2054 Sandy Ridge Rd · Cahokia Heights, IL 62206

$5,000

2 bd · 2.0 ba · 904 sqft · Manufactured public records · 42 Days on market

Built 1950 6,098 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Price listed is Starting Bid Only. Bidding starts closing 6/16/2026 @ 5 p. m. Great opportunity as an addition to any real estate investor’s portfolio or fist time home buyer! This 2BR/1BA home offers approx. 904 sq. ft. of living space and has a newer roof and gutter system, a newer furnace, and newer laminate flooring. The home is situated on a spacious corner lot just minutes from I-255 and all the amenities of the Metro East as well as an easy commute into St. Louis from either direction. Property will transfer with a quit claim deed. Property will sell under auction terms and be sold AS- IS, WHERE-IS. Seller, will not make any repairs as a result of any building, occupancy, or e

Key facts

• 6,098 sq ft lot
• Built 1950
• Listed 42 days

Property features AI

Finance

• Other: Lot size approximately 0.14 acre
• Financial info: Property is not available for lease; Being offered via auction

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Electric service available; Natural gas available; Cable available
• Home design: Single-family house; One story; Private ownership; Property listed as a fixer
• Construction: Construction materials: Other; Above-grade living area recorded as 904; Living area reported as 904
• Exterior features: Corner lot

Interior

• Bedrooms: Two bedrooms on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Crawl space basement; No fireplace; Six total rooms

🔨 Auction listing. The $5,000 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $76,149 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $5k.

Deal economics

• At list price, monthly cash flow is $478 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $5k).
• Recommended offer: $5k (3.0% below list) — sets the bar for market timing.

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: 153 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $1,271/mo this rent would consume 45% 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 $526 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 $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($5k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y 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.

Risks & watch-outs

• Watch-outs: property tax is 22.8% of price; built in 1950 — 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 $4,850 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 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 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.67% ✓
• Cap rate: 13.83%
• Cash-on-cash: 26.90%
• DSCR: 2.20
• GRM: 5.0

CMA / ARV

• ARV (median comp): $76,149
• List price: $5,000
• Delta: -93.43%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 20.8%
• Equity multiple: 1.85×
• Total profit: $18,126
• Equity at exit: $11,354

10-year hold

• IRR: 29.0%
• Equity multiple: 3.58×
• Total profit: $55,066
• Equity at exit: $6,584

Cash invested: $21,322 (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: 0.3×

Monthly cashflow live

• Estimated rent: $1,271 high
• Mortgage (P&I): −$399
• Tax est. 1.5%: −$95 /mo · $1,142/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $478

Break-even live

Break-even rent $666

Max offer price $76,149

Occupancy floor 57%

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: $19,037
• Closing costs: $2,284
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2116 Doris Ave Cahokia Heights, IL	3.0	1.0	880	$1,400	$1.59	22d	1	0.15mi
2008 Delores St East Saint Louis, IL	3.0	1.0	925	$1,250	$1.35	4d	1	0.19mi
1808 Mullens Ave Cahokia Heights, IL	3.0	1.0	992	$1,500	$1.51	2d	1	0.48mi
2 E Adams Dr East Saint Louis, IL	3.0	1.0	925	$885	$0.96	43d	1	0.59mi
1421 Richard Dr East Saint Louis, IL	3.0	1.0	936	$1,100	$1.18	2d	1	0.64mi
1716 # E Unit Loretta Ave unit East St Louis, IL	2.0	1.0	720	$1,000	$1.39	43d	1	0.66mi
1417 Richard Dr East Saint Louis, IL	3.0	1.0	936	$1,400	$1.50	22d	1	0.66mi
13 Drexel Dr East Saint Louis, IL	3.0	1.0	925	$995	$1.08	12d	1	0.67mi
1713 Loretta Ave East Saint Louis, IL	3.0	1.0	944	$1,095	$1.16	43d	1	0.67mi
1405 Williams St Cahokia Heights, IL	3.0	1.0	900	$1,500	$1.67	43d	1	0.72mi
70 W Adams Dr East Saint Louis, IL	3.0	1.0	925	$1,200	$1.30	43d	1	0.79mi
2231 Loren St Cahokia Heights, IL	2.0	1.0	1000	$1,195	$1.20	44d	1	0.81mi
1308 Saint Stephens Dr Cahokia Heights, IL	2.0	1.0	864	$875	$1.01	14d	1	0.88mi
1308 Saint Stephens Dr Cahokia Heights, IL	2.0	1.0	864	$875	$1.01	16d	1	0.88mi
13 Marilyn Ln East Saint Louis, IL	3.0	1.0	995	$1,150	$1.16	43d	1	0.94mi
1220 Williams St East Saint Louis, IL	3.0	1.0	876	$1,500	$1.71	14d	1	0.98mi
6 Delores Dr East Saint Louis, IL	3.0	1.0	864	$1,300	$1.50	23d	1	1.14mi
6 Delores Dr East Saint Louis, IL	3.0	1.0	864	$1,300	$1.50	12d	1	1.14mi
21 Agnes Dr Cahokia, IL	3.0	1.0	864	$1,050	$1.22	22d	1	1.18mi
818 La Salle Dr East Saint Louis, IL	3.0	1.0	1106	$1,300	$1.18	23d	1	1.20mi
1109 Saint Helena Dr Cahokia Heights, IL	3.0	1.0	825	$1,400	$1.70	3d	1	1.26mi
850 Saint Bartholomew Dr Cahokia, IL	3.0	1.0	1050	$1,285	$1.22	16d	1	1.27mi
819 Mildred Ave East Saint Louis, IL	3.0	1.0	936	$1,250	$1.34	22d	1	1.33mi
1162 Smith St East Saint Louis, IL	3.0	1.0	988	$1,295	$1.31	22d	1	1.35mi
1150 Price St Cahokia, IL	3.0	1.0	864	$1,400	$1.62	3d	1	1.47mi

Listing history 24 events

1. 2026-06-17
   status $5,000 Pending 42 DOM
2. 2026-06-17
   days on market $5,000 Active 42 DOM
3. 2026-06-16
   days on market $5,000 Active 41 DOM
4. 2026-06-15
   days on market $5,000 Active 40 DOM
5. 2026-06-13
   days on market $5,000 Active 38 DOM
6. 2026-06-13
   days on market $5,000 Active 37 DOM
7. 2026-06-09
   days on market $5,000 Active 34 DOM
8. 2026-06-08
   days on market $5,000 Active 33 DOM
9. 2026-06-07
   days on market $5,000 Active 32 DOM
10. 2026-06-05
    days on market $5,000 Active 29 DOM
11. 2026-06-03
    days on market $5,000 Active 28 DOM
12. 2026-06-02
    days on market $5,000 Active 27 DOM
13. 2026-06-01
    days on market $5,000 Active 26 DOM
14. 2026-05-31
    days on market $5,000 Active 25 DOM
15. 2026-05-07
    listed $5,000 Active 834-char remark
16. 2026-05-05
    historical $5,000 834-char remark
17. 2024-04-23
    historical $1,000
18. 2024-04-05
    listed $1,000
19. 2023-08-10
    historical
20. 2023-08-09
    status Active
21. 2023-07-22
    status Pending
22. 2023-07-22
    status Active
23. 2023-07-22
    historical
24. 2023-06-23
    listed $30,000 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: $15,255
• − Mortgage interest: −$4,266
• − Property taxes: −$1,142
• − Insurance: −$381
• − Repairs & maintenance: −$1,220
• − Management: −$1,220
• − Depreciation: −$2,215
• Taxable income: $4,810
• Est. tax owed @ 24.0%: −$1,154
• After-tax cash flow: $4,582/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

-83.3% since first listed

11 events — show timeline

• 2026-06-17 Pending — MARIS as Distributed by MLS Grid
• 2026-05-07 Listed $5,000 MARIS as Distributed by MLS Grid
• 2026-05-05 Coming Soon $5,000 MARIS as Distributed by MLS Grid
• 2024-04-23 Rental Removed $1,000 MARIS
• 2024-04-05 Listed for Rent $1,000 MARIS
• 2023-08-10 Delisted — MARIS as Distributed by MLS Grid
• 2023-08-09 Relisted — MARIS as Distributed by MLS Grid
• 2023-07-22 Pending — MARIS as Distributed by MLS Grid
• 2023-07-22 Relisted — MARIS as Distributed by MLS Grid
• 2023-07-22 Delisted — MARIS as Distributed by MLS Grid
• 2023-06-23 Listed $30,000 MARIS as Distributed by MLS Grid

Property tax history

+10.1%/yr

Latest (2017): $1,746 · +12.3% YoY. Source: county tax records.