1204 Price St · Cahokia Heights, IL 62206

$99,900

3 bd · 3.0 ba · 1,698 sqft · SingleFamily public records · 45 Days on market

Built 1972 0.44 ac lot $59/sqft · at area comps Est $90k · 11% 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
• ARV discount +2.6/15.0
• 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 MLS

Beautiful Brick/Frame ranch home featuring a spacious living room and a large family room. The kitchen, with island, flows seamlessly into the family room, creating an ideal space for everyday living and entertaining. 1.5 baths One bathroom fully remodeled one year ago and features a new vanity, toilet, and tub. The half bathroom features a new vanity, toilet, and updated lighting, just awaiting final touches. The home offers three bedrooms, all equipped with ceiling fans. The living room and kitchen have been freshly painted. New flooring has been installed in the living room, hallways, bathrooms, and primary bedroom, with carpet in the two other bedrooms. For added convenience, there are two laundry areas—one on the main level and one in the basement. The property sits on two lots that are fenced, creating a large backyard that backs up to a golf course—perfect for outdoor enjoyment and added privacy. Full basement with lots of storage space and room for entertainment. The home also features a 1-car attached garage, a covered front porch, and a back porch, providing comfortable spaces to relax and enjoy the outdoors. The neighborhood offers a convenient location with easy access to everyday amenities, including parks, a golf course, shopping, dining, and major interstates. A notable feature of the home is the roof, which is Roof, 5-10 yrs old, H/Water Heater 1-4 Yrs. old, vinyl siding 1-8 yrs old.

Key facts

• 0.44 acre lot
• Garage
• Built 1972

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $325 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $97k (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.
• Market conditions: 152 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 54% 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 $1,529/mo this rent would consume 54% 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 $691 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 $28k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $65k; list at $100k implies a 54% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $192/mo.
• Climate carrying-cost: in FEMA flood zone AH (mandatory federal flood insurance); extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 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 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.53% ✓
• Cap rate: 12.51%
• Cash-on-cash: 22.19%
• DSCR: 1.99
• GRM: 5.4

CMA / ARV

• ARV (median comp): $90,047
• List price: $99,900
• Delta: 10.94%
• 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
223 Donald St	0.23mi	3/2.0	1,794 (+6%)	3mo	$105,000	$59	73
249 Saint John Dr	0.38mi	4/2.0 (+1)	1,628 (-4%)	8mo	$49,900	$31	60
712 Saint Paul Dr	0.45mi	4/1.0 (+1)	1,629 (-4%)	2mo	$110,000	$68	58
10 Fox Meadow Ln	0.61mi	3/2.0	1,740 (+2%)	10mo	$180,000	$103	55
300 Saint Kevin St	0.55mi	4/1.0 (+1)	1,632 (-4%)	2mo	$99,900	$61	53
1208 St Stephen Dr	0.57mi	3/1.0	1,748 (+3%)	10mo	$105,000	$60	52
208 St Christopher Dr	0.44mi	3/2.0	1,463 (-14%)	1mo	$84,000	$57	52
214 Saint John	0.48mi	4/1.0 (+1)	1,616 (-5%)	7mo	$109,999	$68	51
1154 Halloran St	0.23mi	4/2.0 (+1)	1,948 (+15%)	15mo	$112,000	$57	43
740 Saint Martin	0.61mi	4/2.0 (+1)	1,472 (-13%)	1mo	$82,500	$56	39
327 Rieber Dr	0.39mi	4/1.0 (+1)	1,480 (-13%)	12mo	$92,000	$62	38
118 Christopher Ln	0.51mi	4/1.0 (+1)	1,476 (-13%)	8mo	$15,999	$11	35

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: 4.3%
• Equity multiple: 1.17×
• Total profit: $4,647
• Equity at exit: $14,895

10-year hold

• IRR: 13.9%
• Equity multiple: 2.12×
• Total profit: $31,267
• Equity at exit: $8,638

Cash invested: $27,972 (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: 152
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,529 high
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• Flood insurance flood zone: −$192 /mo · $2,309/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $325

Break-even live

Break-even rent $1,117

Max offer price $99,900

Occupancy floor 74%

Sensitivity live

Price	-10% $394	-5% $359	+0% $325	+5% $290	+10% $256
Rent	-10% $204	-5% $265	+0% $325	+5% $385	+10% $446
Rate	-1.0pp $375	-0.5pp $350	base $325	+0.5pp $299	+1.0pp $273

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
223 Donald St East Saint Louis, IL	4.0	1.0	1794	$1,550	$0.86	44d	1	0.22mi
302 Saint Leonard Dr East Saint Louis, IL	3.0	1.0	1155	$1,300	$1.13	44d	1	0.53mi
1312 Saint Raphael St East Saint Louis, IL	3.0	1.0	1280	$1,500	$1.17	44d	1	0.55mi
725 Saint Norbert Dr East Saint Louis, IL	3.0	1.0	1232	$1,500	$1.22	44d	1	0.57mi
1614 Parklane Dr East Saint Louis, IL	4.0	1.0	1152	$1,400	$1.22	24d	1	0.63mi
1710 Parklane Dr East Saint Louis, IL	4.0	1.0	1225	$1,395	$1.14	44d	1	0.73mi
102 Melvin Dr Unit 34 Sauget, IL	4.0	1.0	1352	$1,700	$1.26	8d	1	0.76mi
1420 Williams St East Saint Louis, IL	4.0	1.0	1300	$1,500	$1.15	44d	1	0.83mi
124 Saint James Ln Cahokia Heights, IL	3.0	1.0	1064	$1,350	$1.27	44d	1	0.84mi
818 La Salle Dr East Saint Louis, IL	3.0	1.0	1106	$1,300	$1.18	24d	1	0.86mi
30 Saint Gregory Dr East Saint Louis, IL	4.0	2.0	1330	$1,395	$1.05	22d	1	1.08mi
1130 Water St East Saint Louis, IL	3.0	1.0	1100	$1,450	$1.32	24d	1	1.11mi
850 Saint Bartholomew Dr Cahokia, IL	3.0	1.0	1050	$1,285	$1.22	17d	1	1.16mi

Listing history 10 events

1. 2026-06-07
   statusdays on market $99,900 Pending 45 DOM
2. 2026-06-05
   days on market $99,900 Active 43 DOM
3. 2026-06-03
   days on market $99,900 Active 42 DOM
4. 2026-06-02
   status $99,900 Active 41 DOM
5. 2026-05-08
   status Pending 1437-char remark

   Show marketing remark (1437 chars)

   Beautiful Brick/Frame ranch home featuring a spacious living room and a large family room. The kitchen, with island, flows seamlessly into the family room, creating an ideal space for everyday living and entertaining. 1.5 baths One bathroom fully remodeled one year ago and features a new vanity, toilet, and tub. The half bathroom features a new vanity, toilet, and updated lighting, just awaiting final touches. The home offers three bedrooms, all equipped with ceiling fans. The living room and kitchen have been freshly painted. New flooring has been installed in the living room, hallways, bathrooms, and primary bedroom, with carpet in the two other bedrooms. For added convenience, there are two laundry areas—one on the main level and one in the basement. The property sits on two lots that are fenced, creating a large backyard that backs up to a golf course—perfect for outdoor enjoyment and added privacy. Full basement with lots of storage space and room for entertainment. The home also features a 1-car attached garage, a covered front porch, and a back porch, providing comfortable spaces to relax and enjoy the outdoors. The neighborhood offers a convenient location with easy access to everyday amenities, including parks, a golf course, shopping, dining, and major interstates. A notable feature of the home is the roof, which is Roof, 5-10 yrs old, H/Water Heater 1-4 Yrs. old, vinyl siding 1-8 yrs old.

6. 2026-05-08
   historical Active Under Contract 1437-char remark

   Show marketing remark (1437 chars)

   Beautiful Brick/Frame ranch home featuring a spacious living room and a large family room. The kitchen, with island, flows seamlessly into the family room, creating an ideal space for everyday living and entertaining. 1.5 baths One bathroom fully remodeled one year ago and features a new vanity, toilet, and tub. The half bathroom features a new vanity, toilet, and updated lighting, just awaiting final touches. The home offers three bedrooms, all equipped with ceiling fans. The living room and kitchen have been freshly painted. New flooring has been installed in the living room, hallways, bathrooms, and primary bedroom, with carpet in the two other bedrooms. For added convenience, there are two laundry areas—one on the main level and one in the basement. The property sits on two lots that are fenced, creating a large backyard that backs up to a golf course—perfect for outdoor enjoyment and added privacy. Full basement with lots of storage space and room for entertainment. The home also features a 1-car attached garage, a covered front porch, and a back porch, providing comfortable spaces to relax and enjoy the outdoors. The neighborhood offers a convenient location with easy access to everyday amenities, including parks, a golf course, shopping, dining, and major interstates. A notable feature of the home is the roof, which is Roof, 5-10 yrs old, H/Water Heater 1-4 Yrs. old, vinyl siding 1-8 yrs old.

7. 2026-03-29
   listed $99,900 Active 1437-char remark

   Show marketing remark (1437 chars)

   Beautiful Brick/Frame ranch home featuring a spacious living room and a large family room. The kitchen, with island, flows seamlessly into the family room, creating an ideal space for everyday living and entertaining. 1.5 baths One bathroom fully remodeled one year ago and features a new vanity, toilet, and tub. The half bathroom features a new vanity, toilet, and updated lighting, just awaiting final touches. The home offers three bedrooms, all equipped with ceiling fans. The living room and kitchen have been freshly painted. New flooring has been installed in the living room, hallways, bathrooms, and primary bedroom, with carpet in the two other bedrooms. For added convenience, there are two laundry areas—one on the main level and one in the basement. The property sits on two lots that are fenced, creating a large backyard that backs up to a golf course—perfect for outdoor enjoyment and added privacy. Full basement with lots of storage space and room for entertainment. The home also features a 1-car attached garage, a covered front porch, and a back porch, providing comfortable spaces to relax and enjoy the outdoors. The neighborhood offers a convenient location with easy access to everyday amenities, including parks, a golf course, shopping, dining, and major interstates. A notable feature of the home is the roof, which is Roof, 5-10 yrs old, H/Water Heater 1-4 Yrs. old, vinyl siding 1-8 yrs old.

8. 2026-03-28
   historical $99,900 1437-char remark

   Show marketing remark (1437 chars)

   Beautiful Brick/Frame ranch home featuring a spacious living room and a large family room. The kitchen, with island, flows seamlessly into the family room, creating an ideal space for everyday living and entertaining. 1.5 baths One bathroom fully remodeled one year ago and features a new vanity, toilet, and tub. The half bathroom features a new vanity, toilet, and updated lighting, just awaiting final touches. The home offers three bedrooms, all equipped with ceiling fans. The living room and kitchen have been freshly painted. New flooring has been installed in the living room, hallways, bathrooms, and primary bedroom, with carpet in the two other bedrooms. For added convenience, there are two laundry areas—one on the main level and one in the basement. The property sits on two lots that are fenced, creating a large backyard that backs up to a golf course—perfect for outdoor enjoyment and added privacy. Full basement with lots of storage space and room for entertainment. The home also features a 1-car attached garage, a covered front porch, and a back porch, providing comfortable spaces to relax and enjoy the outdoors. The neighborhood offers a convenient location with easy access to everyday amenities, including parks, a golf course, shopping, dining, and major interstates. A notable feature of the home is the roof, which is Roof, 5-10 yrs old, H/Water Heater 1-4 Yrs. old, vinyl siding 1-8 yrs old.

9. 2020-12-02
   soldstatus $65,000
10. 1997-12-15
    soldstatus $63,000

ⓘ 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 AH · 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: $18,345
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$2,808
• − Repairs & maintenance: −$1,468
• − Management: −$1,468
• − Depreciation: −$2,906
• Taxable income: $2,601
• Est. tax owed @ 24.0%: −$624
• After-tax cash flow: $3,275/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

+58.6% since first listed

6 events — show timeline

• 2026-05-08 Pending — MARIS as Distributed by MLS Grid
• 2026-05-08 Contingent — MARIS as Distributed by MLS Grid
• 2026-03-29 Listed $99,900 MARIS as Distributed by MLS Grid
• 2026-03-28 Coming Soon $99,900 MARIS as Distributed by MLS Grid
• 2020-12-02 Sold (Public Records) $65,000 Public Records
• 1997-12-15 Sold (Public Records) $63,000 Public Records

Property tax history

-29.7%/yr

Latest (2024): $49 · -98.0% YoY. Source: county tax records.