619 S Independence St · Mascoutah, IL 62258

$60,000

3 bd · 3.0 ba · 936 sqft · SingleFamily public records · 35 Days on market

Built 1951 0.28 ac lot $64/sqft · 57% below area

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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

Price listed is Starting Bid Only. Bidding starts closing 5/26/2026 @ 5 p. m. Lovingly cared for and full of charm, this 3BR/1BA ranch home with a full basement and attached single car garage is conveniently situated in Mascoutah! The main level features a cozy living room filled with natural light through a large front window, creating a warm and inviting atmosphere. The eat-in kitchen offers ample upper and lower cabinet space along with a pantry for added storage and convenience. Three comfortably sized bedrooms, including a larger primary bedroom, share a recently updated three-quarter bathroom. A breezeway doubles as a mud room and laundry area with washer and dryer included. The full

Key facts

• 0.28 acre lot
• Garage
• Built 1951

Property features AI

Finance

• Financial info: Auction listed

Exterior

• Parking: Attached garage with space for one car (total parking for one)
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Cable available
• Home design: Single-family residence; One story; Private ownership; House structure
• Construction: Architectural shingle roof; Other construction materials
• Exterior features: Back yard and front yard; A few trees on the lot

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Full unfinished basement with interior entry; No fireplace
• Laundry & utility: Dedicated laundry room; Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $782 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $58k (3.0% below list) — sets the bar for market timing.
• Cap rate 21.9% vs local median 3.0% 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: 58 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $415 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 + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• 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 $58,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 2.61% ✓
• Cap rate: 21.93%
• Cash-on-cash: 55.83%
• DSCR: 3.48
• GRM: 3.2

CMA / ARV

• ARV (median comp): $140,583
• List price: $60,000
• Delta: -57.32%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
106 E Phillips St	0.26mi	2/1.5 (-1)	868 (-7%)	13mo	$109,000	$126	54
219 N Lebanon St	0.57mi	3/2.0	1,018 (+9%)	5mo	$215,000	$211	50
101 W South St	0.52mi	3/2.0	1,040 (+11%)	16mo	$129,900	$125	40
515 E Patterson St	0.60mi	2/1.0 (-1)	864 (-8%)	9mo	$129,900	$150	39
42 W Oak St	0.69mi	2/1.5 (-1)	984 (+5%)	20mo	$152,000	$154	32
34 W Oak St	0.69mi	3/1.0	1,035 (+11%)	13mo	$99,000	$96	31
509 N Jefferson St	0.74mi	2/1.0 (-1)	1,070 (+14%)	1mo	$229,900	$215	28
404 N John St	0.67mi	2/1.0 (-1)	984 (+5%)	24mo	$175,000	$178	27
707 E Church St	0.52mi	2/1.0 (-1)	1,044 (+12%)	21mo	$139,000	$133	26
60 W Poplar St	0.75mi	3/1.0	1,056 (+13%)	14mo	$168,800	$160	24
406 West South St	0.73mi	3/1.0	1,032 (+10%)	21mo	$215,000	$208	23
613 E Poplar St	0.69mi	3/1.0	1,040 (+11%)	22mo	$150,000	$144	22

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 54.2%
• Equity multiple: 3.39×
• Total profit: $40,113
• Equity at exit: $8,946

10-year hold

• IRR: 59.3%
• Equity multiple: 6.91×
• Total profit: $99,239
• Equity at exit: $5,188

Cash invested: $16,800 (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: 58
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,568 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$117 /mo · $1,409/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $782

Break-even live

Break-even rent $579

Max offer price $60,000

Occupancy floor 45%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
122 E State St Mascoutah, IL	2.0	1.0	1112	$1,225	$1.10	2d	1	0.39mi

Listing history 7 events

1. 2026-06-07
   status $60,000 Pending 35 DOM
2. 2026-06-03
   days on market $60,000 Active 35 DOM
3. 2026-06-02
   days on market $60,000 Active 34 DOM
4. 2026-06-01
   days on market $60,000 Active 33 DOM
5. 2026-05-31
   days on market $60,000 Active 32 DOM
6. 2026-04-30
   listed $60,000 Active 1366-char remark
7. 2026-04-29
   historical $60,000 1366-char remark

ⓘ 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: $1,409 · $117/mo
• Projected year-2 tax: $1,409 · $117/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 Major 7 d/yr ≥106°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $18,817
• − Mortgage interest: −$3,361
• − Property taxes: −$1,409
• − Insurance: −$300
• − Repairs & maintenance: −$1,505
• − Management: −$1,505
• − Depreciation: −$1,745
• Taxable income: $8,990
• Est. tax owed @ 24.0%: −$2,158
• After-tax cash flow: $7,223/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

+0.0% since first listed

3 events — show timeline

• 2026-06-03 Pending — MARIS as Distributed by MLS Grid
• 2026-04-30 Listed $60,000 MARIS as Distributed by MLS Grid
• 2026-04-29 Coming Soon $60,000 MARIS as Distributed by MLS Grid

Property tax history

-0.6%/yr

Latest (2024): $1,409 · -4.3% YoY. Source: county tax records.