130 Saint Paul Dr · Cahokia Heights, IL 62206

$89,900

3 bd · 2.0 ba · 1,021 sqft · SingleFamily public records · 37 Days on market

Built 1957 6,098 sqft lot $88/sqft · 14% above area Est $79k · 14% 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
• ARV discount +1.3/15.0
• Schools +0.6/10.0
• Appreciation +0.0/10.0

Listing remarks

3 bedroom 1 bath home with off street parking. Long term tenant on a month to month lease paying $1135 per month. 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

• Close to schools
• Off street parking
• 6,098 sq ft lot

Tags

• OFF STREET PARKING
• CLOSE TO SHOPPING AREAS
• CLOSE TO SCHOOLS
• CLOSE TO PUBLIC TRANSPORTATION
• CLOSE TO INTERSTATE HIGHWAYS

Property features AI

Exterior

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

Interior

• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level
• Interior features: Forced Air heating; Central air conditioning

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $504 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $87k (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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 $1,425/mo this rent would consume 51% 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 $622 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 $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1957 — 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 $87,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 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 1957 — 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: 1.58% ✓
• Cap rate: 13.03%
• Cash-on-cash: 24.05%
• DSCR: 2.07
• GRM: 5.3

CMA / ARV

• ARV (median comp): $78,945
• List price: $89,900
• Delta: 13.88%
• 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
508 Saint James Dr	0.33mi	3/2.0	962 (-6%)	1mo	$35,000	$36	74
1115 Saint Michael Dr	0.47mi	3/1.0	1,017 (-0%)	1mo	$82,500	$81	72
518 Saint James Dr	0.36mi	3/1.0	967 (-5%)	1mo	$40,000	$41	70
526 Saint Leo Dr	0.35mi	3/1.0	925 (-9%)	2mo	$85,000	$92	62
804 Saint Matthew	0.51mi	3/1.0	1,072 (+5%)	2mo	$85,000	$79	62
945 Howell Ave	0.60mi	3/1.0	1,084 (+6%)	0mo	$35,000	$32	58
712 Saint Monica Dr	0.34mi	3/1.0	888 (-13%)	1mo	$82,500	$93	57
603 E 5th St	0.25mi	4/1.0 (+1)	888 (-13%)	2mo	$110,000	$124	56
700 Saint Martin Dr	0.37mi	3/1.0	888 (-13%)	2mo	$105,000	$118	55
607 Saint Monica Dr	0.43mi	3/1.5	888 (-13%)	2mo	$35,000	$39	54
601 Saint Monica Dr	0.48mi	3/1.0	888 (-13%)	2mo	$105,000	$118	50
1114 Saint Helena Dr	0.49mi	3/1.0	875 (-14%)	1mo	$82,500	$94	48

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: 17.3%
• Equity multiple: 1.70×
• Total profit: $17,579
• Equity at exit: $13,404

10-year hold

• IRR: 25.8%
• Equity multiple: 3.25×
• Total profit: $56,761
• Equity at exit: $7,773

Cash invested: $25,172 (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: 5.3×

Monthly cashflow live

• Estimated rent: $1,425 high
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $504

Break-even live

Break-even rent $786

Max offer price $89,900

Occupancy floor 60%

Sensitivity live

Price	-10% $567	-5% $535	+0% $504	+5% $473	+10% $442
Rent	-10% $392	-5% $448	+0% $504	+5% $561	+10% $617
Rate	-1.0pp $550	-0.5pp $527	base $504	+0.5pp $481	+1.0pp $457

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
121 Saint Dorothy Dr Cahokia, IL	3.0	1.0	988	$1,500	$1.52	44d	1	0.10mi
142 Saint Barbara Ln East Saint Louis, IL	3.0	2.0	990	$1,300	$1.31	44d	1	0.12mi
811 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	1040	$1,295	$1.25	24d	1	0.12mi
148 Saint James Ln East Saint Louis, IL	3.0	1.0	864	$1,200	$1.39	44d	1	0.30mi
502 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	864	$1,400	$1.62	3d	1	0.31mi
500 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	864	$950	$1.10	24d	1	0.32mi
701 Saint Paul Dr East Saint Louis, IL	3.0	1.0	864	$1,500	$1.74	44d	1	0.33mi
124 Saint James Ln Cahokia Heights, IL	3.0	1.0	1064	$1,350	$1.27	44d	1	0.34mi
1150 Price St Cahokia, IL	3.0	1.0	864	$1,400	$1.62	3d	1	0.35mi
1162 Smith St East Saint Louis, IL	3.0	1.0	988	$1,295	$1.31	22d	1	0.37mi
526 Saint Leo Dr East Saint Louis, IL	3.0	1.0	925	$1,400	$1.51	3d	1	0.38mi
705 Saint Martin Dr East Saint Louis, IL	4.0	1.0	1033	$1,600	$1.55	22d	1	0.43mi
725 Saint Norbert Dr East Saint Louis, IL	3.0	1.0	1232	$1,500	$1.22	44d	1	0.45mi
111 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	1040	$1,350	$1.30	44d	1	0.45mi
1109 Saint Helena Dr Cahokia Heights, IL	3.0	1.0	825	$1,400	$1.70	3d	1	0.47mi
101 E 5th St Cahokia, IL	2.0	1.0	770	$900	$1.17	44d	1	0.50mi
302 Saint Leonard Dr East Saint Louis, IL	3.0	1.0	1155	$1,300	$1.13	44d	1	0.61mi
819 Mildred Ave East Saint Louis, IL	3.0	1.0	936	$1,250	$1.34	22d	1	0.64mi
818 La Salle Dr East Saint Louis, IL	3.0	1.0	1106	$1,300	$1.18	24d	1	0.74mi
1220 Williams St East Saint Louis, IL	3.0	1.0	876	$1,500	$1.71	15d	1	0.76mi
1312 Saint Raphael St East Saint Louis, IL	3.0	1.0	1280	$1,500	$1.17	44d	1	0.76mi
1308 Saint Stephens Dr Cahokia Heights, IL	2.0	1.0	864	$875	$1.01	17d	1	0.79mi
1308 Saint Stephens Dr Cahokia Heights, IL	2.0	1.0	864	$875	$1.01	15d	1	0.79mi
1002 Upper Cahokia Rd East Saint Louis, IL	3.0	1.0	720	$860	$1.19	15d	1	0.92mi
1405 Williams St Cahokia Heights, IL	3.0	1.0	900	$1,500	$1.67	44d	1	0.98mi
1115 Saint Marcella Dr East Saint Louis, IL	3.0	1.0	864	$1,500	$1.74	15d	1	0.98mi
850 Saint Bartholomew Dr Cahokia, IL	3.0	1.0	1050	$1,285	$1.22	17d	1	1.01mi
1417 Richard Dr East Saint Louis, IL	3.0	1.0	936	$1,400	$1.50	22d	1	1.01mi
1421 Richard Dr East Saint Louis, IL	3.0	1.0	936	$1,100	$1.18	2d	1	1.03mi
1420 Williams St East Saint Louis, IL	4.0	1.0	1300	$1,500	$1.15	44d	1	1.04mi
1614 Parklane Dr East Saint Louis, IL	4.0	1.0	1152	$1,400	$1.22	24d	1	1.09mi
1130 Water St East Saint Louis, IL	3.0	1.0	1100	$1,450	$1.32	24d	1	1.10mi
30 Saint Gregory Dr East Saint Louis, IL	4.0	2.0	1330	$1,395	$1.05	22d	1	1.17mi
1706 Andrews Dr East Saint Louis, IL	4.0	1.0	925	$1,320	$1.43	24d	1	1.18mi
1716 # E Unit Loretta Ave unit East St Louis, IL	2.0	1.0	720	$1,000	$1.39	44d	1	1.18mi
1713 Loretta Ave East Saint Louis, IL	3.0	1.0	944	$1,095	$1.16	44d	1	1.19mi
1710 Parklane Dr East Saint Louis, IL	4.0	1.0	1225	$1,395	$1.14	44d	1	1.20mi
102 Melvin Dr Unit 34 Sauget, IL	4.0	1.0	1352	$1,700	$1.26	8d	1	1.20mi
1808 Mullens Ave Cahokia Heights, IL	3.0	1.0	992	$1,500	$1.51	3d	1	1.28mi
58 David St East Saint Louis, IL	3.0	1.0	900	$1,450	$1.61	44d	1	1.39mi

Listing history 23 events

1. 2026-06-18
   days on market $89,900 Active 37 DOM
2. 2026-06-17
   days on market $89,900 Active 36 DOM
3. 2026-06-16
   days on market $89,900 Active 35 DOM
4. 2026-06-15
   days on market $89,900 Active 34 DOM
5. 2026-06-13
   days on market $89,900 Active 32 DOM
6. 2026-06-13
   days on market $89,900 Active 31 DOM
7. 2026-06-09
   days on market $89,900 Active 28 DOM
8. 2026-06-08
   days on market $89,900 Active 27 DOM
9. 2026-06-07
   days on market $89,900 Active 26 DOM
10. 2026-06-05
    days on market $89,900 Active 23 DOM
11. 2026-06-03
    days on market $89,900 Active 22 DOM
12. 2026-06-02
    days on market $89,900 Active 21 DOM
13. 2026-06-01
    days on market $89,900 Active 20 DOM
14. 2026-05-31
    days on market $89,900 Active 19 DOM
15. 2026-05-12
    listed $100,000 Active 432-char remark
16. 2025-05-29
    listed $89,000 Active
17. 2024-10-07
    historical
18. 2024-08-14
    status Active
19. 2024-07-25
    historical Active Under Contract
20. 2024-06-28
    listed $90,000 Active
21. 2022-01-19
    soldstatus Closed
22. 2021-12-16
    status Pending
23. 2021-12-16
    listed $85,000 Active

ⓘ 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 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: $17,099
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$1,368
• − Management: −$1,368
• − Depreciation: −$2,615
• Taxable income: $4,914
• Est. tax owed @ 24.0%: −$1,179
• After-tax cash flow: $4,873/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

+5.8% since first listed

10 events — show timeline

• 2026-05-28 Price Changed $89,900 MARIS as Distributed by MLS Grid
• 2026-05-12 Listed $100,000 MARIS as Distributed by MLS Grid
• 2025-05-29 Listed $89,000 MARIS as Distributed by MLS Grid
• 2024-10-07 Delisted — MARIS as Distributed by MLS Grid
• 2024-08-14 Relisted — MARIS as Distributed by MLS Grid
• 2024-07-25 Contingent — MARIS as Distributed by MLS Grid
• 2024-06-28 Listed $90,000 MARIS as Distributed by MLS Grid
• 2022-01-19 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2021-12-16 Pending — MARIS as Distributed by MLS Grid
• 2021-12-16 Listed $85,000 MARIS as Distributed by MLS Grid

Property tax history

-18.8%/yr

Latest (2024): $38 · -98.2% YoY. Source: county tax records.