1713 W Highway 50 Unit 145A · O'Fallon, IL 62269

$63,900

3 bd · 2.0 ba · 1,152 sqft · Manufactured · 23 Days on market

Manufactured home Built 2026 Good condition $55/sqft · 25% below area Est $85k · 25% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.2/5.0
• Condition / age +4.0/5.0
• Appreciation +2.5/10.0
• Livability +2.5/5.0
• Schools +2.2/10.0
• Manufactured-home adj. -6.4

Listing remarks

Your brand new 3 bedroom, 2 bathroom home is waiting for you to move in! This comfortable home features premium entry doors, a modern bathroom, as well as new brand name appliances. In the community, enjoy with your friends and family all the amenities we have to offer such as community events, a basketball court, and a playground. 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

• Basketball court
• Modern bathroom
• Premium entry doors

Tags

• PREMIUM ENTRY DOORS
• MODERN BATHROOM
• NEW BRAND NAME APPLIANCES
• BASKETBALL COURT
• PLAYGROUND

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $64k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $574 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $64k).
• Recommended offer: $63k (1.5% below list) — sets the bar for market timing.
• Cap rate 17.1% 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 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.
• 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 $442 of loan paydown is wiped out by about $2k 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 $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($63k) is reasonable based on typical stale-listing flexibility.

Recommended offer $62,941 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 2.01% ✓
• Cap rate: 17.08%
• Cash-on-cash: 38.51%
• DSCR: 2.71
• GRM: 4.1

CMA / ARV

• ARV (median comp): $85,000
• List price: $63,900
• Delta: -24.82%
• 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
958 Holyoke Dr	0.87mi	3/2.0	1,185 (+3%)	0mo	$246,000	$208	60
108 Alice Dr	0.26mi	2/2.0 (-1)	1,300 (+13%)	3mo	$165,000	$127	59
329 Veach Dr	1.11mi	3/2.0	1,123 (-2%)	3mo	$185,000	$165	59
40 Joseph Dr	1.00mi	2/1.0 (-1)	1,134 (-2%)	3mo	$184,900	$163	51
806 Emerald Green Dr	0.96mi	3/2.0	1,244 (+8%)	2mo	$249,900	$201	50
1 Hyde Park Rd	0.93mi	2/1.0 (-1)	1,113 (-3%)	1mo	$165,000	$148	50
9 Debra Dr	0.98mi	2/1.0 (-1)	1,117 (-3%)	2mo	$169,900	$152	49
14 Stacy Dr	0.82mi	2/1.5 (-1)	1,053 (-9%)	1mo	$195,000	$185	43
4 Monticello Pl	0.74mi	3/2.0	950 (-18%)	4mo	$99,000	$104	37
54 Monticello Pl	0.90mi	3/1.0	1,329 (+15%)	2mo	$179,900	$135	34
504 Joseph Dr	1.15mi	2/1.5 (-1)	1,296 (+12%)	4mo	$149,900	$116	34
931 Saint Clair St	1.16mi	2/1.0 (-1)	864 (-25%)	1mo	$75,000	$87	30

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: 38.7%
• Equity multiple: 2.74×
• Total profit: $31,117
• Equity at exit: $9,528

10-year hold

• IRR: 47.0%
• Equity multiple: 6.36×
• Total profit: $95,855
• Equity at exit: $5,525

Cash invested: $17,892 (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: $34,650 ($26/sqft)
• Median days on market: 31 d
• This list price: 90% of active listings are priced below it
• ARV vs active asking: +181.0% 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: 4.1×

Monthly cashflow live

• Estimated rent: $1,286 high
• Mortgage (P&I): −$335
• Tax est. 1.5%: −$80 /mo · $958/yr
• Insurance: −$27
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $574

Break-even live

Break-even rent $559

Max offer price $63,900

Occupancy floor 50%

Sensitivity live

Price	-10% $618	-5% $596	+0% $574	+5% $552	+10% $530
Rent	-10% $473	-5% $523	+0% $574	+5% $625	+10% $676
Rate	-1.0pp $606	-0.5pp $590	base $574	+0.5pp $558	+1.0pp $541

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: $15,975
• Closing costs: $1,917
• 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 1 events

1. 2026-05-04
   listed $63,900 Active 478-char remark

ⓘ 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: $15,430
• − Mortgage interest: −$3,579
• − Property taxes: −$958
• − Insurance: −$320
• − Repairs & maintenance: −$1,234
• − Management: −$1,234
• − Depreciation: −$1,859
• Taxable income: $6,245
• Est. tax owed @ 24.0%: −$1,499
• After-tax cash flow: $5,392/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 · 1 photo

Good 80/100 None rehab

This brand new 3-bedroom, 2-bathroom home is move-in ready with a good condition score and minimal maintenance required. It offers a great opportunity for investors looking to increase its value through minor updates and improvements.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve the home's curb appeal and attract more potential buyers or renters. ↑
• Resale Upgrading the appliances — Modern appliances can appeal to a broader range of buyers and increase the home's value. ↑
• Both Adding smart home features — Smart home features can increase the home's appeal and value, both for resale and rental purposes. ↑
• Both Upgrading the flooring — Upgrading the flooring can improve the home's appearance and increase its value for both resale and rental purposes. ↑

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