1805 Creekview Dr · O'Fallon, IL 62269

$95,000

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

Built 1994 6,098 sqft lot

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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
• Rent growth +4.2/5.0
• Schools +3.4/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Quit paying rent- or start your own portfolio?? Prior rent 800 month 2 bed 2 bath mobile home on owned lot (50x120) With detached garage,carport,and additional shed Fresh carpeting through tough. Updated paint ceiling and walls Asphalt driveway O’Fallon school district

Key facts

• New furnace
• Yard space
• 6,098 sq ft lot

Tags

• UPDATED LAMINATE FLOORING
• NEW FURNACE
• STORAGE AND PARKING OPTIONS
• YARD SPACE
• MINUTES FROM INTERSTATE ACCESS

Property features AI

Exterior

• Parking: 2 parking spaces total; 1-car garage (approx. 14x20); 1-car carport
• Utilities: Public water; Public sewer; Electric service (Ameren); Electricity, sewer and water connected
• Home design: Single-family manufactured home; One level
• Construction: Vinyl siding
• Exterior features: Front porch; Shed(s)

Interior

• Kitchen: Cooktop; Refrigerator
• Bedrooms: 2 bedrooms (both on the main level)
• Bathrooms: 2 full bathrooms (both on the main level)
• Interior features: Ceiling fan(s); Central air; Forced air heating
• Laundry & utility: Washer and dryer included; Laundry on main level

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $95k.

Deal economics

• At list price, monthly cash flow is $608 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Cap rate 14.8% 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; 7 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 $657 of loan paydown is wiped out by about $3k 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 $27k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $40k; list at $95k implies a 138% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $95,000

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.73% ✓
• Cap rate: 14.81%
• Cash-on-cash: 30.42%
• DSCR: 2.35
• GRM: 4.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.64% rent growth · sell at horizon

5-year hold

• IRR: 25.6%
• Equity multiple: 2.11×
• Total profit: $29,598
• Equity at exit: $14,165

10-year hold

• IRR: 35.6%
• Equity multiple: 4.89×
• Total profit: $103,357
• Equity at exit: $8,214

Cash invested: $26,600 (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 62269

• Home prices YoY: -29.5%
• Rents YoY: 6.6%
• Active inventory: 197
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,641 high
• Mortgage (P&I): −$498
• Tax from tax record: −$84 /mo · $1,006/yr
• Insurance: −$40
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $608

Break-even live

Break-even rent $871

Max offer price $95,000

Occupancy floor 58%

Sensitivity live

Price	-10% $662	-5% $635	+0% $608	+5% $581	+10% $554
Rent	-10% $478	-5% $543	+0% $608	+5% $673	+10% $738
Rate	-1.0pp $656	-0.5pp $632	base $608	+0.5pp $583	+1.0pp $558

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
106 Autumn Pine Dr Apt 3 Fairview Heights, IL	2.0	1.0	1100	$1,095	$1.00	15d	1	0.66mi
120 Dean Ave O'Fallon, IL	2.0	1.0	1056	$1,195	$1.13	2d	1	0.67mi
1311 West Highway 50 O'Fallon, IL	2.0	1.0	945	$1,300	$1.38	2d	1	0.82mi
863 Harbor Woods Dr Fairview Heights, IL	3.0	2.5	998	$2,550	$2.56	2d	1	1.03mi
704 Harbor Woods Dr Unit C Fairview Heights, IL	2.0	2.0	1010	$1,950	$1.93	11d	1	1.13mi
708 Harbor Woods Dr Apt C Fairview Heights, IL	2.0	2.0	1010	$1,950	$1.93	15d	1	1.15mi
704 Harbor Woods Dr Fairview Heights, IL	2.0	2.0	1006	$1,950	$1.94	2d	1	1.15mi

Listing history 2 events

1. 2026-06-18
   remarks 693-char remark
2. 2026-06-18
   listed $95,000 Active 1 DOM

ⓘ 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: $1,006 · $84/mo
• Projected year-2 tax: $1,581 · $132/mo
• Expected delta: +$575/yr (+$48/mo · 57.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (shaded) · 78% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥107°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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,687
• − Mortgage interest: −$5,321
• − Property taxes: −$1,006
• − Insurance: −$1,272
• − Repairs & maintenance: −$1,575
• − Management: −$1,575
• − Depreciation: −$2,764
• Taxable income: $6,173
• Est. tax owed @ 24.0%: −$1,481
• After-tax cash flow: $5,814/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: 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

Price history

+137.5% since first listed

6 events — show timeline

• 2026-06-18 Listed $95,000 MARIS as Distributed by MLS Grid
• 2022-11-07 Pending — MARIS as Distributed by MLS Grid
• 2022-11-03 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2022-10-06 Contingent — MARIS as Distributed by MLS Grid
• 2022-09-30 Listed $64,900 MARIS as Distributed by MLS Grid
• 1995-09-05 Sold (Public Records) $40,000 Public Records

Property tax history

+1.2%/yr

Latest (2024): $1,006 · +4.9% YoY. Source: county tax records.