Metro East - Investor Secret...until now!

5 Replies

The Metro East is a region in Illinois that comprises eastern suburbs of St. Louis, Missouri. Investors find the Metro East to be booming with potential. While the Missouri side of the region is flooded with investors, the Metro East is a well-kept secretuntil now.

The Metro East is the second largest urban area in Illinois after the Chicago metropolitan area and, as of the 2000 census, the population of the Metro East statistical area is 599,845 residents, a figure that has risen above 700,000 in 2010. The significant growth in the Metro East is mainly due to people in smaller outlying towns in Illinois and Indiana moving to the area for better job opportunity.”

Property values are stable, and on the rise. The price to “buy in” to this area is relatively low compared to other metropolitan areas, and rent rates are competitive. With a large number of higher education facilities in the area, the student population is ever-increasing, making the need for housing on the rise.

According to an April 2015 RealtyTrac report, the Metro East shows as an area of “High Return” compared to all U.S. markets. With a steadily increasing population, a high-demand job market, and exceptional higher education facilities, the Metro-East maintains competitive rental rates compared to other U.S. cities. Coupled with prices below the U.S. average, the Metro-East is a great choice for investors.

Jobs & Industry

Madison County and St. Clair County are just across the great Mississippi River from the City of St. Louis. The Mississippi River shaped the development of the St. Louis region, and many of today’s businesses and industries make use of the river. The region is also home to the confluence of Mississippi, Illinois, and Missouri Rivers.

St. Louis and the Metro East is a major hub for moving freight throughout the United States, with interstates I-44, I-55, I-64, and I-70 connecting the region to the rest of the nation.

The web of interstates, railways, and waterways throughout the St. Louis region allow for a great number of jobs available to the local population.

Railroad

Class 1- CSX, Union Pacific, Norfolk Southern Railway, Burlington Northern Santa Fe (BNSF), Canadian National Railway, Kansas City Southern

Passenger- AmTrak (to Chicago, Dallas, and Kansas City), MetroLink (regional light rail)

Location of Rail Yards- Granite City, IL (Madison), East St. Louis, IL (St. Clair), Centreville, IL (St. Clair), Dupo, IL (St. Clair)

Airports

St. Clair County- St. Louis Downtown Airport (East St. Louis), MidAmerica St. Louis Airport (Mascoutah), Scott Air Force Base (Belleville)

Madison County- St. Louis Regional Airport (East Alton), St. Louis Metro-East Airport (St. Jacob), Highland-Winet Airport (Madison)

St. Louis- Lambert-St. Louis International (STL)

Ports

Port of St. Louis

Port of Metropolitan St. Louis- 2nd largest inland port by trip-ton miles, 3rd by tonnage. Northernmost ice- and lock-free port on Mississippi River. Served by 6 Class One railroads, 7 Interstates, 2 international airports. Located within 500 miles of one-third of the US population. Access to 2 Foreign Trade Zones (America’s Central Port District, Foreign Trade Zone No. 31, Granite City, IL)

Some of the areas other major employers:

Madison County Major Employers

U.S. Steel, Olin Corporation, Illinois Department of Transportation, Wood River Refinery, Ameren Corporation

St. Clair County Major Employers

Scott Air Force Base, St. Louis Downtown Airport, MidAmerica St. Louis Airport, Ameren Corporation

St. Louis Major Employers

Anheuser-Busch (headquarters), Monsanto (headquarters), Boeing, Express Scripts (headquarters), Energizer Holdings (headquarters), Enterprise Holdings (headquarters), United Van Lines (headquarters), Pfizer, Washington University School of Medicine, Barnes-Jewish Hospital (5th largest hospital in the world), St. Louis University, Washington University, Charter Communications, Olin Corporation, Korte Construction Company, Lambert-St. Louis International Airport (STL), Emerson Electric (headquarters), Centene (headquarters), Peabody Energy (headquarters), Ameren Corporation (headquarters), Edward Jones Investments (headquarters), Graybar (headquarters), Scottrade

Education

The Metro East is home to several colleges and universities offering exceptional higher education. Many of these schools have satellite campuses throughout the region to offer educational opportunity to the masses.

Investors find a great opportunity in student housing. Many students attending St. Louis city and county universities and colleges call the Metro East home. St. Louis is home to several universities and colleges, including Washington University, Saint Louis University, Webster University, and many more.

Public Universities

Lindenwood University (Belleville)- with the main campus in St. Charles, Missouri, the Belleville campus is a 4-year university offering 30 different undergraduate and graduate degree options

Southern Illinois University Edwardsville- with the main campus located in Edwardsville, Illinois, SIUe has a continually growing population currently serving 14,200 students, including 300+ international students originating from countries such as China, India, Iran, Nigeria, and Turkey. SIUe has additional campuses in Alton, East St. Louis, and Springfield, IL. SIUe offers degrees in Arts & Sciences, including a top-notch School of Engineering, School of Business, School of Dental Medicine, School of Pharmacy, and a Graduate School.

Community Colleges

Kaskaskia College- one of the oldest community colleges in the state, serving 11,500 students

Lewis and Clark Community College- with an ever-increasing student population, enrolling 13,500+ students

Southwestern Illinois College- the fifth largest community college in Illinois with campuses in 20+ off-campus locations, SWIC serves Scott Air Force Base, Belleville, IL, Granite City, IL, East St. Louis, IL, and more.

Private Universities

Greenville College- a Liberal Arts 4-year institution affiliated with the Free Methodist Chuch

McKendree University- a private Liberal Arts college founded in 1828 as the Lebanon Seminary, it is the oldest college in Illinois. The university has satellite campuses at Scott Air Force Base and Kentucky.

Principia College- a private Liberal Arts collage in the historical village of Elsah, Illinois, serving the Christian Scientist community

Webster University- Founded in 1915, with a satellite campus located on Scott Air Force Base and the home campus in St. Louis, MO, Webster University is a private, nonprofit, accredited university that offers a balance of arts, sciences, and professional undergraduate and graduate degrees. With nearly 70 satellite campuses spread across the U.S., and a dozen additional campuses worldwide, Webster University ranks in the top 2% of Study Abroad programs by U.S. News & World Report.

Don't leak the secret lol. I invest here with little competition while everyone flocks to the St. Louis counties. Prices are low with small appreciation gains but high returns due to the high rents. Very stable market! Perfect for the cash flow investor.

Not a secret at all... 

Kudos,

Mary

@Vince Mayer  Thanks!  I am just spreading the word on what we have to offer!

@Jarred Black  A little competition never hurt, right?! It seems that anything this side of the river is foreign territory for many.

If you are looking for any off market properties, please contact me.

Happy Monday, everyone!