$245,000

None bd · 4884.0 ba · 1,560 sqft · MultiFamily · 65 Days on market

Built 1991 Fair condition 9,147 sqft lot $157/sqft · 33% above area Est $185k · 33% over ↓ 11% since listing

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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).

• Cash flow +19.3/30.0
• DSCR +6.1/10.0
• 1% rule +5.1/10.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Great Investment opportunity. Fully rented, townhouse-style duplex, with long term tenants, located in the heart of Mascoutah. Professionally managed and well maintained. Seller also owns 2 other duplexes nearby and would like to sell in a package.

Key facts

• Long term tenants
• Well maintained
• Heart of mascoutah

Tags

• INVESTMENT OPPORTUNITY
• TOWNHOUSE STYLE DUPLEX
• LONG TERM TENANTS
• PROFESSIONALLY MANAGED
• WELL MAINTAINED
• HEART OF MASCOUTAH

Property features AI

Finance

• Other: Above-grade finished area reported from public records
• Financial info: Two total units, both currently leased; One building; Gross income reported: $23,625; Net operating income reported: $11,034; Owner pays insurance, management, and taxes

Exterior

• Parking: Off-street parking for 4 vehicles
• Utilities: Public water; Electric service by Ameren; Electricity connected; Sewer connected; Water connected
• Home design: Residential income property (2–4 units); Townhouse style; Two levels; Private ownership
• Construction: Aluminum siding
• Exterior features: Front porch; Concrete road access; City street frontage

Interior

• Bedrooms: No main or upper level bedrooms reported
• Flooring: Carpet
• Bathrooms: No main or upper level bathrooms reported
• Heating & cooling: Forced air heating; Central air conditioning; Ceiling fans
• Interior features: Carpet flooring; Crawl space basement; No fireplace
• Laundry & utility: In-unit laundry

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1-bath units multifamily listed at $245k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $271 ($3k/yr) — positive. Per door: $135/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $245k).
• Recommended offer: $230k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 3.2% in Mascoutah — 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 68/100 on livability (#471 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, health & safety F.
• Mascoutah CUD 19 (town): math 42% / reading 48% proficiency, ranked #80 of 620 in IL (top 13%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 16% free/reduced lunch — higher-income household profile.
• Zoned schools: Mascoutah Elem School (math 42% / reading 49%, grade D-, #255 of 2,056 statewide, top 13%, 776 students, 0% FRL); Mascoutah Middle School (math 44% / reading 48%, grade D+, #85 of 665 statewide, top 13%, 897 students, 0% FRL); Mascoutah High School (math 39% / reading 46%, grade F, #73 of 693 statewide, top 11%, 1,227 students, 0% FRL) — zoned schools average 0% FRL vs 16% district-wide (16 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 60 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 783 units permitted in St. Clair County in 2024 (378 in 5+ unit buildings).
• This rent runs 32% of the median local income ($95k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($230k) is reasonable based on typical stale-listing flexibility.

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 $230,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.01% ✓
• Cap rate: 7.62%
• Cash-on-cash: 4.74%
• DSCR: 1.21
• GRM: 8.2

CMA / ARV

• ARV (median comp): $184,858
• List price: $245,000
• Delta: 32.53%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -8.9%
• Equity multiple: 0.67×
• Total profit: $-22,416
• Equity at exit: $36,530

10-year hold

• IRR: 0.6%
• Equity multiple: 1.04×
• Total profit: $2,842
• Equity at exit: $21,183

Cash invested: $68,600 (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 62258

• Home prices YoY: -27.2%
• Active inventory: 60
• Price-to-rent: 16.4×

Monthly cashflow live

• Estimated rent: $2,486 medium
• Mortgage (P&I): −$1,285
• Tax est. 1.5%: −$306 /mo · $3,675/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$522
• Net cashflow: $271

Break-even live

Break-even rent $2,143

Max offer price $245,000

Occupancy floor 84%

Sensitivity live

Price	-10% $440	-5% $355	+0% $271	+5% $186	+10% $101
Rent	-10% $74	-5% $173	+0% $271	+5% $369	+10% $467
Rate	-1.0pp $394	-0.5pp $333	base $271	+0.5pp $207	+1.0pp $143

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,486
Total (2 units)			$2,486

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1215 W Main St Mascoutah, IL	2.0	2.0	1475	$1,695	$1.15	18d	1	0.58mi
1320 McKinley St Mascoutah, IL	3.0	4.0	1800	$1,895	$1.05	0d	1	0.67mi
1416 McKinley St Mascoutah, IL	2.0	2.5	1216	$1,450	$1.19	16d	1	0.67mi
1410 Eisenhower Rd Apt A Mascoutah, IL	2.0	2.0	1500	$1,395	$0.93	12d	1	0.73mi
101 Copper Oaks Ct Mascoutah, IL	3.0	2.5	1582	$2,100	$1.33	19d	1	0.77mi
1963 Nathan Ave Mascoutah, IL	3.0	2.0	1200	$1,650	$1.38	0d	1	0.91mi
1963 Nathan Ave Mascoutah, IL	3.0	3.0	1200	$1,650	$1.38	24d	1	0.91mi
207 E Main St Unit A Mascoutah, IL	2.0	1.0	1200	$975	$0.81	18d	1	1.46mi
122 E State St Mascoutah, IL	2.0	1.0	1112	$1,225	$1.10	0d	1	1.47mi

Listing history 14 events

1. 2026-06-21
   days on market $245,000 Active 65 DOM
2. 2026-06-18
   days on market $245,000 Active 62 DOM
3. 2026-06-17
   days on market $245,000 Active 61 DOM
4. 2026-06-16
   days on market $245,000 Active 60 DOM
5. 2026-06-15
   days on market $245,000 Active 59 DOM
6. 2026-06-13
   days on market $245,000 Active 57 DOM
7. 2026-06-09
   days on market $245,000 Active 53 DOM
8. 2026-06-08
   days on market $245,000 Active 52 DOM
9. 2026-06-07
   pricedays on market $245,000 Active 51 DOM
10. 2026-06-03
    days on market $275,000 Active 47 DOM
11. 2026-06-02
    days on market $275,000 Active 46 DOM
12. 2026-06-01
    days on market $275,000 Active 45 DOM
13. 2026-05-31
    days on market $275,000 Active 44 DOM
14. 2026-04-17
    listed $275,000 Active 248-char remark

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

Climate risk First Street

• 🌊 Flood 1/10 Low 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,832
• − Mortgage interest: −$13,724
• − Property taxes: −$3,675
• − Insurance: −$1,225
• − Repairs & maintenance: −$2,387
• − Management: −$2,387
• − Depreciation: −$7,127
• Taxable loss: −$692
• Est. tax savings @ 24.0%: +$166
• After-tax cash flow: $3,416/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

A well-maintained but slightly dated multi-family property with potential for cosmetic updates to enhance its curb appeal and value.

Repairs flagged

• Minor Landscaping — Some areas of the lawn and shrubs could be trimmed and improved for a more polished appearance.

Value-add opportunities

• Both Painting the exterior — Painting the exterior can improve the curb appeal and increase both resale and rental value.
• Both Landscaping improvements — A well-maintained and aesthetically pleasing landscape can enhance the property's curb appeal and attract more tenants or buyers.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Landscaping · Some areas of the lawn and shrubs could be trimmed and improved for a more polished appearance.	Minor	$500–3,000
Total estimated repair cost · 1 items		$500–3,000

Value-add ROI direction

• Both Painting the exterior — Painting the exterior can improve the curb appeal and increase both resale and rental value. ↑
• Both Landscaping improvements — A well-maintained and aesthetically pleasing landscape can enhance the property's curb appeal and attract more tenants or buyers. ↑

ⓘ 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: Mascoutah CUD 19
• NCES district ID: 1724940
• Math proficiency: 42% ▼ -7.00%
• Reading proficiency: 48% ▼ -11.00%
• Median HH income: $69,922
• Composite: 40.52/100
• National rank: #3708
• State rank: #80 of 620 in IL

Livability — Mascoutah

• Score: 68/100
• State rank: #471
• US rank: #9746

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mascoutah, IL
• County: Saint Clair County · 169,691 people
• City population: 10,437
• Metro: St. Louis, MO-IL
• Population (ZIP): 10,437
• Household income: $94,655
• Rent vs Own: 25.8% rent · 74.2% own
• Severe rent burden: 209.0

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 (81%)
• Race & ethnicity: White 81% Two or more races 8% Hispanic / Latino 7% Black 3% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Romanian 4% Slovak 2% Italian 2%
• Foreign-born: 3% · Canada
• Languages at home: 92% English-only · Spanish 4% Tagalog/Filipino 1% Other Asian/Pacific 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: ▼ -68.21%
• Current HPI: 182.8448
• Rent YoY: —
• 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

-10.9% since first listed

2 events — show timeline

• 2026-06-03 Price Changed $245,000 MARIS as Distributed by MLS Grid
• 2026-04-17 Listed $275,000 MARIS as Distributed by MLS Grid