1517 Doris Ave · Cahokia Heights, IL 62206

$75,000

3 bd · 2.0 ba · 1,072 sqft · SingleFamily public records · 14 Days on market

Built 1977 0.28 ac lot Est $94k · 20% 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 +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

Charming Brick-Front Ranch on a Double Lot! Welcome home to this beautifully maintained 3-bedroom, 1-bathroom ranch, perfectly situated on an expansive double lot. Step onto the inviting covered front porch and through the decorative front door to find a spacious, light-filled living room. Durable and stylish ceramic tile flooring flows throughout the entire home. The functional kitchen comes equipped with a range and dishwasher, opening seamlessly into the dining area—perfect for casual meals or entertaining. Down the hall, you'll find three comfortable bedrooms and a full bath, while a dedicated laundry/utility room is conveniently located just off the kitchen. Outdoor living is a

Key facts

• 0.28 acre lot
• Garage
• Built 1977

Property features AI

Exterior

• Parking: Attached garage (1-car, approximately 20 x 11); Driveway parking
• Utilities: Public water; Public sewer; Electric service by Ameren; Electricity, natural gas, sewer and water connected
• Home design: Single-family residence; One story; Private ownership
• Construction: Brick veneer and wood siding exterior; Architectural shingle roof; Crawl space foundation; Built (year per public records)
• Exterior features: Covered front porch; Patio (doors from dining room to covered stamped patio); Back yard

Interior

• Kitchen: Electric range; Dishwasher
• Bedrooms: Three bedrooms on the main level
• Flooring: Ceramic tile
• Bathrooms: One full bathroom with tub/shower combo and sun tunnel (main level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Kitchen and dining area combined; Insulated windows
• Laundry & utility: Main-level laundry room (contains furnace and water heater)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $429 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).

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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 $1,391/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 $519 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 $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $40k; list at $75k implies a 88% 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 $75,000

Questions for the listing agent

1. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.85% ✓
• Cap rate: 15.58%
• Cash-on-cash: 33.17%
• DSCR: 2.48
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $94,336
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1420 Doris Ave	0.11mi	3/1.0	1,008 (-6%)	2mo	$105,000	$104	79
28 Fox Meadow Ln	0.25mi	4/2.5 (+1)	1,056 (-2%)	2mo	$180,000	$170	77
945 Howell Ave	0.48mi	3/1.0	1,084 (+1%)	0mo	$35,000	$32	72
860 Saint Bartholomew Dr	0.47mi	3/1.0	1,073 (+0%)	3mo	$89,900	$84	71
1408 Williams St	0.18mi	3/1.0	936 (-13%)	1mo	$80,000	$85	65
1012 Genevieve Pl	0.48mi	3/1.0	1,025 (-4%)	5mo	$105,000	$102	62
1417 Richard Dr	0.23mi	3/1.0	936 (-13%)	2mo	$105,000	$112	62
1115 Saint Michael Dr	0.53mi	3/1.0	1,017 (-5%)	1mo	$82,500	$81	62
1106 Saint Benedict Dr	0.32mi	3/1.0	957 (-11%)	2mo	$74,500	$78	61
1426 Richard Dr	0.29mi	3/1.5	912 (-15%)	2mo	$80,000	$88	58
1100 Richard Dr	0.44mi	3/1.0	1,177 (+10%)	5mo	$105,000	$89	55
235 St Christopher Dr	0.70mi	3/1.0	925 (-14%)	2mo	$22,950	$25	38

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: 17.9%
• Equity multiple: 1.73×
• Total profit: $15,253
• Equity at exit: $11,183

10-year hold

• IRR: 26.4%
• Equity multiple: 3.33×
• Total profit: $48,890
• Equity at exit: $6,485

Cash invested: $21,000 (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: 4.5×

Monthly cashflow live

• Estimated rent: $1,391 high
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $429

Break-even live

Break-even rent $849

Max offer price $75,000

Occupancy floor 64%

Sensitivity live

Price	-10% $480	-5% $454	+0% $429	+5% $403	+10% $377
Rent	-10% $319	-5% $374	+0% $429	+5% $483	+10% $538
Rate	-1.0pp $466	-0.5pp $448	base $429	+0.5pp $409	+1.0pp $389

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1405 Williams St Cahokia Heights, IL	3.0	1.0	900	$1,500	$1.67	44d	1	0.12mi
1420 Williams St East Saint Louis, IL	4.0	1.0	1300	$1,500	$1.15	44d	1	0.19mi
1716 # E Unit Loretta Ave unit East St Louis, IL	2.0	1.0	720	$1,000	$1.39	44d	1	0.20mi
1417 Richard Dr East Saint Louis, IL	3.0	1.0	936	$1,400	$1.50	22d	1	0.21mi
1713 Loretta Ave East Saint Louis, IL	3.0	1.0	944	$1,095	$1.16	44d	1	0.21mi
1421 Richard Dr East Saint Louis, IL	3.0	1.0	936	$1,100	$1.18	2d	1	0.22mi
1220 Williams St East Saint Louis, IL	3.0	1.0	876	$1,500	$1.71	15d	1	0.23mi
1308 Saint Stephens Dr Cahokia Heights, IL	2.0	1.0	864	$875	$1.01	17d	1	0.25mi
1308 Saint Stephens Dr Cahokia Heights, IL	2.0	1.0	864	$875	$1.01	15d	1	0.25mi
1808 Mullens Ave Cahokia Heights, IL	3.0	1.0	992	$1,500	$1.51	3d	1	0.33mi
1312 Saint Raphael St East Saint Louis, IL	3.0	1.0	1280	$1,500	$1.17	44d	1	0.34mi
302 Saint Leonard Dr East Saint Louis, IL	3.0	1.0	1155	$1,300	$1.13	44d	1	0.39mi
818 La Salle Dr East Saint Louis, IL	3.0	1.0	1106	$1,300	$1.18	24d	1	0.41mi
1109 Saint Helena Dr Cahokia Heights, IL	3.0	1.0	825	$1,400	$1.70	3d	1	0.53mi
850 Saint Bartholomew Dr Cahokia, IL	3.0	1.0	1050	$1,285	$1.22	17d	1	0.53mi
819 Mildred Ave East Saint Louis, IL	3.0	1.0	936	$1,250	$1.34	22d	1	0.55mi
102 Melvin Dr Unit 34 Sauget, IL	4.0	1.0	1352	$1,700	$1.26	8d	1	0.75mi
2008 Delores St East Saint Louis, IL	3.0	1.0	925	$1,250	$1.35	5d	1	0.78mi
1614 Parklane Dr East Saint Louis, IL	4.0	1.0	1152	$1,400	$1.22	24d	1	0.80mi
1162 Smith St East Saint Louis, IL	3.0	1.0	988	$1,295	$1.31	22d	1	0.81mi
1710 Parklane Dr East Saint Louis, IL	4.0	1.0	1225	$1,395	$1.14	44d	1	0.85mi
1706 Andrews Dr East Saint Louis, IL	4.0	1.0	925	$1,320	$1.43	24d	1	0.89mi
2116 Doris Ave Cahokia Heights, IL	3.0	1.0	880	$1,400	$1.59	22d	1	0.92mi
1150 Price St Cahokia, IL	3.0	1.0	864	$1,400	$1.62	3d	1	0.94mi
142 Saint Barbara Ln East Saint Louis, IL	3.0	2.0	990	$1,300	$1.31	44d	1	1.01mi
121 Saint Dorothy Dr Cahokia, IL	3.0	1.0	988	$1,500	$1.52	44d	1	1.06mi
811 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	1040	$1,295	$1.25	24d	1	1.10mi
1002 Upper Cahokia Rd East Saint Louis, IL	3.0	1.0	720	$860	$1.19	15d	1	1.13mi
701 Saint Paul Dr East Saint Louis, IL	3.0	1.0	864	$1,500	$1.74	44d	1	1.19mi
124 Saint James Ln Cahokia Heights, IL	3.0	1.0	1064	$1,350	$1.27	44d	1	1.25mi
148 Saint James Ln East Saint Louis, IL	3.0	1.0	864	$1,200	$1.39	44d	1	1.27mi
2231 Loren St Cahokia Heights, IL	2.0	1.0	1000	$1,195	$1.20	45d	1	1.28mi
502 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	864	$1,400	$1.62	3d	1	1.29mi
500 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	864	$950	$1.10	24d	1	1.30mi
2 E Adams Dr East Saint Louis, IL	3.0	1.0	925	$885	$0.96	44d	1	1.33mi
111 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	1040	$1,350	$1.30	44d	1	1.34mi
725 Saint Norbert Dr East Saint Louis, IL	3.0	1.0	1232	$1,500	$1.22	44d	1	1.35mi
526 Saint Leo Dr East Saint Louis, IL	3.0	1.0	925	$1,400	$1.51	3d	1	1.35mi
705 Saint Martin Dr East Saint Louis, IL	4.0	1.0	1033	$1,600	$1.55	22d	1	1.38mi
13 Drexel Dr East Saint Louis, IL	3.0	1.0	925	$995	$1.08	13d	1	1.42mi

Listing history 11 events

1. 2026-06-18
   days on market $75,000 Active 14 DOM
2. 2026-06-17
   statusdays on market $75,000 Active 13 DOM
3. 2026-06-16
   days on market $75,000 Active Under Contract 12 DOM
4. 2026-06-15
   days on market $75,000 Active Under Contract 11 DOM
5. 2026-06-13
   days on market $75,000 Active Under Contract 9 DOM
6. 2026-06-13
   statusdays on market $75,000 Active Under Contract 8 DOM
7. 2026-06-09
   days on market $75,000 Active 5 DOM
8. 2026-06-08
   days on market $75,000 Active 4 DOM
9. 2026-06-07
   statusdays on market $75,000 Active 3 DOM
10. 2026-06-03
    remarks 693-char remark
11. 2026-06-03
    listed $75,000 Coming Soon 1 DOM

ⓘ 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 6/10 Major FEMA zone AH · 73% 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: $16,692
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$2,200
• − Repairs & maintenance: −$1,335
• − Management: −$1,335
• − Depreciation: −$2,182
• Taxable income: $4,313
• Est. tax owed @ 24.0%: −$1,035
• After-tax cash flow: $4,107/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

+87.5% since first listed

2 events — show timeline

• 2026-06-03 Coming Soon $75,000 MARIS as Distributed by MLS Grid
• 1995-07-17 Sold (Public Records) $40,000 Public Records

Property tax history

-20.9%/yr

Latest (2024): $48 · -97.9% YoY. Source: county tax records.