Townhouse-Style
For Sale
$245,000
Pending
406-408 N County Road #406-408, Mascoutah, IL 62258
Fully leased duplex with professional management and established tenancy in Mascoutah.
Property Size1,560 SF
Days on Market22
Property Features for 406-408 N County Road #406-408
General Information
Standard status
Pending
Size
1,560 SF
Property subtype
Residential Income
Taxes and HOA fees
Annual Taxes
$6,226
Building Details
Building Size
1,560 SF
Year Built
1991
Buildings
1
Stories
2
Units
2
Listing Agency:
Nester Realty
(618) 530-5599
Listed By:
Claire Leopold · License #471001999
Source:
Nesterrealty
Added: Aug 9
Changed: Aug 29
Last Checked: Aug 29 at 10:53PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Nester Realty
Investment Insights
Based on property information with market context.
Built in 1991, this townhouse-style duplex is configured as a two-unit residential income property and is currently fully rented. The property has been professionally managed and maintained, with long-term tenants in place.
The duplex is located in Mascoutah, Illinois. The seller also owns two additional nearby duplexes and has expressed interest in a package sale, providing a potential opportunity to evaluate multiple properties together.
The duplex is located in Mascoutah, Illinois. The seller also owns two additional nearby duplexes and has expressed interest in a package sale, providing a potential opportunity to evaluate multiple properties together.
Key Highlights
- Two‑unit townhouse‑style duplex
- Fully rented with long‑term tenants
- Professionally managed and maintained
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$12,865
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
5.25%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$257,300
$257.3K
Cap Rate 7%
$183,786
$183.8K
Cap Rate 9%
$142,944
$142.9K
Market Conditions
NOI Build-Up for 1,560 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$19.7K $12.60/SF
− Vacancy
−$1.3K −$0.82/SF
EGI
$18.4K $11.78/SF
− OpEx
−$5.5K −$3.53/SF
NOI
$12.9K $8.25/SF
Area
St. Clair County, IL
Vacancy
6.50%
Lease Rate
$12.60 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$257,300
Cap Rate 7%
$183,786
Cap Rate 9%
$142,944
Alternative Uses
Best Use
Multifamily LT 5
$183.8K
$160.8K – $214.4K
NOI $12,865 @ 7.0% cap · market cap 5.25%
Second Best
Apartment 5plus
$165.6K
$144.9K – $193.2K
NOI $11,589 @ 7.0% cap · market cap 4.73%
Theoretical Best
Office A
$369.3K
$323.2K – $430.9K
NOI $25,852 @ 7.0% cap · market cap 10.55%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
102
Businesses Nearby
Explore this area
Business Placement
Demographics for 62258, IL
10,379
Population
3,908
Households
2.7
Avg Household Size
38
Median Age
27%
College-Educated
95%
High-School Grad
75.4 sq mi
ZIP Area
138
Density / Sq Mi
$90,417
Median Household Income
$46,395
Median Earnings
$1,231
Median Rent
$229,500
Median Home Value
Market
Vacancy Rate% for Multifamily in Midwest region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Fully leased duplex with professional management and established tenancy in Mascoutah.
Where is this duplex located?
The property is located at 406-408 N County Road #406-408 Mascoutah, IL.
What is the asking price?
The asking price for this property is $245,000.
What are key features of this property?
This property features: Two‑unit townhouse‑style duplex; Fully rented with long‑term tenants; Professionally managed and maintained
