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    Townhouse-Style Duplex Investment Title is generated by Realmo AI

    261 Aaron Court, Mascoutah, IL 62258

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    Picture of Duplexes at 261 Aaron Court, Mascoutah, IL
    For Sale
    $312,500

    Traditional, 2-4 Units - Mascoutah, IL

    Property size:
    1,680 SF
    Lot size:
    0.27 Acres
    Price / SF:
    $186/SF
    Added:
    Jun 3, 2026
    Days on Market:
    4
    Last Refresh:
    Jun 6 at 3:06 pm

    Property Features for 261 Aaron Court

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Parking
    3
    Parking features
    Garage, Garage - Attached, Off Street
    Interior features
    Ceiling Fan(s)
    Standard status
    Active
    APN
    10-30.0-202-028
    Size
    1,680 SF
    Lot size
    0.27 Acres

    Taxes and HOA fees

    Tax Year
    2024
    Tax Annual Amount
    7530

    Utilities

    Heating system
    Forced Air
    Cooling system
    Ceiling Fan(s), Central Air

    Building Details

    Year built
    1994
    Floors in Building
    2
    Number of units
    2
    Flooring type
    Carpet, Vinyl
    Building materials
    Aluminum Siding, Brick
    Architectural style
    New Traditional

    We can help!

    Listing Contact
    Claire Leopold
    Claire Leopold

    Listing agent Claire Leopold License #471001999

    Listing office Nester Realty 12 East Main Street, Edwardsville, IL

    Listing date Jun 3, 2026

    MLS# 26022123 Listing URL

    Copyright © 2026 Mid America Regional Information Systems, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Fully rented duplex providing immediate rental income.
    • Townhouse‑style layout appealing to tenants.
    • Located in the heart of Mascoutah.
    • Professionally managed and well maintained.
    • Long‑term tenants already in place.
    • Option to purchase as part of a package with two other nearby duplexes.

    Overview

    This townhouse-style duplex is configured as a 2-4 unit residential income property and is offered fully rented with long-term tenants in place. The property includes approximately 1,680 square feet of total space on a 0.27-acre lot and is described as professionally managed and well maintained. The current setup is presented as an income-oriented, turn-key option for an owner-occupant or investor seeking immediate occupancy.

    The duplex is located at 261 Aaron Court in Mascoutah, Illinois (St. Clair County), where the seller notes it is positioned in the heart of the community. No additional frontage, building materials, or parking details are provided in the listing information.

    For tenants, the townhouse-style layout and existing tenancy may appeal to those looking for established residential units under professional oversight. For buyers, the key practical feature is the property’s current occupancy status, with described long-term tenants and active professional management. The seller also indicates they own two additional duplexes nearby and would like to sell them as a package, which may be relevant for buyers building a broader local portfolio.
    Property Profile Location Intelligence

    Current Use by Public Records

    Duplexes

    Map

    City
    Mascoutah
    County
    St. Clair
    State
    Illinois
    Longitude
    -89.803076
    Latitude
    38.508704

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    FAQs

    What type of property is this?
    Duplex - Fully rented, townhouse-style duplex with long-term tenants and professional management for residential income buyers.
    Where is this duplex located?
    The property is located at 261 Aaron Court Mascoutah, IL.
    What is the asking price?
    The asking price for this property is $312,500.
    What are key features of this property?
    This property features: Fully rented duplex providing immediate rental income.; Townhouse‑style layout appealing to tenants.; Located in the heart of Mascoutah.
    (618) 530-5599
    We can help!
    Listing Contact
    Claire Leopold
    Claire Leopold
    Real Estate License ID: 471001999
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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