1124 Saint Michael Dr · Cahokia Heights, IL 62206

$75,000

3 bd · 2.0 ba · 825 sqft · SingleFamily public records · 100 Days on market

Built 1955 6,098 sqft lot $91/sqft · 16% above area Est $65k · 16% 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
• Schools +0.6/10.0
• ARV discount +0.2/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cute, updated 3-bedroom, 1-bath ranch, move-in ready with new durable flooring throughout and an updated bathroom featuring a tiled shower/tub. Bright, efficient layout offers comfortable living space and low-maintenance finishes. Outside, a fenced backyard provides privacy and room for kids or pets. Excellent location with easy access to I-255 for commuters, close to grocery stores, dining, and daily conveniences. Ideal for first-time buyers, downsizers or investors wanting to add to their portfolio that are seeking a turnkey property in a convenient, well-connected neighborhood.

Key facts

• Easy access to i-255
• Tiled shower tub
• Close to dining

Tags

• UPDATED BATHROOM
• TILED SHOWER TUB
• FENCED BACKYARD
• EASY ACCESS TO I-255
• CLOSE TO GROCERY STORES
• CLOSE TO DINING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $575 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $68k (9.0% 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: 153 active listings in the ZIP; 35 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 $1,384/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 $519 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 ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago; this cycle's ask has dropped $12k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $45k; list at $75k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $68,250 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.85% ✓
• Cap rate: 15.50%
• Cash-on-cash: 32.88%
• DSCR: 2.46
• GRM: 4.5

CMA / ARV

• ARV (median comp): $64,535
• List price: $75,000
• Delta: 16.22%
• 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
1109 Saint Helena Dr	0.10mi	3/1.0	825 (0%)	1mo	$75,000	$91	90
1114 Saint Helena Dr	0.07mi	3/1.0	875 (+6%)	1mo	$82,500	$94	82
1313 Saint Raphael St	0.33mi	3/1.0	864 (+5%)	1mo	$105,000	$122	72
1150 Price St	0.49mi	3/1.0	864 (+5%)	1mo	$80,000	$93	65
804 Saint Thomas Ln	0.62mi	3/1.0	864 (+5%)	0mo	$85,000	$98	59
802 Saint Thomas Ln	0.63mi	3/1.0	864 (+5%)	2mo	$105,000	$122	57
103 Kenneth Ave	0.69mi	3/1.0	864 (+5%)	1mo	$105,000	$122	55
142 Saint Robert Dr	0.67mi	3/1.0	864 (+5%)	2mo	$105,000	$122	55
457 Mildred Ave	0.73mi	2/1.0 (-1)	840 (+2%)	1mo	$43,000	$51	53
1426 Richard Dr	0.61mi	3/1.5	912 (+10%)	2mo	$80,000	$88	50
1408 Williams St	0.53mi	3/1.0	936 (+14%)	1mo	$80,000	$85	48
1617 Mullens Ave	0.64mi	2/1.0 (-1)	720 (-13%)	1mo	$56,000	$78	39

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: 28.0%
• Equity multiple: 2.17×
• Total profit: $24,515
• Equity at exit: $11,183

10-year hold

• IRR: 35.5%
• Equity multiple: 4.27×
• Total profit: $68,622
• Equity at exit: $6,485

Cash invested: $21,000 (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: 4.5×

Monthly cashflow live

• Estimated rent: $1,384 high
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $575

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 53%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1109 Saint Helena Dr Cahokia Heights, IL	3.0	1.0	825	$1,400	$1.70	3d	1	0.09mi
1220 Williams St East Saint Louis, IL	3.0	1.0	876	$1,500	$1.71	14d	1	0.32mi
819 Mildred Ave East Saint Louis, IL	3.0	1.0	936	$1,250	$1.34	22d	1	0.35mi
1162 Smith St East Saint Louis, IL	3.0	1.0	988	$1,295	$1.31	22d	1	0.35mi
1308 Saint Stephens Dr Cahokia Heights, IL	2.0	1.0	864	$875	$1.01	14d	1	0.36mi
1308 Saint Stephens Dr Cahokia Heights, IL	2.0	1.0	864	$875	$1.01	16d	1	0.36mi
818 La Salle Dr East Saint Louis, IL	3.0	1.0	1106	$1,300	$1.18	23d	1	0.38mi
142 Saint Barbara Ln East Saint Louis, IL	3.0	2.0	990	$1,300	$1.31	43d	1	0.47mi
1150 Price St Cahokia, IL	3.0	1.0	864	$1,400	$1.62	3d	1	0.47mi
121 Saint Dorothy Dr Cahokia, IL	3.0	1.0	988	$1,500	$1.52	43d	1	0.52mi
1405 Williams St Cahokia Heights, IL	3.0	1.0	900	$1,500	$1.67	43d	1	0.54mi
811 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	1040	$1,295	$1.25	23d	1	0.55mi
1417 Richard Dr East Saint Louis, IL	3.0	1.0	936	$1,400	$1.50	22d	1	0.59mi
1421 Richard Dr East Saint Louis, IL	3.0	1.0	936	$1,100	$1.18	2d	1	0.61mi
701 Saint Paul Dr East Saint Louis, IL	3.0	1.0	864	$1,500	$1.74	43d	1	0.67mi
850 Saint Bartholomew Dr Cahokia, IL	3.0	1.0	1050	$1,285	$1.22	16d	1	0.68mi
124 Saint James Ln Cahokia Heights, IL	3.0	1.0	1064	$1,350	$1.27	43d	1	0.72mi
148 Saint James Ln East Saint Louis, IL	3.0	1.0	864	$1,200	$1.39	43d	1	0.72mi
502 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	864	$1,400	$1.62	3d	1	0.74mi
1716 # E Unit Loretta Ave unit East St Louis, IL	2.0	1.0	720	$1,000	$1.39	43d	1	0.74mi
500 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	864	$950	$1.10	23d	1	0.75mi
1713 Loretta Ave East Saint Louis, IL	3.0	1.0	944	$1,095	$1.16	43d	1	0.75mi
526 Saint Leo Dr East Saint Louis, IL	3.0	1.0	925	$1,400	$1.51	3d	1	0.81mi
111 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	1040	$1,350	$1.30	43d	1	0.82mi
705 Saint Martin Dr East Saint Louis, IL	4.0	1.0	1033	$1,600	$1.55	22d	1	0.84mi
1808 Mullens Ave Cahokia Heights, IL	3.0	1.0	992	$1,500	$1.51	2d	1	0.85mi
1002 Upper Cahokia Rd East Saint Louis, IL	3.0	1.0	720	$860	$1.19	14d	1	0.90mi
101 E 5th St Cahokia, IL	2.0	1.0	770	$900	$1.17	43d	1	0.93mi
1706 Andrews Dr East Saint Louis, IL	4.0	1.0	925	$1,320	$1.43	23d	1	0.94mi
2008 Delores St East Saint Louis, IL	3.0	1.0	925	$1,250	$1.35	4d	1	1.17mi
1115 Saint Marcella Dr East Saint Louis, IL	3.0	1.0	864	$1,500	$1.74	14d	1	1.32mi
211 Judith Ln East Saint Louis, IL	2.0	1.0	672	$995	$1.48	4d	1	1.33mi
2116 Doris Ave Cahokia Heights, IL	3.0	1.0	880	$1,400	$1.59	22d	1	1.38mi
58 David St East Saint Louis, IL	3.0	1.0	900	$1,450	$1.61	43d	1	1.43mi
1130 Water St East Saint Louis, IL	3.0	1.0	1100	$1,450	$1.32	23d	1	1.46mi

Listing history 24 events

1. 2026-06-18
   days on market $75,000 Active 100 DOM
2. 2026-06-17
   days on market $75,000 Active 99 DOM
3. 2026-06-16
   days on market $75,000 Active 98 DOM
4. 2026-06-15
   days on market $75,000 Active 97 DOM
5. 2026-06-13
   days on market $75,000 Active 95 DOM
6. 2026-06-13
   days on market $75,000 Active 94 DOM
7. 2026-06-09
   days on market $75,000 Active 91 DOM
8. 2026-06-08
   days on market $75,000 Active 90 DOM
9. 2026-06-07
   pricedays on market $75,000 Active 89 DOM
10. 2026-06-05
    days on market $80,000 Active 86 DOM
11. 2026-06-03
    days on market $80,000 Active 85 DOM
12. 2026-06-02
    days on market $80,000 Active 84 DOM
13. 2026-06-01
    days on market $80,000 Active 83 DOM
14. 2026-05-31
    days on market $80,000 Active 82 DOM
15. 2026-04-30
    price $80,000 587-char remark

    Show marketing remark (587 chars)

    Cute, updated 3-bedroom, 1-bath ranch, move-in ready with new durable flooring throughout and an updated bathroom featuring a tiled shower/tub. Bright, efficient layout offers comfortable living space and low-maintenance finishes. Outside, a fenced backyard provides privacy and room for kids or pets. Excellent location with easy access to I-255 for commuters, close to grocery stores, dining, and daily conveniences. Ideal for first-time buyers, downsizers or investors wanting to add to their portfolio that are seeking a turnkey property in a convenient, well-connected neighborhood.

16. 2026-03-18
    historical $1,200
17. 2026-03-10
    listed $87,500 Active 587-char remark

    Show marketing remark (587 chars)

    Cute, updated 3-bedroom, 1-bath ranch, move-in ready with new durable flooring throughout and an updated bathroom featuring a tiled shower/tub. Bright, efficient layout offers comfortable living space and low-maintenance finishes. Outside, a fenced backyard provides privacy and room for kids or pets. Excellent location with easy access to I-255 for commuters, close to grocery stores, dining, and daily conveniences. Ideal for first-time buyers, downsizers or investors wanting to add to their portfolio that are seeking a turnkey property in a convenient, well-connected neighborhood.

18. 2026-02-25
    listed $1,200
19. 2026-01-22
    price $92,000
20. 2025-12-01
    listed $100,000 Active
21. 2020-01-27
    soldstatus $45,000
22. 2019-12-27
    soldstatus Closed
23. 2019-12-12
    status Pending
24. 2019-11-26
    listed $19,000 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 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: $16,613
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$1,329
• − Management: −$1,329
• − Depreciation: −$2,182
• Taxable income: $6,072
• Est. tax owed @ 24.0%: −$1,457
• After-tax cash flow: $5,447/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

+321.1% since first listed

10 events — show timeline

• 2026-04-30 Price Changed $80,000 MARIS as Distributed by MLS Grid
• 2026-03-18 Rental Removed $1,200 REDFIN
• 2026-03-10 Listed $87,500 MARIS as Distributed by MLS Grid
• 2026-02-25 Listed for Rent $1,200 REDFIN
• 2026-01-22 Price Changed $92,000 MARIS as Distributed by MLS Grid
• 2025-12-01 Listed $100,000 MARIS as Distributed by MLS Grid
• 2020-01-27 Sold (Public Records) $45,000 Public Records
• 2019-12-27 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2019-12-12 Pending — MARIS as Distributed by MLS Grid
• 2019-11-26 Listed $19,000 MARIS as Distributed by MLS Grid

Property tax history

-24.3%/yr

Latest (2024): $45 · -96.9% YoY. Source: county tax records.