1713 W Highway 50 #23 · O'Fallon, IL 62269

$30,100

3 bd · 2.0 ba · 1,216 sqft · Manufactured · 42 Days on market

Manufactured home Built 2026 Fair condition $25/sqft · 65% below area

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +4.2/5.0
• Appreciation +2.5/10.0
• Livability +2.5/5.0
• Schools +2.2/10.0
• Condition / age +2.2/5.0
• Manufactured-home adj. -3.7

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 community events, a playground, and a picnic area / pavilion / grill, 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

• Pavilion
• Picnic area
• Grill

Tags

• PLAYGROUND
• PICNIC AREA
• PAVILION
• GRILL

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $30k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $814 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $29k (3.0% below list) — sets the bar for market timing.
• Cap rate 38.7% vs local median 3.5% 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 D — 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.
• Zoned schools: Central Elem School (math 12% / reading 22%, grade F, #1,141 of 2,056 statewide, top 59%, 366 students, 0% FRL); Joseph Arthur Middle School (math 8% / reading 17%, grade F, #550 of 665 statewide, top 84%, 234 students, 0% FRL); O Fallon High School (math 32% / reading 40%, grade F, #120 of 693 statewide, top 17%, 2,521 students, 0% FRL).
• Zoned-school proficiency averages 22% at this address vs 36% district-wide (-14 pts) — the specific schools serving this property underperform the O Fallon Twp Hsd 203 average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+6.6%/yr); 326 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 70d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 71% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 783 units permitted in St. Clair County in 2024 (378 in 5+ unit buildings).
• This rent is only 15% of the median local income ($104k/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 $208 of loan paydown is wiped out by about $903 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 $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($29k) is reasonable based on typical stale-listing flexibility.

Recommended offer $29,197 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 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. 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?
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: 4.30% ✓
• Cap rate: 38.73%
• Cash-on-cash: 115.85%
• DSCR: 6.15
• GRM: 1.9

CMA / ARV

• ARV (median comp): $85,000
• List price: $30,100
• Delta: -64.59%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
108 Alice Dr	0.26mi	2/2.0 (-1)	1,300 (+7%)	3mo	$165,000	$127	69
958 Holyoke Dr	0.87mi	3/2.0	1,185 (-2%)	0mo	$246,000	$208	60
806 Emerald Green Dr	0.96mi	3/2.0	1,244 (+2%)	2mo	$249,900	$201	59
114 Central Ave	0.43mi	3/2.0	1,502 (+24%)	1mo	$265,000	$176	55
329 Veach Dr	1.11mi	3/2.0	1,123 (-8%)	3mo	$185,000	$165	50
54 Monticello Pl	0.90mi	3/1.0	1,329 (+9%)	2mo	$179,900	$135	44
40 Joseph Dr	1.00mi	2/1.0 (-1)	1,134 (-7%)	3mo	$184,900	$163	42
1 Hyde Park Rd	0.93mi	2/1.0 (-1)	1,113 (-8%)	1mo	$165,000	$148	41
9 Debra Dr	0.98mi	2/1.0 (-1)	1,117 (-8%)	2mo	$169,900	$152	40
4 Monticello Pl	0.74mi	3/2.0	950 (-22%)	4mo	$99,000	$104	37
14 Stacy Dr	0.82mi	2/1.5 (-1)	1,053 (-13%)	1mo	$195,000	$185	35
59 Stacy Dr	0.84mi	4/2.5 (+1)	1,500 (+23%)	0mo	$245,000	$163	33

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: —
• Equity multiple: 7.15×
• Total profit: $51,871
• Equity at exit: $4,488

10-year hold

• IRR: —
• Equity multiple: 16.86×
• Total profit: $133,688
• Equity at exit: $2,602

Cash invested: $8,428 (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 →

Active competition Active MLS

• For sale now: 10 active
• Median asking: $47,050 ($38/sqft)
• Median days on market: 21 d
• This list price: 30% of active listings are priced below it
• ARV vs active asking: +85.3% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 62269

• Home prices YoY: -29.5%
• Rents YoY: 6.6%
• Active inventory: 326
• Price-to-rent: 1.9×

Monthly cashflow live

• Estimated rent: $1,293 high
• Mortgage (P&I): −$158
• Tax est. 1.5%: −$38 /mo · $452/yr
• Insurance: −$13
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $814

Break-even live

Break-even rent $263

Max offer price $30,100

Occupancy floor 32%

Sensitivity live

Price	-10% $834	-5% $824	+0% $814	+5% $803	+10% $793
Rent	-10% $711	-5% $763	+0% $814	+5% $865	+10% $916
Rate	-1.0pp $829	-0.5pp $821	base $814	+0.5pp $806	+1.0pp $798

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: $7,525
• Closing costs: $903
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 7 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	62d	1	0.15mi
103 Brookside Dr O Fallon, IL	3.0	1.0	1014	$1,800	$1.78	0d	1	0.42mi
1311 West Highway 50 O'Fallon, IL	2.0	1.0	945	$1,300	$1.38	97d	1	0.45mi
106 Autumn Pine Dr Apt 3 Fairview Heights, IL	2.0	1.0	1100	$1,095	$1.00	110d	1	0.49mi
753 Forest Green Dr O Fallon, IL	3.0	2.0	1254	$2,500	$1.99	97d	1	0.97mi
812 Emerald Green Dr O Fallon, IL	3.0	1.5	1500	$2,500	$1.67	69d	1	0.98mi
25 Belle Dr Fairview Heights, IL	3.0	2.0	1260	$1,350	$1.07	9d	1	1.38mi

Listing history 34 events

1. 2026-08-13
   days on market $30,100 Active 42 DOM
2. 2026-08-12
   days on market $30,100 Active 41 DOM
3. 2026-08-11
   days on market $30,100 Active 40 DOM
4. 2026-08-10
   days on market $30,100 Active 39 DOM
5. 2026-08-09
   days on market $30,100 Active 38 DOM
6. 2026-08-08
   days on market $30,100 Active 37 DOM
7. 2026-08-07
   days on market $30,100 Active 36 DOM
8. 2026-08-06
   days on market $30,100 Active 35 DOM
9. 2026-08-05
   days on market $30,100 Active 34 DOM
10. 2026-08-04
    days on market $30,100 Active 33 DOM
11. 2026-08-03
    days on market $30,100 Active 32 DOM
12. 2026-07-31
    days on market $30,100 Active 29 DOM
13. 2026-07-30
    days on market $30,100 Active 28 DOM
14. 2026-07-30
    days on market $30,100 Active 27 DOM
15. 2026-07-28
    days on market $30,100 Active 26 DOM
16. 2026-07-26
    days on market $30,100 Active 24 DOM
17. 2026-07-24
    days on market $30,100 Active 22 DOM
18. 2026-07-24
    days on market $30,100 Active 21 DOM
19. 2026-07-01
    days on market $30,100 Active 20 DOM
20. 2026-06-30
    days on market $30,100 Active 19 DOM
21. 2026-06-29
    days on market $30,100 Active 18 DOM
22. 2026-06-28
    days on market $30,100 Active 17 DOM
23. 2026-06-27
    days on market $30,100 Active 16 DOM
24. 2026-06-26
    days on market $30,100 Active 15 DOM
25. 2026-06-24
    days on market $30,100 Active 13 DOM
26. 2026-06-22
    days on market $30,100 Active 11 DOM
27. 2026-06-21
    days on market $30,100 Active 10 DOM
28. 2026-06-18
    days on market $30,100 Active 7 DOM
29. 2026-06-17
    days on market $30,100 Active 6 DOM
30. 2026-06-16
    days on market $30,100 Active 5 DOM
31. 2026-06-15
    days on market $30,100 Active 4 DOM
32. 2026-06-13
    days on market $30,100 Active 2 DOM
33. 2026-06-13
    remarks 527-char remark
34. 2026-06-13
    listed $30,100 Active 1 DOM

ⓘ 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: $15,519
• − Mortgage interest: −$1,686
• − Property taxes: −$452
• − Insurance: −$150
• − Repairs & maintenance: −$1,241
• − Management: −$1,241
• − Depreciation: −$876
• Taxable income: $9,872
• Est. tax owed @ 24.0%: −$2,369
• After-tax cash flow: $7,394/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 · 3 photos

Fair 45/100 Moderate rehab Est. rehab $30,400–$54,720 screening

This manufactured home requires significant repairs and maintenance, particularly to the roof, siding, and landscaping. Improvements in these areas will significantly increase its resale and rental value.

Repairs flagged

• Major roof — Significant wear and tear visible
• Major siding — Aging and potential damage
• Major landscaping — Overgrown and needs trimming

Value-add opportunities

• Both landscaping and curb appeal — A well-maintained exterior can significantly increase both resale and rental value. ↑
• Both roof and siding repairs — These repairs are critical for the structural integrity and safety of the home, and will also improve its appearance. ↑
• Both HVAC maintenance — A functional HVAC system is essential for comfort and energy efficiency, which are important factors for both buyers and renters. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 22/100

Zoned Schools

Elementary Central Elem School F IL #1,141/2,056 Nat'l #35,191/41,679 Middle Joseph Arthur Middle School F IL #550/665 Nat'l #13,057/14,009 High O Fallon High School F IL #120/693 Nat'l #9,405/17,239

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 · 250,366 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: 10% of renters

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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%

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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%

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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

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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