30 W Patterson St · Mascoutah, IL 62258

$49,900

1 bd · 1.0 ba · 672 sqft · Manufactured · 71 Days on market

Built 1968 5,227 sqft lot ↓ 13% since listing

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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
• Schools +4.1/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

STOP RENTING. START OWNING. Imagine sitting on your own private patio this spring, knowing you finally own the ground you stand on. Situated in wonderful Mascoutah, this semi updated mobile home is situated on its OWN lot (no lot rent here!). Newer Kitchen Updates with appliances & Updated Bath, Spacious Living Room with Space to Breathe: Large bedroom with mirrored doors & a massive utility room. ?The Garage: Yes, a real garage with concrete floors and electric! ?Location: Minutes from Scott AFB, local shopping, and the best restaurants in town. Don’t let another season go by paying rent for something you’ll never own. This gem is priced to SELL! Call your favorite

Key facts

• Updated bath
• Real garage
• Private patio

Tags

• PRIVATE PATIO
• OWN LOT
• NEWER KITCHEN UPDATES
• UPDATED BATH
• SPACIOUS LIVING ROOM
• REAL GARAGE

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $50k.

Deal economics

• At list price, monthly cash flow is $628 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $47k (6.0% below list) — sets the bar for market timing.
• Cap rate 21.4% 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 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; solid renter incomes; 783 units permitted in St. Clair County in 2024 (378 in 5+ unit buildings).
• This rent is only 16% of the median local income ($95k/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 $345 of loan paydown is wiped out by about $1k 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 + 3.0% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($47k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $46,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 21.40%
• Cash-on-cash: 53.96%
• DSCR: 3.40
• GRM: 3.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 52.1%
• Equity multiple: 3.29×
• Total profit: $31,945
• Equity at exit: $7,440

10-year hold

• IRR: 57.4%
• Equity multiple: 6.68×
• Total profit: $79,406
• Equity at exit: $4,314

Cash invested: $13,972 (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: 3.4×

Monthly cashflow live

• Estimated rent: $1,225 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$57 /mo · $680/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $628

Break-even live

Break-even rent $429

Max offer price $49,900

Occupancy floor 44%

Sensitivity live

Price	-10% $657	-5% $642	+0% $628	+5% $614	+10% $600
Rent	-10% $532	-5% $580	+0% $628	+5% $677	+10% $725
Rate	-1.0pp $653	-0.5pp $641	base $628	+0.5pp $615	+1.0pp $602

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-04-22
   status Pending
2. 2026-03-05
   price $49,900
3. 2026-02-10
   listed $57,500 Active

ⓘ 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: $680 · $57/mo
• Projected year-2 tax: $906 · $76/mo
• Expected delta: +$227/yr (+$19/mo · 33.3%)

ⓘ 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 6/10 Major 7 d/yr ≥106°F today · 22 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: $14,695
• − Mortgage interest: −$2,795
• − Property taxes: −$680
• − Insurance: −$250
• − Repairs & maintenance: −$1,176
• − Management: −$1,176
• − Depreciation: −$1,452
• Taxable income: $7,168
• Est. tax owed @ 24.0%: −$1,720
• After-tax cash flow: $5,819/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: 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

-13.2% since first listed

3 events — show timeline

• 2026-04-22 Pending — MARIS as Distributed by MLS Grid
• 2026-03-05 Price Changed $49,900 MARIS as Distributed by MLS Grid
• 2026-02-10 Listed $57,500 MARIS as Distributed by MLS Grid

Property tax history

+7.6%/yr

Latest (2024): $680 · +4.7% YoY. Source: county tax records.