609 Saint Cecilia Dr · Cahokia Heights, IL 62206

$105,000

3 bd · 2.0 ba · 888 sqft · SingleFamily public records · 50 Days on market

Built 1958 9,583 sqft lot $118/sqft · 29% above area Est $81k · 29% 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 +29.1/30.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.6/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 bed 1 bath. Recently renovated. Section 8 ready. Add this to your portfolio with ease. 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

• 9,583 sq ft lot
• Built 1958
• Listed 50 days

Property features AI

Exterior

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

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: One full bathroom (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 $105k.

Deal economics

• At list price, monthly cash flow is $361 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $102k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.4% vs local median 13.6% in Cahokia Heights — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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; 29 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 $1,376/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 $726 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 $29k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($102k) 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: built in 1958 — 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 $101,850 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 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 1958 — 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: 1.31% ✓
• Cap rate: 10.42%
• Cash-on-cash: 14.74%
• DSCR: 1.66
• GRM: 6.4

CMA / ARV

• ARV (median comp): $81,084
• List price: $105,000
• Delta: 29.50%
• 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
700 Saint Martin Dr	0.16mi	3/1.0	888 (0%)	2mo	$105,000	$118	87
712 Saint Monica Dr	0.18mi	3/1.0	888 (0%)	1mo	$82,500	$93	86
502 Saint Thomas Ln	0.14mi	3/1.0	864 (-3%)	1mo	$79,900	$92	85
526 Saint Leo Dr	0.09mi	3/1.0	925 (+4%)	2mo	$85,000	$92	84
508 Saint James Dr	0.06mi	3/2.0	962 (+8%)	1mo	$35,000	$36	82
804 Saint Thomas Ln	0.25mi	3/1.0	864 (-3%)	0mo	$85,000	$98	80
518 Saint James Dr	0.03mi	3/1.0	967 (+9%)	1mo	$40,000	$41	79
713 Saint Norbert Dr	0.24mi	3/1.0	864 (-3%)	1mo	$65,000	$75	79
802 Saint Thomas Ln	0.24mi	3/1.0	864 (-3%)	2mo	$105,000	$122	79
311 Green St	0.44mi	3/1.0	936 (+5%)	1mo	$54,000	$58	65
1150 Price St	0.60mi	3/1.0	864 (-3%)	1mo	$80,000	$93	63
1071 St Margaret Dr	0.65mi	2/1.0 (-1)	864 (-3%)	0mo	$6,150	$7	56

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: 5.3%
• Equity multiple: 1.20×
• Total profit: $6,003
• Equity at exit: $15,656

10-year hold

• IRR: 14.7%
• Equity multiple: 2.19×
• Total profit: $34,925
• Equity at exit: $9,078

Cash invested: $29,400 (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: 6.4×

Monthly cashflow live

• Estimated rent: $1,376 high
• Mortgage (P&I): −$551
• Tax est. 1.5%: −$131 /mo · $1,575/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $361

Break-even live

Break-even rent $919

Max offer price $105,000

Occupancy floor 69%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
500 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	864	$950	$1.10	24d	1	0.10mi
502 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	864	$1,400	$1.62	3d	1	0.11mi
526 Saint Leo Dr East Saint Louis, IL	3.0	1.0	925	$1,400	$1.51	3d	1	0.11mi
148 Saint James Ln East Saint Louis, IL	3.0	1.0	864	$1,200	$1.39	44d	1	0.15mi
101 E 5th St Cahokia, IL	2.0	1.0	770	$900	$1.17	44d	1	0.15mi
705 Saint Martin Dr East Saint Louis, IL	4.0	1.0	1033	$1,600	$1.55	22d	1	0.21mi
124 Saint James Ln Cahokia Heights, IL	3.0	1.0	1064	$1,350	$1.27	44d	1	0.27mi
811 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	1040	$1,295	$1.25	24d	1	0.28mi
121 Saint Dorothy Dr Cahokia, IL	3.0	1.0	988	$1,500	$1.52	44d	1	0.31mi
111 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	1040	$1,350	$1.30	44d	1	0.32mi
701 Saint Paul Dr East Saint Louis, IL	3.0	1.0	864	$1,500	$1.74	44d	1	0.36mi
142 Saint Barbara Ln East Saint Louis, IL	3.0	2.0	990	$1,300	$1.31	44d	1	0.39mi
1150 Price St Cahokia, IL	3.0	1.0	864	$1,400	$1.62	3d	1	0.60mi
1162 Smith St East Saint Louis, IL	3.0	1.0	988	$1,295	$1.31	22d	1	0.69mi
1115 Saint Marcella Dr East Saint Louis, IL	3.0	1.0	864	$1,500	$1.74	15d	1	0.78mi
1130 Water St East Saint Louis, IL	3.0	1.0	1100	$1,450	$1.32	24d	1	0.85mi
1109 Saint Helena Dr Cahokia Heights, IL	3.0	1.0	825	$1,400	$1.70	3d	1	0.85mi
819 Mildred Ave East Saint Louis, IL	3.0	1.0	936	$1,250	$1.34	22d	1	0.98mi
1002 Upper Cahokia Rd East Saint Louis, IL	3.0	1.0	720	$860	$1.19	15d	1	1.09mi
818 La Salle Dr East Saint Louis, IL	3.0	1.0	1106	$1,300	$1.18	24d	1	1.10mi
1220 Williams St East Saint Louis, IL	3.0	1.0	876	$1,500	$1.71	15d	1	1.14mi
1308 Saint Stephens Dr Cahokia Heights, IL	2.0	1.0	864	$875	$1.01	15d	1	1.17mi
1308 Saint Stephens Dr Cahokia Heights, IL	2.0	1.0	864	$875	$1.01	16d	1	1.17mi
850 Saint Bartholomew Dr Cahokia, IL	3.0	1.0	1050	$1,285	$1.22	16d	1	1.35mi
1405 Williams St Cahokia Heights, IL	3.0	1.0	900	$1,500	$1.67	44d	1	1.36mi
1417 Richard Dr East Saint Louis, IL	3.0	1.0	936	$1,400	$1.50	22d	1	1.39mi
1421 Richard Dr East Saint Louis, IL	3.0	1.0	936	$1,100	$1.18	2d	1	1.41mi
58 David St East Saint Louis, IL	3.0	1.0	900	$1,450	$1.61	44d	1	1.46mi
1706 Andrews Dr East Saint Louis, IL	4.0	1.0	925	$1,320	$1.43	24d	1	1.48mi

Listing history 28 events

1. 2026-06-18
   days on market $105,000 Active 50 DOM
2. 2026-06-17
   days on market $105,000 Active 49 DOM
3. 2026-06-16
   days on market $105,000 Active 48 DOM
4. 2026-06-15
   days on market $105,000 Active 47 DOM
5. 2026-06-13
   days on market $105,000 Active 45 DOM
6. 2026-06-13
   days on market $105,000 Active 44 DOM
7. 2026-06-09
   days on market $105,000 Active 41 DOM
8. 2026-06-08
   days on market $105,000 Active 40 DOM
9. 2026-06-07
   pricedays on market $105,000 Active 39 DOM
10. 2026-06-05
    days on market $110,000 Active 36 DOM
11. 2026-06-03
    days on market $110,000 Active 35 DOM
12. 2026-06-02
    days on market $110,000 Active 34 DOM
13. 2026-06-01
    days on market $110,000 Active 33 DOM
14. 2026-05-31
    days on market $110,000 Active 32 DOM
15. 2026-04-29
    listed $110,000 Active 385-char remark
16. 2025-06-22
    historical $1,575
17. 2025-05-01
    listed $1,575
18. 2024-11-26
    soldstatus Closed 336-char remark

    Show marketing remark (336 chars)

    3 bed 1 bath. Recently renovated. Section 8 ready. Add this to your portfolio with ease. 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.

19. 2024-11-25
    status Pending 336-char remark

    Show marketing remark (336 chars)

    3 bed 1 bath. Recently renovated. Section 8 ready. Add this to your portfolio with ease. 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.

20. 2024-11-25
    listed $95,000 Active 336-char remark

    Show marketing remark (336 chars)

    3 bed 1 bath. Recently renovated. Section 8 ready. Add this to your portfolio with ease. 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.

21. 2024-07-01
    soldstatus $225,000
22. 2024-06-27
    soldstatus Closed

    Show marketing remark (743 chars)

    Investors: an exclusive portfolio of income-generating properties that promise good returns. Whether you're an experienced investor looking to expand your portfolio or a newcomer eager to dip your toes into the world of real estate, this opportunity is tailor-made for you. Buyers are encouraged to verify all listing data. The property has a tenant paying $750 per month but rents in this area can be from $900-$1200 per month! This property can only be shown with an accepted contract! This property can be purchased separately or as part of a package of seven! See addresses: 521 St. Barbara Lane, 854 Mildred Ave, 1153 Price. 44 E. Adams, 743 St. Norbert Dr, 65 St. Ambrose. All properties are occupied by tenants. Submit your offer today!

23. 2024-04-13
    status Pending

    Show marketing remark (743 chars)

    Investors: an exclusive portfolio of income-generating properties that promise good returns. Whether you're an experienced investor looking to expand your portfolio or a newcomer eager to dip your toes into the world of real estate, this opportunity is tailor-made for you. Buyers are encouraged to verify all listing data. The property has a tenant paying $750 per month but rents in this area can be from $900-$1200 per month! This property can only be shown with an accepted contract! This property can be purchased separately or as part of a package of seven! See addresses: 521 St. Barbara Lane, 854 Mildred Ave, 1153 Price. 44 E. Adams, 743 St. Norbert Dr, 65 St. Ambrose. All properties are occupied by tenants. Submit your offer today!

24. 2024-04-10
    listed $42,000 Active

    Show marketing remark (743 chars)

    Investors: an exclusive portfolio of income-generating properties that promise good returns. Whether you're an experienced investor looking to expand your portfolio or a newcomer eager to dip your toes into the world of real estate, this opportunity is tailor-made for you. Buyers are encouraged to verify all listing data. The property has a tenant paying $750 per month but rents in this area can be from $900-$1200 per month! This property can only be shown with an accepted contract! This property can be purchased separately or as part of a package of seven! See addresses: 521 St. Barbara Lane, 854 Mildred Ave, 1153 Price. 44 E. Adams, 743 St. Norbert Dr, 65 St. Ambrose. All properties are occupied by tenants. Submit your offer today!

25. 2023-12-29
    historical
26. 2023-10-04
    price $41,000
27. 2023-08-07
    listed $42,000 Active
28. 2021-08-19
    soldstatus Closed

ⓘ 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: $16,507
• − Mortgage interest: −$5,882
• − Property taxes: −$1,575
• − Insurance: −$525
• − Repairs & maintenance: −$1,321
• − Management: −$1,321
• − Depreciation: −$3,055
• Taxable income: $2,830
• Est. tax owed @ 24.0%: −$679
• After-tax cash flow: $3,654/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

+150.0% since first listed

15 events — show timeline

• 2026-06-05 Price Changed $105,000 MARIS as Distributed by MLS Grid
• 2026-04-29 Listed $110,000 MARIS as Distributed by MLS Grid
• 2025-06-22 Rental Removed $1,575 Simplifyem
• 2025-05-01 Listed for Rent $1,575 Simplifyem
• 2024-11-26 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2024-11-25 Pending — MARIS as Distributed by MLS Grid
• 2024-11-25 Listed $95,000 MARIS as Distributed by MLS Grid
• 2024-07-01 Sold (Public Records) $225,000 Public Records
• 2024-06-27 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2024-04-13 Pending — MARIS as Distributed by MLS Grid
• 2024-04-10 Listed $42,000 MARIS as Distributed by MLS Grid
• 2023-12-29 Delisted — MARIS as Distributed by MLS Grid
• 2023-10-04 Price Changed $41,000 MARIS as Distributed by MLS Grid
• 2023-08-07 Listed $42,000 MARIS as Distributed by MLS Grid
• 2021-08-19 Sold (MLS) — MARIS as Distributed by MLS Grid

Property tax history

-28.6%/yr

Latest (2024): $33 · -98.0% YoY. Source: county tax records.