1207 Richard Dr · Cahokia Heights, IL 62206

$84,900

2 bd · 2.0 ba · 756 sqft · SingleFamily public records · 6 Days on market

Built 1955 7,405 sqft lot Est $92k · 8% under

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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 +11.1/15.0
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• 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

Welcome to this charming 2 bedroom, 1 bathroom home nestled in Cahokia, IL! With its inviting layout, thoughtful features, and wonderful outdoor spaces, this well-maintained property offers a comfortable and functional lifestyle that is sure to impress. Pull up and immediately appreciate the curb appeal of this lovely home, featuring a fenced front yard, a convenient 2 car carport, and an attached 1 car garage providing plenty of parking and storage options for everyday needs. Step inside and discover a comfortable and cheerful living room filled with great natural light, the perfect spot to relax and unwind after a long day. The well appointed kitchen is sure to please, boasting a center i

Key facts

• Attached car garage
• Covered patio
• Storage shed

Tags

• FENCED FRONT YARD
• ATTACHED CAR GARAGE
• DEDICATED DINING ROOM
• FULLY FENCED BACKYARD
• COVERED PATIO
• STORAGE SHED

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: Attached garage (1 car, approximately 12 x 24); Attached 2-car carport; Driveway; Garage faces front; Total parking for 3 vehicles
• Utilities: Public water; Public sewer; Electric service by Ameren
• Home design: Single family residence; One story; Private ownership; House structure
• Construction: Vinyl siding
• Exterior features: Covered patio; Patio; Fenced front and back yard (wood fence); Shed(s)

Interior

• Kitchen: Kitchen on the main level
• Bedrooms: Two bedrooms on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating; Central air conditioning; Ceiling fan(s)
• Interior features: Living room; Dining room; Crawl space basement; Smoke detector(s)
• Laundry & utility: Utility areas present (details not provided)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $405 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).

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: 153 active listings in the ZIP; 32 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).
• This rent runs 45% of the median local income ($34k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $587 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 $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $84,900

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.49% ✓
• Cap rate: 12.01%
• Cash-on-cash: 20.43%
• DSCR: 1.91
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $92,232
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1617 Mullens Ave	0.42mi	2/1.0	720 (-5%)	1mo	$56,000	$78	68
1109 Saint Helena Dr	0.23mi	3/1.0 (+1)	825 (+9%)	1mo	$75,000	$91	64
1120 Saint Michael Dr	0.24mi	3/1.0 (+1)	825 (+9%)	4mo	$65,000	$79	61
1313 Saint Raphael St	0.24mi	3/1.0 (+1)	864 (+14%)	1mo	$105,000	$122	55
1705 Mullens Ave	0.45mi	2/1.0	832 (+10%)	5mo	$104,000	$125	54
222 Saint John Dr	0.66mi	2/1.0	725 (-4%)	5mo	$96,000	$132	54
1307 Saint Zita Ln	0.16mi	3/1.0 (+1)	864 (+14%)	8mo	$105,000	$122	53
1326 Saint Zita Ln	0.24mi	3/1.0 (+1)	864 (+14%)	8mo	$105,000	$122	50
211 Donald St	0.60mi	2/1.0	837 (+11%)	3mo	$69,900	$84	48
248 Saint John Dr	0.67mi	2/1.0	700 (-7%)	9mo	$70,000	$100	45
103 Kenneth Ave	0.65mi	3/1.0 (+1)	864 (+14%)	1mo	$105,000	$122	36
1150 Price St	0.69mi	3/1.0 (+1)	864 (+14%)	1mo	$80,000	$93	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: 12.7%
• Equity multiple: 1.51×
• Total profit: $12,049
• Equity at exit: $12,659

10-year hold

• IRR: 21.6%
• Equity multiple: 2.84×
• Total profit: $43,794
• Equity at exit: $7,341

Cash invested: $23,772 (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: 5.6×

Monthly cashflow live

• Estimated rent: $1,269 high
• Mortgage (P&I): −$445
• Tax from tax record: −$117 /mo · $1,401/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $405

Break-even live

Break-even rent $756

Max offer price $84,900

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1220 Williams St East Saint Louis, IL	3.0	1.0	876	$1,500	$1.71	14d	1	0.05mi
1308 Saint Stephens Dr Cahokia Heights, IL	2.0	1.0	864	$875	$1.01	14d	1	0.18mi
1308 Saint Stephens Dr Cahokia Heights, IL	2.0	1.0	864	$875	$1.01	16d	1	0.18mi
818 La Salle Dr East Saint Louis, IL	3.0	1.0	1106	$1,300	$1.18	23d	1	0.25mi
1109 Saint Helena Dr Cahokia Heights, IL	3.0	1.0	825	$1,400	$1.70	3d	1	0.25mi
1405 Williams St Cahokia Heights, IL	3.0	1.0	900	$1,500	$1.67	43d	1	0.30mi
819 Mildred Ave East Saint Louis, IL	3.0	1.0	936	$1,250	$1.34	21d	1	0.34mi
1417 Richard Dr East Saint Louis, IL	3.0	1.0	936	$1,400	$1.50	21d	1	0.37mi
1421 Richard Dr East Saint Louis, IL	3.0	1.0	936	$1,100	$1.18	2d	1	0.39mi
1716 # E Unit Loretta Ave unit East St Louis, IL	2.0	1.0	720	$1,000	$1.39	43d	1	0.48mi
1713 Loretta Ave East Saint Louis, IL	3.0	1.0	944	$1,095	$1.16	43d	1	0.49mi
850 Saint Bartholomew Dr Cahokia, IL	3.0	1.0	1050	$1,285	$1.22	16d	1	0.51mi
1162 Smith St East Saint Louis, IL	3.0	1.0	988	$1,295	$1.31	21d	1	0.58mi
1808 Mullens Ave Cahokia Heights, IL	3.0	1.0	992	$1,500	$1.51	2d	1	0.60mi
1150 Price St Cahokia, IL	3.0	1.0	864	$1,400	$1.62	3d	1	0.71mi
142 Saint Barbara Ln East Saint Louis, IL	3.0	2.0	990	$1,300	$1.31	43d	1	0.74mi
121 Saint Dorothy Dr Cahokia, IL	3.0	1.0	988	$1,500	$1.52	43d	1	0.78mi
811 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	1040	$1,295	$1.25	23d	1	0.82mi
701 Saint Paul Dr East Saint Louis, IL	3.0	1.0	864	$1,500	$1.74	43d	1	0.93mi
1002 Upper Cahokia Rd East Saint Louis, IL	3.0	1.0	720	$860	$1.19	14d	1	0.95mi
124 Saint James Ln Cahokia Heights, IL	3.0	1.0	1064	$1,350	$1.27	43d	1	0.97mi
2008 Delores St East Saint Louis, IL	3.0	1.0	925	$1,250	$1.35	4d	1	0.98mi
148 Saint James Ln East Saint Louis, IL	3.0	1.0	864	$1,200	$1.39	43d	1	0.99mi
502 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	864	$1,400	$1.62	3d	1	1.01mi
500 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	864	$950	$1.10	23d	1	1.02mi
111 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	1040	$1,350	$1.30	43d	1	1.06mi
526 Saint Leo Dr East Saint Louis, IL	3.0	1.0	925	$1,400	$1.51	3d	1	1.08mi
115 Jerome Ln Unit 3 Sauget, IL	1.0	1.0	700	$700	$1.00	43d	1	1.13mi
2116 Doris Ave Cahokia Heights, IL	3.0	1.0	880	$1,400	$1.59	21d	1	1.16mi
101 E 5th St Cahokia, IL	2.0	1.0	770	$900	$1.17	43d	1	1.19mi
211 Judith Ln East Saint Louis, IL	2.0	1.0	672	$995	$1.48	4d	1	1.31mi
58 David St East Saint Louis, IL	3.0	1.0	900	$1,450	$1.61	43d	1	1.49mi

Listing history 6 events

1. 2026-06-18
   days on market $84,900 Active 6 DOM
2. 2026-06-17
   days on market $84,900 Active 5 DOM
3. 2026-06-16
   days on market $84,900 Active 4 DOM
4. 2026-06-15
   days on market $84,900 Active 3 DOM
5. 2026-06-13
   remarks 699-char remark
6. 2026-06-13
   listed $84,900 Active 1 DOM

ⓘ 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: $1,401 · $117/mo
• Projected year-2 tax: $1,664 · $139/mo
• Expected delta: +$263/yr (+$22/mo · 18.8%)

ⓘ 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 ≥107°F today · 20 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: $15,222
• − Mortgage interest: −$4,756
• − Property taxes: −$1,401
• − Insurance: −$424
• − Repairs & maintenance: −$1,218
• − Management: −$1,218
• − Depreciation: −$2,470
• Taxable income: $3,736
• Est. tax owed @ 24.0%: −$897
• After-tax cash flow: $3,961/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 event — show timeline

• 2026-06-12 Listed $84,900 MARIS as Distributed by MLS Grid

Property tax history

+17.9%/yr

Latest (2016): $1,401 · +17.9% YoY. Source: county tax records.