306 W 5th St · Cahokia Heights, IL 62206

$62,000

3 bd · 2.0 ba · 1,273 sqft · SingleFamily public records · 54 Days on market

Built 1994 7,405 sqft lot $49/sqft · at area comps Est $76k · 18% under ↓ 9% since listing

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Why this score? — see what drove the B 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
• ARV discount +15.0/15.0
• 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
• Appreciation +0.0/10.0

Listing remarks

MOTIVATED SELLER!!! This 3 bedroom 2 bathroom manufactured home offers over 1,400 square feet of living space on a quiet street, conveniently located near schools, shopping, transportation, parks, and a golf course—all just minutes from St. Louis. Perfect for home owners or as an investment property. Seller of this fixer-upper property has many major projects already completed, including: - New roof and air conditioner (2023) - Updated electrical system. - New siding. Fresh paint in most rooms. The interior features a large, open-concept living and dining area with laminate flooring, a breakfast nook, and a utility room with washer/dryer hookups. Large windows throughout provide am

Key facts

• 7,405 sq ft lot
• 3 parking spots
• Built 1994

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: Carport with space for 3 vehicles
• Utilities: Public water; Public sewer; Electricity connected (220 volts)
• Home design: Manufactured home (residential); One level
• Construction: Aluminum siding; Shingle roof; Concrete perimeter foundation; Built area per assessor: 1,476
• Exterior features: Back yard and front yard; Level lot; Near golf course; Near public transit; Back yard fencing

Interior

• Kitchen: Wrap-around galley kitchen; Electric cooktop; Microwave
• Bedrooms: 3 bedrooms, all on the main level (approx. 12x12; 12x11; 12x9)
• Flooring: Laminate
• Bathrooms: 2 full bathrooms, both on the main level
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Electric cooktop; Microwave; Laminate flooring; Crawl space basement
• Laundry & utility: Utility room (approx. 9x4)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $62k.

Deal economics

• At list price, monthly cash flow is $806 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $62k).
• Recommended offer: $60k (3.0% below list) — sets the bar for market timing.
• Cap rate 21.9% vs local median 13.3% in Cahokia Heights — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads: area grade B — 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: 152 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 $1,479/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 $429 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 $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($60k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $60,140 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 2.39% ✓
• Cap rate: 21.88%
• Cash-on-cash: 55.68%
• DSCR: 3.48
• GRM: 3.5

CMA / ARV

• ARV (median comp): $75,630
• List price: $62,000
• Delta: -18.02%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
805 Plum St	0.23mi	3/1.0	1,210 (-5%)	3mo	$105,000	$87	75
18 Denovion Ct	0.09mi	4/1.5 (+1)	1,200 (-6%)	7mo	$84,900	$71	74
115 W 2nd St	0.30mi	3/2.0	1,140 (-10%)	13mo	$19,900	$17	57
706 Saint Maud Dr	0.64mi	4/1.0 (+1)	1,232 (-3%)	3mo	$72,500	$59	54
710 Saint Norbert Dr	0.56mi	4/1.0 (+1)	1,232 (-3%)	9mo	$110,000	$89	52
1058 Water St	0.62mi	4/2.0 (+1)	1,224 (-4%)	13mo	$115,000	$94	49
509 Saint Barbara	0.73mi	3/1.0	1,187 (-7%)	11mo	$94,999	$80	42
725 St Nicholas Dr	0.65mi	4/1.0 (+1)	1,400 (+10%)	6mo	$52,000	$37	40
742 St. Nicholas Dr	0.59mi	3/1.0	1,136 (-11%)	14mo	$87,000	$77	39
510 Saint Paul Dr	0.68mi	4/1.0 (+1)	1,144 (-10%)	5mo	$85,950	$75	38
9 Saint Lambert Dr	0.66mi	4/1.0 (+1)	1,104 (-13%)	1mo	$110,000	$100	37
9 Saint Lambert Dr	0.66mi	4/1.0 (+1)	1,104 (-13%)	5mo	$55,000	$50	34

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: 54.0%
• Equity multiple: 3.38×
• Total profit: $41,238
• Equity at exit: $9,244

10-year hold

• IRR: 59.1%
• Equity multiple: 6.87×
• Total profit: $101,897
• Equity at exit: $5,361

Cash invested: $17,360 (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: 152
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,479 high
• Mortgage (P&I): −$325
• Tax from tax record: −$12 /mo · $142/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $806

Break-even live

Break-even rent $459

Max offer price $62,000

Occupancy floor 41%

Sensitivity live

Price	-10% $841	-5% $823	+0% $806	+5% $788	+10% $770
Rent	-10% $689	-5% $747	+0% $806	+5% $864	+10% $922
Rate	-1.0pp $837	-0.5pp $821	base $806	+0.5pp $789	+1.0pp $773

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: $15,500
• Closing costs: $1,860
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
526 Saint Leo Dr East Saint Louis, IL	3.0	1.0	925	$1,400	$1.51	4d	1	0.41mi
705 Saint Martin Dr East Saint Louis, IL	4.0	1.0	1033	$1,600	$1.55	23d	1	0.46mi
111 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	1040	$1,350	$1.30	45d	1	0.47mi
124 Saint James Ln Cahokia Heights, IL	3.0	1.0	1064	$1,350	$1.27	45d	1	0.50mi
725 Saint Norbert Dr East Saint Louis, IL	3.0	1.0	1232	$1,500	$1.22	45d	1	0.57mi
811 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	1040	$1,295	$1.25	25d	1	0.63mi
811 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	1040	$1,295	$1.25	0d	1	0.63mi
121 Saint Dorothy Dr Cahokia, IL	3.0	1.0	988	$1,500	$1.52	45d	1	0.65mi
142 Saint Barbara Ln East Saint Louis, IL	3.0	2.0	990	$1,300	$1.31	45d	1	0.74mi
1130 Water St East Saint Louis, IL	3.0	1.0	1100	$1,450	$1.32	25d	1	0.81mi
223 Donald St East Saint Louis, IL	4.0	1.0	1794	$1,550	$0.86	45d	1	0.91mi
30 Saint Gregory Dr East Saint Louis, IL	4.0	2.0	1330	$1,395	$1.05	23d	1	1.00mi
1162 Smith St East Saint Louis, IL	3.0	1.0	988	$1,295	$1.31	23d	1	1.04mi
819 Mildred Ave East Saint Louis, IL	3.0	1.0	936	$1,250	$1.34	23d	1	1.29mi
302 Saint Leonard Dr East Saint Louis, IL	3.0	1.0	1155	$1,300	$1.13	45d	1	1.34mi
818 La Salle Dr East Saint Louis, IL	3.0	1.0	1106	$1,300	$1.18	25d	1	1.42mi
1220 Williams St East Saint Louis, IL	3.0	1.0	876	$1,500	$1.71	16d	1	1.48mi
1312 Saint Raphael St East Saint Louis, IL	3.0	1.0	1280	$1,500	$1.17	45d	1	1.49mi

Listing history 19 events

1. 2026-06-21
   days on market $62,000 Active 54 DOM
2. 2026-06-18
   days on market $62,000 Active 51 DOM
3. 2026-06-17
   days on market $62,000 Active 50 DOM
4. 2026-06-16
   days on market $62,000 Active 49 DOM
5. 2026-06-15
   days on market $62,000 Active 48 DOM
6. 2026-06-13
   days on market $62,000 Active 46 DOM
7. 2026-06-13
   days on market $62,000 Active 45 DOM
8. 2026-06-09
   days on market $62,000 Active 42 DOM
9. 2026-06-08
   days on market $62,000 Active 41 DOM
10. 2026-06-07
    days on market $62,000 Active 40 DOM
11. 2026-06-05
    days on market $62,000 Active 37 DOM
12. 2026-06-03
    days on market $62,000 Active 36 DOM
13. 2026-06-02
    days on market $62,000 Active 35 DOM
14. 2026-06-01
    days on market $62,000 Active 34 DOM
15. 2026-05-31
    days on market $62,000 Active 33 DOM
16. 2026-05-11
    price $69,000 1217-char remark
17. 2026-04-29
    listed $74,500 Active 1217-char remark
18. 2026-04-28
    historical $74,500 1217-char remark
19. 2002-06-21
    soldstatus $68,000

ⓘ 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: $142 · $12/mo
• Projected year-2 tax: $775 · $65/mo
• Expected delta: +$633/yr (+$53/mo · 446.2%)

ⓘ 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 ≥109°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: $17,746
• − Mortgage interest: −$3,473
• − Property taxes: −$142
• − Insurance: −$310
• − Repairs & maintenance: −$1,420
• − Management: −$1,420
• − Depreciation: −$1,804
• Taxable income: $9,178
• Est. tax owed @ 24.0%: −$2,203
• After-tax cash flow: $7,463/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

-8.8% since first listed

5 events — show timeline

• 2026-05-28 Price Changed $62,000 MARIS as Distributed by MLS Grid
• 2026-05-11 Price Changed $69,000 MARIS as Distributed by MLS Grid
• 2026-04-29 Listed $74,500 MARIS as Distributed by MLS Grid
• 2026-04-28 Coming Soon $74,500 MARIS as Distributed by MLS Grid
• 2002-06-21 Sold (Public Records) $68,000 Public Records

Property tax history

-8.4%/yr

Latest (2024): $142 · -94.6% YoY. Source: county tax records.