104 E South St · Mascoutah, IL 62258

$49,700

1 bd · 2.0 ba · 600 sqft · SingleFamily public records · 98 Days on market

Built 1887 5,227 sqft lot $83/sqft · 55% 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 MLS

1 bed, 1 bath home with plenty of potential. Perfect project for someone ready to renovate and make it their own. Would be a great investment property.

Key facts

• 5,227 sq ft lot
• 2 parking spots
• Built 1887

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $382 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $45k (9.0% below list) — sets the bar for market timing.
• Cap rate 15.5% 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 is only 14% of the median local income ($95k/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 $344 of loan paydown is wiped out by about $1k 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 $14k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($45k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.6% of price; built in 1887 — 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 $45,227 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1887 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 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: 2.18% ✓
• Cap rate: 15.51%
• Cash-on-cash: 32.91%
• DSCR: 2.46
• GRM: 3.8

CMA / ARV

• ARV (median comp): $110,703
• List price: $49,700
• Delta: -55.10%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 28.2%
• Equity multiple: 2.17×
• Total profit: $16,349
• Equity at exit: $7,410

10-year hold

• IRR: 35.7%
• Equity multiple: 4.30×
• Total profit: $45,924
• Equity at exit: $4,297

Cash invested: $13,916 (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: 3.8×

Monthly cashflow live

• Estimated rent: $1,081 medium
• Mortgage (P&I): −$261
• Tax from tax record: −$191 /mo · $2,294/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $382

Break-even live

Break-even rent $598

Max offer price $49,700

Occupancy floor 60%

Sensitivity live

Price	-10% $545	-5% $396	+0% $382	+5% $368	+10% $354
Rent	-10% $296	-5% $339	+0% $382	+5% $424	+10% $467
Rate	-1.0pp $407	-0.5pp $394	base $382	+0.5pp $369	+1.0pp $356

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: $12,425
• Closing costs: $1,491
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $49,700 Active 98 DOM
2. 2026-06-17
   days on market $49,700 Active 97 DOM
3. 2026-06-16
   days on market $49,700 Active 96 DOM
4. 2026-06-15
   days on market $49,700 Active 95 DOM
5. 2026-06-13
   days on market $49,700 Active 93 DOM
6. 2026-06-09
   days on market $49,700 Active 89 DOM
7. 2026-06-08
   days on market $49,700 Active 88 DOM
8. 2026-06-07
   days on market $49,700 Active 87 DOM
9. 2026-06-03
   days on market $49,700 Active 83 DOM
10. 2026-06-02
    days on market $49,700 Active 82 DOM
11. 2026-06-01
    days on market $49,700 Active 81 DOM
12. 2026-05-31
    days on market $49,700 Active 80 DOM
13. 2026-05-19
    price $49,700 151-char remark

    Show marketing remark (151 chars)

    1 bed, 1 bath home with plenty of potential. Perfect project for someone ready to renovate and make it their own. Would be a great investment property.

14. 2026-04-26
    status Active 151-char remark

    Show marketing remark (151 chars)

    1 bed, 1 bath home with plenty of potential. Perfect project for someone ready to renovate and make it their own. Would be a great investment property.

15. 2026-04-13
    status Pending 151-char remark

    Show marketing remark (151 chars)

    1 bed, 1 bath home with plenty of potential. Perfect project for someone ready to renovate and make it their own. Would be a great investment property.

16. 2026-04-06
    price $54,700 151-char remark

    Show marketing remark (151 chars)

    1 bed, 1 bath home with plenty of potential. Perfect project for someone ready to renovate and make it their own. Would be a great investment property.

17. 2026-02-27
    listed $59,700 Active 151-char remark

    Show marketing remark (151 chars)

    1 bed, 1 bath home with plenty of potential. Perfect project for someone ready to renovate and make it their own. Would be a great investment property.

18. 2006-05-08
    soldstatus $50,000

ⓘ 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: $2,294 · $191/mo
• Projected year-2 tax: $2,294 · $191/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 3/10 Moderate FEMA zone X · 20% 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 100% 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: $12,975
• − Mortgage interest: −$2,784
• − Property taxes: −$2,294
• − Insurance: −$248
• − Repairs & maintenance: −$1,038
• − Management: −$1,038
• − Depreciation: −$1,446
• Taxable income: $4,126
• Est. tax owed @ 24.0%: −$990
• After-tax cash flow: $3,589/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

-0.6% since first listed

6 events — show timeline

• 2026-05-19 Price Changed $49,700 MARIS as Distributed by MLS Grid
• 2026-04-26 Relisted — MARIS as Distributed by MLS Grid
• 2026-04-13 Pending — MARIS as Distributed by MLS Grid
• 2026-04-06 Price Changed $54,700 MARIS as Distributed by MLS Grid
• 2026-02-27 Listed $59,700 MARIS as Distributed by MLS Grid
• 2006-05-08 Sold (Public Records) $50,000 Public Records

Property tax history

+2.4%/yr

Latest (2024): $2,294 · +4.7% YoY. Source: county tax records.