822 Saint Matthew Dr · Cahokia Heights, IL 62206

$89,900

3 bd · 2.0 ba · 1,152 sqft · SingleFamily public records · 37 Days on market

Built 1961 6,534 sqft lot $78/sqft · 50% above area Est $60k · 50% 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 +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

3 bedroom 1 bath home with off street parking. Long term tenant on a month to month lease paying $1200 per month. No showings without approved contract. Add this to your portfolio today. 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

• Close to schools
• Off street parking
• 6,534 sq ft lot

Tags

• OFF STREET PARKING
• CLOSE TO SHOPPING AREAS
• CLOSE TO SCHOOLS
• CLOSE TO PUBLIC TRANSPORTATION
• CLOSE TO INTERSTATE HIGHWAYS

Property features AI

Exterior

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

Interior

• Bedrooms: 3 bedrooms (all on the main level)
• Bathrooms: 1 full bathroom (on the 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 $90k.

Deal economics

• At list price, monthly cash flow is $376 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $87k (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.
• 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; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $1,455/mo this rent would consume 52% 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 $622 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 $25k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; list at $90k implies a 200% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/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 $87,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 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 1961 — 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: 1.62% ✓
• Cap rate: 13.35%
• Cash-on-cash: 25.19%
• DSCR: 2.12
• GRM: 5.1

CMA / ARV

• ARV (median comp): $60,038
• List price: $89,900
• Delta: 49.74%
• 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
804 Saint Matthew	0.09mi	3/1.0	1,072 (-7%)	2mo	$85,000	$79	78
510 Saint Paul Dr	0.28mi	4/1.0 (+1)	1,144 (-1%)	5mo	$85,950	$75	72
706 Saint Maud Dr	0.15mi	4/1.0 (+1)	1,232 (+7%)	3mo	$72,500	$59	70
9 Saint Lambert Dr	0.52mi	4/1.0 (+1)	1,104 (-4%)	1mo	$110,000	$100	59
805 Plum St	0.60mi	3/1.0	1,210 (+5%)	3mo	$105,000	$87	57
9 Saint Lambert Dr	0.52mi	4/1.0 (+1)	1,104 (-4%)	5mo	$55,000	$50	56
21 Saint Gregory Dr	0.69mi	4/1.0 (+1)	1,176 (+2%)	1mo	$59,000	$50	54
600 Plum	0.65mi	3/1.0	1,070 (-7%)	3mo	$43,900	$41	51
111 Saint Thomas Ln	0.75mi	3/1.0	1,040 (-10%)	6mo	$59,999	$58	39
1132 Saint Rose Ln	0.63mi	4/1.0 (+1)	1,305 (+13%)	1mo	$80,000	$61	38
23 Saint Gregory Dr	0.68mi	4/1.0 (+1)	1,305 (+13%)	5mo	$110,000	$84	33
10 Saint Gregory Dr	0.74mi	4/1.0 (+1)	1,305 (+13%)	6mo	$110,000	$84	29

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: 9.6%
• Equity multiple: 1.38×
• Total profit: $9,522
• Equity at exit: $13,404

10-year hold

• IRR: 18.8%
• Equity multiple: 2.57×
• Total profit: $39,632
• Equity at exit: $7,773

Cash invested: $25,172 (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: 5.1×

Monthly cashflow live

• Estimated rent: $1,455 high
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $376

Break-even live

Break-even rent $979

Max offer price $89,900

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
725 Saint Norbert Dr East Saint Louis, IL	3.0	1.0	1232	$1,500	$1.22	43d	1	0.16mi
701 Saint Paul Dr East Saint Louis, IL	3.0	1.0	864	$1,500	$1.74	43d	1	0.20mi
705 Saint Martin Dr East Saint Louis, IL	4.0	1.0	1033	$1,600	$1.55	21d	1	0.28mi
526 Saint Leo Dr East Saint Louis, IL	3.0	1.0	925	$1,400	$1.51	3d	1	0.38mi
1150 Price St Cahokia, IL	3.0	1.0	864	$1,400	$1.62	3d	1	0.38mi
142 Saint Barbara Ln East Saint Louis, IL	3.0	2.0	990	$1,300	$1.31	43d	1	0.42mi
811 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	1040	$1,295	$1.25	23d	1	0.44mi
1115 Saint Marcella Dr East Saint Louis, IL	3.0	1.0	864	$1,500	$1.74	14d	1	0.48mi
1162 Smith St East Saint Louis, IL	3.0	1.0	988	$1,295	$1.31	21d	1	0.52mi
502 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	864	$1,400	$1.62	3d	1	0.53mi
500 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	864	$950	$1.10	23d	1	0.54mi
121 Saint Dorothy Dr Cahokia, IL	3.0	1.0	988	$1,500	$1.52	43d	1	0.55mi
148 Saint James Ln East Saint Louis, IL	3.0	1.0	864	$1,200	$1.39	43d	1	0.57mi
101 E 5th St Cahokia, IL	2.0	1.0	770	$900	$1.17	43d	1	0.63mi
1130 Water St East Saint Louis, IL	3.0	1.0	1100	$1,450	$1.32	23d	1	0.63mi
30 Saint Gregory Dr East Saint Louis, IL	4.0	2.0	1330	$1,395	$1.05	21d	1	0.66mi
124 Saint James Ln Cahokia Heights, IL	3.0	1.0	1064	$1,350	$1.27	43d	1	0.69mi
111 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	1040	$1,350	$1.30	43d	1	0.78mi
1109 Saint Helena Dr Cahokia Heights, IL	3.0	1.0	825	$1,400	$1.70	3d	1	0.90mi
302 Saint Leonard Dr East Saint Louis, IL	3.0	1.0	1155	$1,300	$1.13	43d	1	0.94mi
1312 Saint Raphael St East Saint Louis, IL	3.0	1.0	1280	$1,500	$1.17	43d	1	1.02mi
1614 Parklane Dr East Saint Louis, IL	4.0	1.0	1152	$1,400	$1.22	23d	1	1.08mi
1308 Saint Stephens Dr Cahokia Heights, IL	2.0	1.0	864	$875	$1.01	14d	1	1.09mi
1308 Saint Stephens Dr Cahokia Heights, IL	2.0	1.0	864	$875	$1.01	16d	1	1.09mi
1220 Williams St East Saint Louis, IL	3.0	1.0	876	$1,500	$1.71	14d	1	1.12mi
819 Mildred Ave East Saint Louis, IL	3.0	1.0	936	$1,250	$1.34	21d	1	1.13mi
1706 Andrews Dr East Saint Louis, IL	4.0	1.0	925	$1,320	$1.43	23d	1	1.14mi
1710 Parklane Dr East Saint Louis, IL	4.0	1.0	1225	$1,395	$1.14	43d	1	1.18mi
818 La Salle Dr East Saint Louis, IL	3.0	1.0	1106	$1,300	$1.18	23d	1	1.20mi
102 Melvin Dr Unit 34 Sauget, IL	4.0	1.0	1352	$1,700	$1.26	7d	1	1.23mi
1417 Richard Dr East Saint Louis, IL	3.0	1.0	936	$1,400	$1.50	21d	1	1.28mi
1405 Williams St Cahokia Heights, IL	3.0	1.0	900	$1,500	$1.67	43d	1	1.28mi
1421 Richard Dr East Saint Louis, IL	3.0	1.0	936	$1,100	$1.18	2d	1	1.29mi
1420 Williams St East Saint Louis, IL	4.0	1.0	1300	$1,500	$1.15	43d	1	1.31mi
1002 Upper Cahokia Rd East Saint Louis, IL	3.0	1.0	720	$860	$1.19	14d	1	1.44mi
850 Saint Bartholomew Dr Cahokia, IL	3.0	1.0	1050	$1,285	$1.22	16d	1	1.49mi

Listing history 22 events

1. 2026-06-18
   days on market $89,900 Active 37 DOM
2. 2026-06-17
   days on market $89,900 Active 36 DOM
3. 2026-06-16
   days on market $89,900 Active 35 DOM
4. 2026-06-15
   days on market $89,900 Active 34 DOM
5. 2026-06-13
   days on market $89,900 Active 32 DOM
6. 2026-06-13
   days on market $89,900 Active 31 DOM
7. 2026-06-09
   days on market $89,900 Active 28 DOM
8. 2026-06-08
   days on market $89,900 Active 27 DOM
9. 2026-06-07
   days on market $89,900 Active 26 DOM
10. 2026-06-05
    days on market $89,900 Active 23 DOM
11. 2026-06-03
    days on market $89,900 Active 22 DOM
12. 2026-06-02
    days on market $89,900 Active 21 DOM
13. 2026-06-01
    days on market $89,900 Active 20 DOM
14. 2026-05-31
    days on market $89,900 Active 19 DOM
15. 2026-05-12
    listed $100,000 Active 433-char remark
16. 2025-05-29
    listed $88,000 Active
17. 2024-10-07
    historical
18. 2024-07-18
    listed $80,000 Active
19. 2021-12-01
    soldstatus Closed
20. 2021-11-05
    listed $35,000 Active
21. 2021-11-05
    soldstatus Closed
22. 2011-03-01
    soldstatus $30,000

ⓘ 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: $17,464
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$2,274
• − Repairs & maintenance: −$1,397
• − Management: −$1,397
• − Depreciation: −$2,615
• Taxable income: $3,397
• Est. tax owed @ 24.0%: −$815
• After-tax cash flow: $3,702/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

+199.7% since first listed

9 events — show timeline

• 2026-05-28 Price Changed $89,900 MARIS as Distributed by MLS Grid
• 2026-05-12 Listed $100,000 MARIS as Distributed by MLS Grid
• 2025-05-29 Listed $88,000 MARIS as Distributed by MLS Grid
• 2024-10-07 Delisted — MARIS as Distributed by MLS Grid
• 2024-07-18 Listed $80,000 MARIS as Distributed by MLS Grid
• 2021-12-01 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2021-11-05 Listed $35,000 MARIS as Distributed by MLS Grid
• 2021-11-05 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2011-03-01 Sold (Public Records) $30,000 Public Records

Property tax history

-26.7%/yr

Latest (2024): $33 · -98.2% YoY. Source: county tax records.