3807 White St · Cahokia Heights, IL 62206

$95,000

4 bd · 2.0 ba · 1,250 sqft · SingleFamily public records · 130 Days on market

Built 1950 9,147 sqft lot $76/sqft · 5% above area Est $90k · 5% 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 +5.2/15.0
• 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

Newly remodeled four-bedroom, one-bath ranch home featuring hardwood floors throughout with section-8 guaranteed $1,464 monthly rent on this tenant-occupied property! The bright, spacious eat-in kitchen flows seamlessly into a dedicated laundry room and an additional family room, offering flexible space for everyday living or entertaining. Ideally located just five minutes from downtown St. Louis, with convenient access to shopping, dining, and local amenities.

Key facts

• 9,147 sq ft lot
• Built 1950
• Listed 129 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $475 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $84k (12.0% 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; 18 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% 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 $1,537/mo this rent would consume 55% 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 $657 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 $27k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 130 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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 2.5% 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 $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 130 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 12.29%
• Cash-on-cash: 21.42%
• DSCR: 1.95
• GRM: 5.2

CMA / ARV

• ARV (median comp): $90,454
• List price: $95,000
• Delta: 5.03%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11 Hissrich St	0.14mi	3/1.0 (-1)	1,224 (-2%)	5mo	$105,000	$86	77
110 Kinder St	0.15mi	3/1.0 (-1)	1,152 (-8%)	6mo	$105,000	$91	66
505 Garrison Ave	0.41mi	3/1.0 (-1)	1,391 (+11%)	0mo	$105,000	$75	53
1203 Upper Cahokia Rd	0.36mi	4/2.0	1,080 (-14%)	10mo	$110,000	$102	53
224 Julian Ave	0.42mi	3/1.0 (-1)	1,190 (-5%)	17mo	$100,000	$84	50
614 Cooper Dr	0.73mi	4/2.0	1,363 (+9%)	2mo	$90,000	$66	49
3306 Falling Springs Rd	0.59mi	3/1.0 (-1)	1,169 (-6%)	5mo	$105,000	$90	49
713 Mildred Ave	0.62mi	3/1.0 (-1)	1,152 (-8%)	6mo	$45,000	$39	44
801 Otto St	0.73mi	3/1.0 (-1)	1,260 (+1%)	19mo	$72,900	$58	40

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: 14.0%
• Equity multiple: 1.56×
• Total profit: $14,916
• Equity at exit: $14,165

10-year hold

• IRR: 22.8%
• Equity multiple: 2.96×
• Total profit: $52,224
• Equity at exit: $8,214

Cash invested: $26,600 (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: 5.2×

Monthly cashflow live

• Estimated rent: $1,537 high
• Mortgage (P&I): −$498
• Tax from tax record: −$202 /mo · $2,422/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $475

Break-even live

Break-even rent $936

Max offer price $95,000

Occupancy floor 64%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
58 David St East Saint Louis, IL	3.0	1.0	900	$1,450	$1.61	43d	1	0.42mi
111 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	1040	$1,350	$1.30	43d	1	0.74mi
124 Saint James Ln Cahokia Heights, IL	3.0	1.0	1064	$1,350	$1.27	43d	1	0.79mi
819 Mildred Ave East Saint Louis, IL	3.0	1.0	936	$1,250	$1.34	21d	1	0.83mi
121 Saint Dorothy Dr Cahokia, IL	3.0	1.0	988	$1,500	$1.52	43d	1	0.92mi
850 Saint Bartholomew Dr Cahokia, IL	3.0	1.0	1050	$1,285	$1.22	16d	1	0.95mi
818 La Salle Dr East Saint Louis, IL	3.0	1.0	1106	$1,300	$1.18	23d	1	0.96mi
811 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	1040	$1,295	$1.25	23d	1	1.03mi
142 Saint Barbara Ln East Saint Louis, IL	3.0	2.0	990	$1,300	$1.31	43d	1	1.10mi
526 Saint Leo Dr East Saint Louis, IL	3.0	1.0	925	$1,400	$1.51	2d	1	1.14mi
302 Saint Leonard Dr East Saint Louis, IL	3.0	1.0	1155	$1,300	$1.13	43d	1	1.21mi
1220 Williams St East Saint Louis, IL	3.0	1.0	876	$1,500	$1.71	14d	1	1.21mi
705 Saint Martin Dr East Saint Louis, IL	4.0	1.0	1033	$1,600	$1.55	21d	1	1.24mi
223 Donald St East Saint Louis, IL	4.0	1.0	1794	$1,550	$0.86	43d	1	1.26mi
1162 Smith St East Saint Louis, IL	3.0	1.0	988	$1,295	$1.31	21d	1	1.29mi
725 Saint Norbert Dr East Saint Louis, IL	3.0	1.0	1232	$1,500	$1.22	43d	1	1.33mi
1312 Saint Raphael St East Saint Louis, IL	3.0	1.0	1280	$1,500	$1.17	43d	1	1.39mi
1405 Williams St Cahokia Heights, IL	3.0	1.0	900	$1,500	$1.67	43d	1	1.45mi

Listing history 28 events

1. 2026-06-18
   days on market $95,000 Active 130 DOM
2. 2026-06-17
   days on market $95,000 Active 129 DOM
3. 2026-06-16
   days on market $95,000 Active 128 DOM
4. 2026-06-15
   days on market $95,000 Active 127 DOM
5. 2026-06-13
   days on market $95,000 Active 125 DOM
6. 2026-06-13
   days on market $95,000 Active 124 DOM
7. 2026-06-09
   days on market $95,000 Active 121 DOM
8. 2026-06-08
   days on market $95,000 Active 120 DOM
9. 2026-06-07
   days on market $95,000 Active 119 DOM
10. 2026-06-05
    days on market $95,000 Active 116 DOM
11. 2026-06-03
    days on market $95,000 Active 115 DOM
12. 2026-06-02
    days on market $95,000 Active 114 DOM
13. 2026-06-01
    days on market $95,000 Active 113 DOM
14. 2026-05-31
    days on market $95,000 Active 112 DOM
15. 2026-02-09
    listed $95,000 Active 465-char remark

    Show marketing remark (465 chars)

    Newly remodeled four-bedroom, one-bath ranch home featuring hardwood floors throughout with section-8 guaranteed $1,464 monthly rent on this tenant-occupied property! The bright, spacious eat-in kitchen flows seamlessly into a dedicated laundry room and an additional family room, offering flexible space for everyday living or entertaining. Ideally located just five minutes from downtown St. Louis, with convenient access to shopping, dining, and local amenities.

16. 2026-02-09
    historical $95,000 465-char remark

    Show marketing remark (465 chars)

    Newly remodeled four-bedroom, one-bath ranch home featuring hardwood floors throughout with section-8 guaranteed $1,464 monthly rent on this tenant-occupied property! The bright, spacious eat-in kitchen flows seamlessly into a dedicated laundry room and an additional family room, offering flexible space for everyday living or entertaining. Ideally located just five minutes from downtown St. Louis, with convenient access to shopping, dining, and local amenities.

17. 2025-09-05
    price $104,800
18. 2025-09-01
    historical $1,650
19. 2025-08-09
    price $1,650
20. 2025-08-09
    price $1,900
21. 2025-08-08
    price $1,650
22. 2025-08-06
    listed $1,900
23. 2025-07-26
    listed $105,000 Active
24. 2024-10-25
    soldstatus Closed
25. 2024-10-11
    status Pending
26. 2024-09-25
    price $45,900
27. 2024-09-04
    price $47,900
28. 2024-08-28
    listed $49,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast IL · Partial reset (capped growth)

• Current annual tax: $2,422 · $202/mo
• Projected year-2 tax: $2,422 · $202/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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 ≥108°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: $18,446
• − Mortgage interest: −$5,321
• − Property taxes: −$2,422
• − Insurance: −$475
• − Repairs & maintenance: −$1,476
• − Management: −$1,476
• − Depreciation: −$2,764
• Taxable income: $4,512
• Est. tax owed @ 24.0%: −$1,083
• After-tax cash flow: $4,614/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

+90.4% since first listed

14 events — show timeline

• 2026-02-09 Listed $95,000 MARIS as Distributed by MLS Grid
• 2026-02-09 Coming Soon $95,000 MARIS as Distributed by MLS Grid
• 2025-09-05 Price Changed $104,800 MARIS as Distributed by MLS Grid
• 2025-09-01 Rental Removed $1,650 APPFOLIO
• 2025-08-09 Price Changed $1,650 APPFOLIO
• 2025-08-09 Price Changed $1,900 APPFOLIO
• 2025-08-08 Price Changed $1,650 APPFOLIO
• 2025-08-06 Listed for Rent $1,900 APPFOLIO
• 2025-07-26 Listed $105,000 MARIS as Distributed by MLS Grid
• 2024-10-25 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2024-10-11 Pending — MARIS as Distributed by MLS Grid
• 2024-09-25 Price Changed $45,900 MARIS as Distributed by MLS Grid
• 2024-09-04 Price Changed $47,900 MARIS as Distributed by MLS Grid
• 2024-08-28 Listed $49,900 MARIS as Distributed by MLS Grid

Property tax history

+2.8%/yr

Latest (2024): $2,422 · +10.8% YoY. Source: county tax records.