28 School St · Cahokia Heights, IL 62206

$105,000

3 bd · 2.0 ba · 864 sqft · SingleFamily public records · 50 Days on market

Built 1960 6,534 sqft lot $122/sqft · 43% above area Est $74k · 43% 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 +28.7/30.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• 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

3 bedroom 1 bath home with off street parking. Tenant paying $1095 per month. 17 Property Package . No showings without approved contract. Add this to your portfolio today. Close to Shopping Areas, Schools, Public Transportation and Interstate Highways. This is a Must See!!!!! Buyer to verify all Listing data including but not limited to sq. ft. , measurements, features, lot size, taxes/exemptions, schools and etc.

Key facts

• 6,534 sq ft lot
• Built 1960
• Listed 50 days

Property features AI

Exterior

• Utilities: Public water; Public sewer; Electric service by Ameren; Electricity available
• Home design: Single family residence; Residential property; One story
• Construction: Vinyl siding
• Exterior features: Back yard

Interior

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

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $350 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $102k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.3% vs local median 13.6% in Cahokia Heights — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 783 units permitted in St. Clair County in 2024 (378 in 5+ unit buildings).
• At $1,393/mo this rent would consume 49% 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 $726 of loan paydown is wiped out by about $3k 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 $29k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $85k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $101,850 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 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 1960 — 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: 1.33% ✓
• Cap rate: 10.29%
• Cash-on-cash: 14.28%
• DSCR: 1.64
• GRM: 6.3

CMA / ARV

• ARV (median comp): $73,595
• List price: $105,000
• Delta: 42.67%
• 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
35 School St	0.05mi	3/1.0	864 (0%)	9mo	$105,000	$122	86
16 School St	0.06mi	3/1.0	864 (0%)	9mo	$24,900	$29	86
23 School St	0.03mi	3/1.0	888 (+3%)	10mo	$103,000	$116	82
66 David St	0.07mi	3/1.0	864 (0%)	17mo	$97,000	$112	78
28 Cahokia St	0.14mi	3/1.0	810 (-6%)	1mo	$105,000	$130	78
58 David St	0.06mi	3/1.0	900 (+4%)	17mo	$102,000	$113	72
23 Kinder St	0.18mi	3/1.0	890 (+3%)	14mo	$84,900	$95	71
217 Julian Ave	0.38mi	2/1.0 (-1)	768 (-11%)	1mo	$59,000	$77	54
457 Mildred Ave	0.70mi	2/1.0 (-1)	840 (-3%)	1mo	$43,000	$51	53
239 Nadine St	0.50mi	3/1.0	988 (+14%)	0mo	$105,000	$106	49
237 Nadine St	0.49mi	3/1.0	978 (+13%)	6mo	$105,000	$107	47
10 Edgar St	0.53mi	2/2.0 (-1)	960 (+11%)	8mo	$69,000	$72	46

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: 4.7%
• Equity multiple: 1.18×
• Total profit: $5,310
• Equity at exit: $15,656

10-year hold

• IRR: 14.2%
• Equity multiple: 2.14×
• Total profit: $33,471
• Equity at exit: $9,078

Cash invested: $29,400 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,393 high
• Mortgage (P&I): −$551
• Tax from tax record: −$156 /mo · $1,876/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $350

Break-even live

Break-even rent $950

Max offer price $105,000

Occupancy floor 70%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
58 David St East Saint Louis, IL	3.0	1.0	900	$1,450	$1.61	43d	1	0.06mi
211 Judith Ln East Saint Louis, IL	2.0	1.0	672	$995	$1.48	4d	1	0.36mi
1002 Upper Cahokia Rd East Saint Louis, IL	3.0	1.0	720	$860	$1.19	14d	1	0.50mi
111 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	1040	$1,350	$1.30	43d	1	1.09mi
819 Mildred Ave East Saint Louis, IL	3.0	1.0	936	$1,250	$1.34	22d	1	1.11mi
850 Saint Bartholomew Dr Cahokia, IL	3.0	1.0	1050	$1,285	$1.22	16d	1	1.13mi
124 Saint James Ln Cahokia Heights, IL	3.0	1.0	1064	$1,350	$1.27	43d	1	1.14mi
818 La Salle Dr East Saint Louis, IL	3.0	1.0	1106	$1,300	$1.18	23d	1	1.22mi
148 Saint James Ln East Saint Louis, IL	3.0	1.0	864	$1,200	$1.39	43d	1	1.27mi
121 Saint Dorothy Dr Cahokia, IL	3.0	1.0	988	$1,500	$1.52	43d	1	1.28mi
1109 Saint Helena Dr Cahokia Heights, IL	3.0	1.0	825	$1,400	$1.70	3d	1	1.31mi
500 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	864	$950	$1.10	23d	1	1.31mi
502 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	864	$1,400	$1.62	3d	1	1.32mi
101 E 5th St Cahokia, IL	2.0	1.0	770	$900	$1.17	43d	1	1.33mi
811 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	1040	$1,295	$1.25	23d	1	1.39mi
142 Saint Barbara Ln East Saint Louis, IL	3.0	2.0	990	$1,300	$1.31	43d	1	1.46mi
1220 Williams St East Saint Louis, IL	3.0	1.0	876	$1,500	$1.71	14d	1	1.48mi
526 Saint Leo Dr East Saint Louis, IL	3.0	1.0	925	$1,400	$1.51	3d	1	1.50mi

Listing history 24 events

1. 2026-06-18
   days on market $105,000 Active 50 DOM
2. 2026-06-17
   days on market $105,000 Active 49 DOM
3. 2026-06-16
   days on market $105,000 Active 48 DOM
4. 2026-06-15
   days on market $105,000 Active 47 DOM
5. 2026-06-13
   days on market $105,000 Active 45 DOM
6. 2026-06-13
   days on market $105,000 Active 44 DOM
7. 2026-06-09
   days on market $105,000 Active 41 DOM
8. 2026-06-08
   days on market $105,000 Active 40 DOM
9. 2026-06-07
   pricedays on market $105,000 Active 39 DOM
10. 2026-06-05
    days on market $110,000 Active 36 DOM
11. 2026-06-03
    days on market $110,000 Active 35 DOM
12. 2026-06-02
    days on market $110,000 Active 34 DOM
13. 2026-06-01
    days on market $110,000 Active 33 DOM
14. 2026-05-31
    days on market $110,000 Active 32 DOM
15. 2026-04-29
    listed $110,000 Active 418-char remark
16. 2025-11-16
    historical $1,015
17. 2025-11-06
    price $1,015
18. 2025-11-01
    listed $1,095
19. 2025-08-19
    soldstatus $85,000
20. 2025-03-22
    historical $1,250
21. 2025-01-15
    listed $1,250
22. 2024-08-13
    historical
23. 2024-06-10
    listed $65,000 Active
24. 2020-10-29
    soldstatus $47,000

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

Tax reassessment forecast IL · Partial reset (capped growth)

• Current annual tax: $1,876 · $156/mo
• Projected year-2 tax: $2,130 · $177/mo
• Expected delta: +$254/yr (+$21/mo · 13.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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 ≥108°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: $16,718
• − Mortgage interest: −$5,882
• − Property taxes: −$1,876
• − Insurance: −$525
• − Repairs & maintenance: −$1,337
• − Management: −$1,337
• − Depreciation: −$3,055
• Taxable income: $2,707
• Est. tax owed @ 24.0%: −$650
• After-tax cash flow: $3,550/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

+123.4% since first listed

11 events — show timeline

• 2026-06-05 Price Changed $105,000 MARIS as Distributed by MLS Grid
• 2026-04-29 Listed $110,000 MARIS as Distributed by MLS Grid
• 2025-11-16 Rental Removed $1,015 TENANTTURNER2
• 2025-11-06 Price Changed $1,015 TENANTTURNER2
• 2025-11-01 Listed for Rent $1,095 TENANTTURNER2
• 2025-08-19 Sold (Public Records) $85,000 Public Records
• 2025-03-22 Rental Removed $1,250 APPFOLIO
• 2025-01-15 Listed for Rent $1,250 APPFOLIO
• 2024-08-13 Delisted — MARIS as Distributed by MLS Grid
• 2024-06-10 Listed $65,000 MARIS as Distributed by MLS Grid
• 2020-10-29 Sold (Public Records) $47,000 Public Records

Property tax history

+3.5%/yr

Latest (2023): $1,876 · +9.3% YoY. Source: county tax records.