303 Aaron Ct Unit A & B · Mascoutah, IL 62258

$225,000

6 bd · 3.0 ba · 2,040 sqft · MultiFamily · 62 Days on market

Built 1985 Good condition 0.28 ac lot $110/sqft · 11% above area Est $202k · 11% over

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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
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• Schools +4.1/10.0
• Condition / age +3.8/5.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• ARV discount +2.4/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Great Investment opportunity. Fully rented, one story duplex, with long term tenants, located in the heart of Mascoutah. Professionally managed and well maintained. Seller also owns 2 other duplexes nearby and would like to sell in a package.

Key facts

• Long term tenants
• Well maintained
• Heart of mascoutah

Tags

• ONE STORY DUPLEX
• LONG TERM TENANTS
• PROFESSIONALLY MANAGED
• WELL MAINTAINED
• HEART OF MASCOUTAH

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.5-bath units multifamily listed at $225k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive. Per door: $542/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $225k).
• Recommended offer: $212k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.1% 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.
• Market conditions: 58 active listings in the ZIP; solid renter incomes; 783 units permitted in St. Clair County in 2024 (378 in 5+ unit buildings).
• This rent runs 42% of the median local income ($95k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 $63k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($212k) 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 $211,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.48% ✓
• Cap rate: 12.08%
• Cash-on-cash: 20.66%
• DSCR: 1.92
• GRM: 5.6

CMA / ARV

• ARV (median comp): $202,106
• List price: $225,000
• Delta: 11.33%
• Verdict: OVERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 13.0%
• Equity multiple: 1.52×
• Total profit: $32,661
• Equity at exit: $33,548

10-year hold

• IRR: 21.9%
• Equity multiple: 2.87×
• Total profit: $117,584
• Equity at exit: $19,454

Cash invested: $63,000 (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: 11.2×

Monthly cashflow live

• Estimated rent: $3,341 high
• Mortgage (P&I): −$1,180
• Tax est. 1.5%: −$281 /mo · $3,375/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$702
• Net cashflow: $1,084

Break-even live

Break-even rent $1,968

Max offer price $225,000

Occupancy floor 63%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	1.5	$3,342
Total (2 units)			$3,341

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-18
   days on market $225,000 Active 62 DOM
2. 2026-06-17
   days on market $225,000 Active 61 DOM
3. 2026-06-16
   days on market $225,000 Active 60 DOM
4. 2026-06-15
   days on market $225,000 Active 59 DOM
5. 2026-06-13
   days on market $225,000 Active 57 DOM
6. 2026-06-09
   days on market $225,000 Active 53 DOM
7. 2026-06-08
   days on market $225,000 Active 52 DOM
8. 2026-06-07
   pricedays on market $225,000 Active 51 DOM
9. 2026-06-03
   days on market $262,500 Active 47 DOM
10. 2026-06-02
    days on market $262,500 Active 46 DOM
11. 2026-06-01
    days on market $262,500 Active 45 DOM
12. 2026-05-31
    days on market $262,500 Active 44 DOM
13. 2026-04-17
    listed $262,500 Active 242-char remark

    Show marketing remark (242 chars)

    Great Investment opportunity. Fully rented, one story duplex, with long term tenants, located in the heart of Mascoutah. Professionally managed and well maintained. Seller also owns 2 other duplexes nearby and would like to sell in a package.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 22 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: $40,092
• − Mortgage interest: −$12,603
• − Property taxes: −$3,375
• − Insurance: −$1,125
• − Repairs & maintenance: −$3,207
• − Management: −$3,207
• − Depreciation: −$6,545
• Taxable income: $10,028
• Est. tax owed @ 24.0%: −$2,407
• After-tax cash flow: $10,607/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 75/100 Cosmetic rehab

This fully rented, one-story duplex is in good condition with no major repairs needed. It offers a great investment opportunity with potential for minor cosmetic updates to enhance its resale and rental value.

Value-add opportunities

• Both Painting — Fresh paint can enhance curb appeal and interior aesthetics
• Both Landscaping — Enhances curb appeal and can attract more tenants

Renovation cost estimate screening

Value-add ROI direction

• Both Painting — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Landscaping — Enhances curb appeal and can attract more tenants ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-04-17 Listed $262,500 MARIS as Distributed by MLS Grid