2 Saint Luke Ct · Cahokia Heights, IL 62206

$82,900

3 bd · 2.0 ba · 864 sqft · SingleFamily public records · 43 Days on market

Built 1958 8,712 sqft lot $96/sqft · 21% above area Est $69k · 21% over

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Why this score? — see what drove the C 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
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.6/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this inviting 864-square-foot ranch home featuring a practical three-bedroom, one-bathroom layout. The interior offers a cohesive floor plan that maximizes the living space, creating a cozy and efficient environment for any lifestyle. Situated on a quiet cul-de-sac in Cahokia, the property provides a manageable footprint and easy-to-maintain surroundings. This residence presents a great opportunity for those seeking a functional home with classic appeal.

Key facts

• 8,712 sq ft lot
• Built 1958
• Listed 43 days

Property features AI

Exterior

• Utilities: Public water; Public sewer; Electric service (other)
• Home design: Single family residence; Residential property; One story
• Construction: Other construction materials; Built area above grade: 864 (public records)
• Exterior features: Back yard; Desert front

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating; Central electric air conditioning
• Interior features: Seven total rooms; One level living

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $83k.

Deal economics

• At list price, monthly cash flow is $587 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $83k).
• Recommended offer: $80k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Cahokia CUSD 187 (suburban): math 3% / reading 5% proficiency, ranked #864 of 919 in IL (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 85% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Cahokia High School (math 8% / reading 2%, grade F, #614 of 693 statewide, top 95%, 845 students, 0% FRL) — zoned schools average 0% FRL vs 85% district-wide (85 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 153 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 41% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 783 units permitted in St. Clair County in 2024 (378 in 5+ unit buildings).
• At $1,469/mo this rent would consume 52% of the median local household income ($34k/yr) (locally 729% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $573 of loan paydown is wiped out by about $2k 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 $23k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $12k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $51k; list at $83k implies a 63% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• 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 $80,413 (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. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.77% ✓
• Cap rate: 14.80%
• Cash-on-cash: 30.37%
• DSCR: 2.35
• GRM: 4.7

CMA / ARV

• ARV (median comp): $68,624
• List price: $82,900
• Delta: 20.80%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1071 St Margaret Dr	0.07mi	2/1.0 (-1)	864 (0%)	0mo	$6,150	$7	88
6 Saint Columba Dr	0.19mi	3/—	888 (+3%)	2mo	$35,000	$39	85
713 Saint Norbert Dr	0.47mi	3/1.0	864 (0%)	1mo	$65,000	$75	73
700 Saint Martin Dr	0.51mi	3/1.0	888 (+3%)	2mo	$105,000	$118	66
712 Saint Monica Dr	0.53mi	3/1.0	888 (+3%)	1mo	$82,500	$93	65
804 Saint Thomas Ln	0.74mi	3/1.0	864 (0%)	0mo	$85,000	$98	61
502 Saint Thomas Ln	0.75mi	3/1.0	864 (0%)	1mo	$79,900	$92	61
802 Saint Thomas Ln	0.74mi	3/1.0	864 (0%)	2mo	$105,000	$122	60
8 Saint Gregory Dr	0.34mi	4/1.0 (+1)	957 (+11%)	1mo	$110,000	$115	56
526 Saint Leo Dr	0.57mi	3/1.0	925 (+7%)	2mo	$85,000	$92	56
508 Saint James Dr	0.67mi	3/2.0	962 (+11%)	1mo	$35,000	$36	49
518 Saint James Dr	0.62mi	3/1.0	967 (+12%)	1mo	$40,000	$41	47

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: 25.0%
• Equity multiple: 2.03×
• Total profit: $24,004
• Equity at exit: $12,361

10-year hold

• IRR: 32.8%
• Equity multiple: 3.98×
• Total profit: $69,170
• Equity at exit: $7,168

Cash invested: $23,212 (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 62206

• Home prices YoY: -20.2%
• Active inventory: 153
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,469 high
• Mortgage (P&I): −$435
• Tax est. 1.5%: −$104 /mo · $1,244/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $587

Break-even live

Break-even rent $725

Max offer price $82,900

Occupancy floor 55%

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: $20,725
• Closing costs: $2,487
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1115 Saint Marcella Dr East Saint Louis, IL	3.0	1.0	864	$1,500	$1.74	14d	1	0.13mi
1130 Water St East Saint Louis, IL	3.0	1.0	1100	$1,450	$1.32	23d	1	0.20mi
705 Saint Martin Dr East Saint Louis, IL	4.0	1.0	1033	$1,600	$1.55	21d	1	0.49mi
526 Saint Leo Dr East Saint Louis, IL	3.0	1.0	925	$1,400	$1.51	2d	1	0.59mi
701 Saint Paul Dr East Saint Louis, IL	3.0	1.0	864	$1,500	$1.74	43d	1	0.59mi
101 E 5th St Cahokia, IL	2.0	1.0	770	$900	$1.17	43d	1	0.75mi
502 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	864	$1,400	$1.62	2d	1	0.76mi
500 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	864	$950	$1.10	23d	1	0.77mi
811 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	1040	$1,295	$1.25	23d	1	0.79mi
148 Saint James Ln East Saint Louis, IL	3.0	1.0	864	$1,200	$1.39	43d	1	0.81mi
142 Saint Barbara Ln East Saint Louis, IL	3.0	2.0	990	$1,300	$1.31	43d	1	0.81mi
1150 Price St Cahokia, IL	3.0	1.0	864	$1,400	$1.62	2d	1	0.82mi
121 Saint Dorothy Dr Cahokia, IL	3.0	1.0	988	$1,500	$1.52	43d	1	0.88mi
124 Saint James Ln Cahokia Heights, IL	3.0	1.0	1064	$1,350	$1.27	43d	1	0.93mi
1162 Smith St East Saint Louis, IL	3.0	1.0	988	$1,295	$1.31	21d	1	0.96mi
111 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	1040	$1,350	$1.30	43d	1	0.98mi
1109 Saint Helena Dr Cahokia Heights, IL	3.0	1.0	825	$1,400	$1.70	2d	1	1.32mi

Listing history 20 events

1. 2026-06-18
   days on market $82,900 Active 43 DOM
2. 2026-06-17
   days on market $82,900 Active 42 DOM
3. 2026-06-16
   days on market $82,900 Active 41 DOM
4. 2026-06-15
   days on market $82,900 Active 40 DOM
5. 2026-06-13
   days on market $82,900 Active 38 DOM
6. 2026-06-13
   days on market $82,900 Active 37 DOM
7. 2026-06-09
   days on market $82,900 Active 34 DOM
8. 2026-06-08
   pricedays on market $82,900 Active 33 DOM
9. 2026-06-07
   days on market $94,900 Active 32 DOM
10. 2026-06-05
    days on market $94,900 Active 29 DOM
11. 2026-06-03
    days on market $94,900 Active 28 DOM
12. 2026-06-02
    days on market $94,900 Active 27 DOM
13. 2026-06-01
    days on market $94,900 Active 26 DOM
14. 2026-05-31
    days on market $94,900 Active 25 DOM
15. 2026-05-06
    listed $94,900 Active 469-char remark
16. 2026-02-26
    price $72,000
17. 2025-09-15
    listed $75,000 Active
18. 2025-03-24
    listed $89,999 Active
19. 2022-09-01
    price $850
20. 2013-12-05
    soldstatus $51,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 0% 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 100% 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: $17,626
• − Mortgage interest: −$4,644
• − Property taxes: −$1,244
• − Insurance: −$414
• − Repairs & maintenance: −$1,410
• − Management: −$1,410
• − Depreciation: −$2,412
• Taxable income: $6,092
• Est. tax owed @ 24.0%: −$1,462
• After-tax cash flow: $5,587/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: Cahokia CUSD 187
• NCES district ID: 1708040
• Math proficiency: 3% ▼ -2.00%
• Reading proficiency: 5% ▬ 0.00%
• Median HH income: $28,028
• Composite: 6.44/100
• National rank: #14827
• State rank: #864 of 919 in IL

Livability — Cahokia Heights

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Cahokia Heights, IL
• County: Saint Clair County · 169,691 people
• City population: 19,956
• Metro: St. Louis, MO-IL
• Population (ZIP): 12,959
• Household income: $33,838
• Rent vs Own: 44.5% rent · 55.5% own
• Severe rent burden: 729.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Black 59% White 29% Two or more races 6% Hispanic / Latino 3% Asian 2%
• Common ancestry: Romanian 2% Lithuanian 1% Iranian 1%
• Foreign-born: 2% · China
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1% Chinese 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: ▼ -33.26%
• Current HPI: 131.5144
• Rent YoY: —
• Metro: St. Louis, MO-IL
• 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

+62.5% since first listed

7 events — show timeline

• 2026-06-08 Price Changed $82,900 MARIS as Distributed by MLS Grid
• 2026-05-06 Listed $94,900 MARIS as Distributed by MLS Grid
• 2026-02-26 Price Changed $72,000 MARIS as Distributed by MLS Grid
• 2025-09-15 Listed $75,000 MARIS as Distributed by MLS Grid
• 2025-03-24 Listed $89,999 MARIS as Distributed by MLS Grid
• 2022-09-01 Price Changed $850 RENT.
• 2013-12-05 Sold (Public Records) $51,000 Public Records

Property tax history

-26.3%/yr

Latest (2024): $29 · -98.0% YoY. Source: county tax records.