Real Estate Investing in Mascoutah, Illinois (62258)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 62258 (Mascoutah, IL)? Our answer, based on the numbers below.
Solid choice — values are growing steadily and the market is stable enough to buy with confidence.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- Elevated vacancy: 8.2% vacancy may signal weakening demand.
What’s happening in Mascoutah, IL (62258)?
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Market Analysis: 62258 Mascoutah
This part of Saint Clair County is not an easy win. The 62258 ZIP comes in at softness in key indicators, and the playbook that works in cleaner markets often stalls here.
On balance, the numbers look inviting — $270K purchase price, 0.0% nominal cap — the work to hit that pro forma in 62258 is substantial and deserves full respect.
ZIP 62258's metrics run below Saint Clair County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
A sturdy renter share of 27% in 62258 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
Distressed ZIPs reward experience. healthy returns are possible in 62258, but they flow to investors who already understand how to operate in soft markets.
Here's what matters if you're considering buying a home in Mascoutah:
Property Strategy for 62258
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $165,102 | $1,310 | 5.7% | +8.6% | $82,551 |
| 3BR | $264,793 | $1,690 | 4.6% | +8.9% | $88,264 |
| 4BR | $333,587 | $1,950 | 4.2% | +7.4% | $83,397 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 62258 Compare?
| Metric | 62258 | Mascoutah | St. Louis, MO-IL | Illinois |
|---|---|---|---|---|
| Home Value | $269,614 | $269,614 | N/A | $279,761 |
| 5-Year CAGR | 6.2% | 6.2% | N/A | 6.6% |
| Avg Rent | $1,403 | $1,403 | N/A | - |
| Cap Rate | 4.1% | 4.1% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 62258 (Mascoutah, IL). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $269,614 |
| Monthly Rent | $1,403 |
| Price-to-Rent | 16.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.2% |
| Cap Rate | 4.1% |
| 5-Year IRR | 10.3% |
📈 Home Appreciation
| 1-Year | +7.4% ▲ |
| 3-Year CAGR | +5.9% ▲ |
| 5-Year CAGR | +6.2% ▲ |
| 10-Year CAGR | +5.4% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (4.1%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 62258
Population: 10,292
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 62258
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Investor Insight: With 3,182 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What price range are homes in Mascoutah, IL?
Mascoutah, IL home values average about $270K. That price point suits investors targeting rentals with $1,403/mo in monthly income.
How should investors approach Mascoutah, IL?
For Mascoutah, IL, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
Is vacancy a concern in Mascoutah, IL?
Vacancy risk in Mascoutah, IL is elevated. That supports predictable cash flow for typical rental holds.
Is house hacking profitable in Mascoutah, IL?
Mascoutah, IL is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $270K price point reasonable to enter.
Is Mascoutah, IL good for landlords?
IL ranks as a landlord-friendly state for landlord-tenant law. Mascoutah generally follows the statewide framework, so landlords face reasonable operating rules.
You know 62258 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 62258 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 62258 ranks in St. Louis, MO-IL
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