10914 Hunters Creek Dr · O'Fallon, IL 62254

$49,900

4 bd · 2.0 ba · 2,052 sqft · Manufactured · 43 Days on market

Built 1996 0.31 ac lot $24/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 +3.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity in Lebanon! This spacious home at 10914 Hunters Creek offers a functional layout with strong potential for customization. The front entry opens into the living room, flowing into a separate dining room and den, providing multiple living and entertaining spaces. The kitchen is centrally located with convenient access to all main living areas. The primary suite features a walk-in closet and a full private bathroom. Three additional bedrooms, a second full bathroom, and a utility/laundry room. A 2-car attached garage adds everyday convenience. The property does require work and is being sold as-is, making it a great option for investors or buyers looking to renovate and build equity. Located in a residential area of Lebanon, the home offers easy access to local schools, parks, shopping, and dining, along with convenient proximity to major roadways for commuting to nearby communities. ALL information is deemed reliable but is not guaranteed and should be verified by the buyer and/or buyers agent before making an offer. Auction Disclosure: This property is now under auction terms. All Bids must be submitted during the auction via the property's listing page at www.servicelinkauction.com. This sale is subject to a 5% or $2,500 minimum buyer's premium pursuant to the auction Terms & Conditions. All bids will be subject to seller approval (minimums may apply). Under FinCEN's new RRE Rule, transfers will be subject to reporting when buyers use entities or trusts to take title to residential real estate, when the transaction is all cash, privately financed or HELOC. Purchasers may use any lender they choose to finance the purchase of the property, however, Seller requires that all non-cash offers be pre-qualified by NewRez prior to negotiation of the offer.

Key facts

• Walk-in closet
• Utility laundry room
• Functional layout

Tags

• FUNCTIONAL LAYOUT
• MULTIPLE LIVING SPACES
• CENTRALLY LOCATED KITCHEN
• WALK-IN CLOSET
• FULL PRIVATE BATHROOM
• UTILITY LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $50k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.
• Cap rate 34.2% vs local median 2.8% 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.
• Market conditions: 30 active listings in the ZIP; 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 $345 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 ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $48,403 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 3.75% ✓
• Cap rate: 34.21%
• Cash-on-cash: 99.69%
• DSCR: 5.44
• GRM: 2.2

CMA / ARV

• ARV (median comp): $111,339
• List price: $49,900
• Delta: -55.18%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10914 Hunters Creek Dr	0.00mi	4/2.0	2,052 (0%)	1mo	$49,900	$24	99
11262 Spring Meadow Trl	0.16mi	4/2.0	2,268 (+10%)	6mo	$160,000	$71	70

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: —
• Equity multiple: 5.71×
• Total profit: $65,851
• Equity at exit: $7,440

10-year hold

• IRR: —
• Equity multiple: 11.92×
• Total profit: $152,581
• Equity at exit: $4,314

Cash invested: $13,972 (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 62254

• Home prices YoY: -26.6%
• Active inventory: 30
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $1,871 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$35 /mo · $423/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $1,161

Break-even live

Break-even rent $402

Max offer price $49,900

Occupancy floor 33%

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-04-06
   listed $49,900 Active 1793-char remark

   Show marketing remark (1793 chars)

   Opportunity in Lebanon! This spacious home at 10914 Hunters Creek offers a functional layout with strong potential for customization. The front entry opens into the living room, flowing into a separate dining room and den, providing multiple living and entertaining spaces. The kitchen is centrally located with convenient access to all main living areas. The primary suite features a walk-in closet and a full private bathroom. Three additional bedrooms, a second full bathroom, and a utility/laundry room. A 2-car attached garage adds everyday convenience. The property does require work and is being sold as-is, making it a great option for investors or buyers looking to renovate and build equity. Located in a residential area of Lebanon, the home offers easy access to local schools, parks, shopping, and dining, along with convenient proximity to major roadways for commuting to nearby communities. ALL information is deemed reliable but is not guaranteed and should be verified by the buyer and/or buyers agent before making an offer. Auction Disclosure: This property is now under auction terms. All Bids must be submitted during the auction via the property's listing page at www.servicelinkauction.com. This sale is subject to a 5% or $2,500 minimum buyer's premium pursuant to the auction Terms & Conditions. All bids will be subject to seller approval (minimums may apply). Under FinCEN's new RRE Rule, transfers will be subject to reporting when buyers use entities or trusts to take title to residential real estate, when the transaction is all cash, privately financed or HELOC. Purchasers may use any lender they choose to finance the purchase of the property, however, Seller requires that all non-cash offers be pre-qualified by NewRez prior to negotiation of the offer.

ⓘ 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: $423 · $35/mo
• Projected year-2 tax: $778 · $65/mo
• Expected delta: +$355/yr (+$30/mo · 83.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,457
• − Mortgage interest: −$2,795
• − Property taxes: −$423
• − Insurance: −$250
• − Repairs & maintenance: −$1,797
• − Management: −$1,797
• − Depreciation: −$1,452
• Taxable income: $13,945
• Est. tax owed @ 24.0%: −$3,347
• After-tax cash flow: $10,582/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: 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

• City population: 35,536
• Population (ZIP): 6,339

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 (78%)
• Race & ethnicity: White 78% Black 10% Two or more races 10% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 3% Cuban 2%
• Common ancestry: Lithuanian 3% Serbian 3% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 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: ▼ -53.58%
• Current HPI: 148.037
• Rent YoY: —
• Metro: —
• 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

• 2026-04-06 Listed $49,900 MARIS as Distributed by MLS Grid

Property tax history

-6.0%/yr

Latest (2024): $423 · -3.9% YoY. Source: county tax records.