7117 Boclair Dr · Cahokia Heights, IL 62207

$33,600

3 bd · 2.0 ba · 1,168 sqft · SingleFamily public records · 27 Days on market

Built 1980 0.35 ac lot Est $41k · 18% under

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Why this score? — see what drove the B+ 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.6/10.0

Listing remarks

Auction. The seller does not represent or guarantee occupancy status. NO viewings of this property. Please DO NOT DISTURB the occupant. Drive by only. Ranch style home. 3 bedrooms and 1 bathroom. AS IS, cash only sales with no contingencies or inspections. Buyer will be responsible for obtaining possession of the property upon closing. Property sold without contingencies, repairs, warranties, guarantees or representation as to listing accuracy, property information, photo or other depiction included or described herein.

Key facts

• 0.35 acre lot
• Built 1980
• Listed 27 days

Property features AI

Finance

• Other: Property marketed as residential single-family; Above-grade living area reported as 1,168 (appraiser)
• Financial info: Auction listing; Lease not considered

Exterior

• Utilities: Public water; Public sewer; Electric: Other; No additional utilities listed
• Home design: Single-family residence; One level
• Construction: Vinyl siding; Shingle roof; Slab foundation; Built/area details from appraiser
• Exterior features: Lot approximately 0.35 acre; Lot described as Other

Interior

• Kitchen: No appliances listed
• Bedrooms: Three bedrooms, all on the main level
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Forced air heating; Natural gas heating; Cooling: Other
• Interior features: No basement; Total of 6 rooms
• Laundry & utility: No utilities/appliances listed

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $34k.

Deal economics

• At list price, monthly cash flow is $641 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $34k).
• Recommended offer: $33k (1.5% below list) — sets the bar for market timing.
• Cap rate 29.2% vs local median 13.6% in Cahokia Heights — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads: area grade B — 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: 4 active listings in the ZIP; 783 units permitted in St. Clair County in 2024 (378 in 5+ unit buildings).

Forward outlook

• In year one you build about $308 of equity ($232 loan paydown + $76 appreciation (0.2% local appreciation)).
• St. Clair County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.2% appreciation + 3.0% rent growth), your $9k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($33k) is reasonable based on typical stale-listing flexibility.

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 $33,096 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 3.19% ✓
• Cap rate: 29.19%
• Cash-on-cash: 81.78%
• DSCR: 4.64
• GRM: 2.6

CMA / ARV

• ARV (on-the-fly): $40,880
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6229 Church Rd	0.30mi	2/1.0 (-1)	1,105 (-5%)	13mo	$32,500	$29	57
2416 Mary St	0.73mi	2/1.0 (-1)	1,000 (-14%)	9mo	$35,000	$35	25

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.23% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 84.2%
• Equity multiple: 5.27×
• Total profit: $40,211
• Equity at exit: $10,141

10-year hold

• IRR: 85.5%
• Equity multiple: 10.82×
• Total profit: $92,414
• Equity at exit: $12,500

Cash invested: $9,408 (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 62207

• Home prices YoY: 0.2%
• Active inventory: 4
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $1,072 medium
• Mortgage (P&I): −$176
• Tax from tax record: −$16 /mo · $187/yr
• Insurance: −$14
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $641

Break-even live

Break-even rent $261

Max offer price $33,600

Occupancy floor 35%

Sensitivity live

Price	-10% $660	-5% $651	+0% $641	+5% $632	+10% $622
Rent	-10% $556	-5% $599	+0% $641	+5% $683	+10% $726
Rate	-1.0pp $658	-0.5pp $650	base $641	+0.5pp $632	+1.0pp $624

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: $8,400
• Closing costs: $1,008
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $33,600 Active 27 DOM
2. 2026-06-17
   days on market $33,600 Active 26 DOM
3. 2026-06-16
   days on market $33,600 Active 25 DOM
4. 2026-06-15
   days on market $33,600 Active 24 DOM
5. 2026-06-13
   days on market $33,600 Active 22 DOM
6. 2026-06-13
   days on market $33,600 Active 21 DOM
7. 2026-06-09
   days on market $33,600 Active 18 DOM
8. 2026-06-08
   days on market $33,600 Active 17 DOM
9. 2026-06-07
   days on market $33,600 Active 16 DOM
10. 2026-06-05
    days on market $33,600 Active 13 DOM
11. 2026-06-03
    days on market $33,600 Active 12 DOM
12. 2026-06-02
    days on market $33,600 Active 11 DOM
13. 2026-06-01
    days on market $33,600 Active 10 DOM
14. 2026-05-31
    days on market $33,600 Active 9 DOM
15. 2026-05-22
    listed $33,600 Active

ⓘ 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: $187 · $16/mo
• Projected year-2 tax: $475 · $40/mo
• Expected delta: +$288/yr (+$24/mo · 153.8%)

ⓘ 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 ≥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: $12,865
• − Mortgage interest: −$1,882
• − Property taxes: −$187
• − Insurance: −$168
• − Repairs & maintenance: −$1,029
• − Management: −$1,029
• − Depreciation: −$977
• Taxable income: $7,592
• Est. tax owed @ 24.0%: −$1,822
• After-tax cash flow: $5,871/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
• City population: 19,956
• Population (ZIP): 6,801

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: Predominantly Black (97%)
• Race & ethnicity: Black 97% White 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 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: ▲ 0.23%
• Current HPI: 113.8542
• Rent YoY: —
• Metro: —
• 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

1 event — show timeline

• 2026-05-22 Listed $33,600 MARIS as Distributed by MLS Grid

Property tax history

-15.0%/yr

Latest (2024): $187 · +0.2% YoY. Source: county tax records.