10 Lee St · Cahokia Heights, IL 62206

$78,500

3 bd · 2.0 ba · 912 sqft · SingleFamily public records · 115 Days on market

Built 1954 8,276 sqft lot $86/sqft · 14% above area Est $69k · 14% over ↓ 2% since listing

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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
• ARV discount +1.4/15.0
• Schools +0.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming 3-bedroom, 1-bath home offers a fantastic opportunity for homeowners and investors alike. Featuring low-maintenance vinyl siding, a one-car garage, and a spacious lot, this property combines practicality with room to grow. The unfinished basement provides a clean slate, perfect for future renovation, added living space, or storage. Located just off the main road, the home offers quick and convenient access to nearby schools, shopping, and everyday amenities, while still enjoying a quiet, peaceful setting. New flooring and fresh paint are currently being added, giving the home a refreshed and move-in-ready feel. The property is currently tenant-occupied, offering immediate income potential.

Key facts

• 8,276 sq ft lot
• Garage
• Built 1954

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $78k.

Deal economics

• At list price, monthly cash flow is $441 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $78k).
• Recommended offer: $71k (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; 22 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 $1,377/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 $543 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 $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 115 days — a 9% lower offer ($71k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y 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 3.1% of price; built in 1954 — 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 $71,435 (9.0% below list)

Questions for the listing agent

1. It's been on market 115 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 1954 — 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: 1.75% ✓
• Cap rate: 13.04%
• Cash-on-cash: 24.09%
• DSCR: 2.07
• GRM: 4.7

CMA / ARV

• ARV (median comp): $69,092
• List price: $78,500
• Delta: 13.62%
• 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
23 Kinder St	0.14mi	3/1.0	890 (-2%)	14mo	$84,900	$95	74
23 School St	0.31mi	3/1.0	888 (-3%)	10mo	$103,000	$116	69
10 Edgar St	0.24mi	2/2.0 (-1)	960 (+5%)	8mo	$69,000	$72	69
16 School St	0.27mi	3/1.0	864 (-5%)	9mo	$24,900	$29	67
28 Cahokia St	0.20mi	3/1.0	810 (-11%)	1mo	$105,000	$130	67
35 School St	0.34mi	3/1.0	864 (-5%)	9mo	$105,000	$122	64
58 David St	0.36mi	3/1.0	900 (-1%)	17mo	$102,000	$113	63
66 David St	0.37mi	3/1.0	864 (-5%)	17mo	$97,000	$112	56
457 Mildred Ave	0.51mi	2/1.0 (-1)	840 (-8%)	1mo	$43,000	$51	53
239 Nadine St	0.70mi	3/1.0	988 (+8%)	0mo	$105,000	$106	49
237 Nadine St	0.69mi	3/1.0	978 (+7%)	6mo	$105,000	$107	47
436 Chaudet Ave	0.46mi	3/—	1,036 (+14%)	12mo	$105,000	$101	46

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: 17.4%
• Equity multiple: 1.70×
• Total profit: $15,470
• Equity at exit: $11,705

10-year hold

• IRR: 25.9%
• Equity multiple: 3.28×
• Total profit: $50,006
• Equity at exit: $6,787

Cash invested: $21,980 (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: 4.7×

Monthly cashflow live

• Estimated rent: $1,377 high
• Mortgage (P&I): −$412
• Tax from tax record: −$202 /mo · $2,429/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $441

Break-even live

Break-even rent $819

Max offer price $78,500

Occupancy floor 63%

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: $19,625
• Closing costs: $2,355
• Reserves months: —
• Total cash needed: —

Rent comps 22 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	44d	1	0.35mi
1002 Upper Cahokia Rd East Saint Louis, IL	3.0	1.0	720	$860	$1.19	15d	1	0.44mi
211 Judith Ln East Saint Louis, IL	2.0	1.0	672	$995	$1.48	4d	1	0.58mi
111 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	1040	$1,350	$1.30	44d	1	0.81mi
124 Saint James Ln Cahokia Heights, IL	3.0	1.0	1064	$1,350	$1.27	44d	1	0.87mi
148 Saint James Ln East Saint Louis, IL	3.0	1.0	864	$1,200	$1.39	44d	1	1.00mi
819 Mildred Ave East Saint Louis, IL	3.0	1.0	936	$1,250	$1.34	22d	1	1.01mi
500 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	864	$950	$1.10	24d	1	1.04mi
101 E 5th St Cahokia, IL	2.0	1.0	770	$900	$1.17	44d	1	1.04mi
121 Saint Dorothy Dr Cahokia, IL	3.0	1.0	988	$1,500	$1.52	44d	1	1.04mi
502 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	864	$1,400	$1.62	3d	1	1.04mi
850 Saint Bartholomew Dr Cahokia, IL	3.0	1.0	1050	$1,285	$1.22	16d	1	1.12mi
818 La Salle Dr East Saint Louis, IL	3.0	1.0	1106	$1,300	$1.18	24d	1	1.14mi
811 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	1040	$1,295	$1.25	24d	1	1.14mi
1109 Saint Helena Dr Cahokia Heights, IL	3.0	1.0	825	$1,400	$1.70	3d	1	1.16mi
142 Saint Barbara Ln East Saint Louis, IL	3.0	2.0	990	$1,300	$1.31	44d	1	1.22mi
526 Saint Leo Dr East Saint Louis, IL	3.0	1.0	925	$1,400	$1.51	3d	1	1.22mi
705 Saint Martin Dr East Saint Louis, IL	4.0	1.0	1033	$1,600	$1.55	22d	1	1.33mi
701 Saint Paul Dr East Saint Louis, IL	3.0	1.0	864	$1,500	$1.74	44d	1	1.38mi
1220 Williams St East Saint Louis, IL	3.0	1.0	876	$1,500	$1.71	15d	1	1.38mi
1162 Smith St East Saint Louis, IL	3.0	1.0	988	$1,295	$1.31	22d	1	1.43mi
1150 Price St Cahokia, IL	3.0	1.0	864	$1,400	$1.62	3d	1	1.45mi

Listing history 21 events

1. 2026-06-18
   days on market $78,500 Active 115 DOM
2. 2026-06-17
   days on market $78,500 Active 114 DOM
3. 2026-06-16
   days on market $78,500 Active 113 DOM
4. 2026-06-15
   days on market $78,500 Active 112 DOM
5. 2026-06-13
   days on market $78,500 Active 110 DOM
6. 2026-06-13
   days on market $78,500 Active 109 DOM
7. 2026-06-09
   days on market $78,500 Active 106 DOM
8. 2026-06-08
   days on market $78,500 Active 105 DOM
9. 2026-06-07
   days on market $78,500 Active 104 DOM
10. 2026-06-05
    days on market $78,500 Active 101 DOM
11. 2026-06-03
    days on market $78,500 Active 100 DOM
12. 2026-06-02
    days on market $78,500 Active 99 DOM
13. 2026-06-01
    days on market $78,500 Active 98 DOM
14. 2026-05-31
    days on market $78,500 Active 97 DOM
15. 2026-02-24
    listed $78,500 Active 712-char remark

    Show marketing remark (712 chars)

    This charming 3-bedroom, 1-bath home offers a fantastic opportunity for homeowners and investors alike. Featuring low-maintenance vinyl siding, a one-car garage, and a spacious lot, this property combines practicality with room to grow. The unfinished basement provides a clean slate, perfect for future renovation, added living space, or storage. Located just off the main road, the home offers quick and convenient access to nearby schools, shopping, and everyday amenities, while still enjoying a quiet, peaceful setting. New flooring and fresh paint are currently being added, giving the home a refreshed and move-in-ready feel. The property is currently tenant-occupied, offering immediate income potential.

16. 2026-02-16
    historical $78,500 712-char remark

    Show marketing remark (712 chars)

    This charming 3-bedroom, 1-bath home offers a fantastic opportunity for homeowners and investors alike. Featuring low-maintenance vinyl siding, a one-car garage, and a spacious lot, this property combines practicality with room to grow. The unfinished basement provides a clean slate, perfect for future renovation, added living space, or storage. Located just off the main road, the home offers quick and convenient access to nearby schools, shopping, and everyday amenities, while still enjoying a quiet, peaceful setting. New flooring and fresh paint are currently being added, giving the home a refreshed and move-in-ready feel. The property is currently tenant-occupied, offering immediate income potential.

17. 2018-01-30
    price $49,500
18. 2018-01-15
    price $55,000
19. 2013-06-28
    soldstatus
20. 2013-05-31
    listed $13,905
21. 2005-06-20
    soldstatus $80,000

ⓘ 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: $2,429 · $202/mo
• Projected year-2 tax: $2,429 · $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: $16,528
• − Mortgage interest: −$4,397
• − Property taxes: −$2,429
• − Insurance: −$392
• − Repairs & maintenance: −$1,322
• − Management: −$1,322
• − Depreciation: −$2,284
• Taxable income: $4,381
• Est. tax owed @ 24.0%: −$1,051
• After-tax cash flow: $4,244/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

-1.9% since first listed

7 events — show timeline

• 2026-02-24 Listed $78,500 MARIS as Distributed by MLS Grid
• 2026-02-16 Coming Soon $78,500 MARIS as Distributed by MLS Grid
• 2018-01-30 Price Changed $49,500 MARIS as Distributed by MLS Grid
• 2018-01-15 Price Changed $55,000 MARIS as Distributed by MLS Grid
• 2013-06-28 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2013-05-31 Listed $13,905 MARIS as Distributed by MLS Grid
• 2005-06-20 Sold (Public Records) $80,000 Public Records

Property tax history

+5.9%/yr

Latest (2024): $2,429 · +10.8% YoY. Source: county tax records.