240 St John Dr · Cahokia Heights, IL 62206

$78,500

4 bd · 3.0 ba · 1,201 sqft · SingleFamily public records · 22 Days on market

Built 1955 6,098 sqft lot Est $104k · 25% 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

Welcome Home! Home has fresh paint throughout. Huge backyard. Home is 1,201 SF, 4 bedrooms; 2 baths; living room; eat in kitchen; laundry room, huge fenced back yard and plenty of space; cul de sac. Property being Sold AS-IS, WHERE-IS. Seller to make no further repairs nor provide City Occupancy.

Key facts

• Fenced back yard
• Cul de sac
• Huge backyard

Tags

• HUGE BACKYARD
• FENCED BACK YARD
• CUL DE SAC

Property features AI

Exterior

• Parking: No dedicated parking or carport indicated
• Utilities: Public water; Public sewer; Electric service: Other
• Home design: Single-family residence; One story; Private ownership
• Construction: Shingle roof; Construction material: Other
• Exterior features: Back yard; Front yard; Chain-link fencing

Interior

• Kitchen: Kitchen on the main level
• Bedrooms: Four bedrooms (all on the main level)
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Natural gas heating with forced air; Central air plus wall/window unit(s)
• Interior features: Crawl space basement; No fireplace
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $78k.

Deal economics

• At list price, monthly cash flow is $673 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $78k).
• Recommended offer: $77k (1.5% below list) — sets the bar for market timing.
• Cap rate 16.6% vs local median 13.6% in Cahokia Heights — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 38 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).

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 ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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.
• Current owner paid $68k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $77,322 (1.5% below list)

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: 1.96% ✓
• Cap rate: 16.58%
• Cash-on-cash: 36.73%
• DSCR: 2.63
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $104,487
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1601 Andrews Dr	0.11mi	4/1.0	1,261 (+5%)	3mo	$110,000	$87	76
1614 Parklane Dr	0.19mi	4/1.0	1,152 (-4%)	5mo	$110,000	$95	72
1710 Parklane Dr	0.30mi	4/1.0	1,225 (+2%)	5mo	$110,000	$90	70
1511 Andrews Dr	0.06mi	3/1.5 (-1)	1,092 (-9%)	2mo	$105,000	$96	70
1711 Parklane Dr	0.24mi	4/1.0	1,315 (+10%)	1mo	$110,000	$84	64
1735 Parklane Dr	0.41mi	4/1.0	1,248 (+4%)	6mo	$110,000	$88	62
1700 Theodore Ln	0.38mi	3/1.0 (-1)	1,216 (+1%)	6mo	$50,000	$41	62
28 Fox Meadow Ln	0.53mi	4/2.5	1,056 (-12%)	2mo	$180,000	$170	51
1427 Williams St	0.64mi	4/1.0	1,300 (+8%)	2mo	$59,500	$46	47
1624 Doris Ave	0.72mi	3/2.0 (-1)	1,272 (+6%)	2mo	$105,000	$83	46
1426 Williams St	0.61mi	4/1.0	1,300 (+8%)	6mo	$110,000	$85	44
1620 Doris Ave	0.72mi	3/1.0 (-1)	1,282 (+7%)	2mo	$105,000	$82	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: 32.6%
• Equity multiple: 2.37×
• Total profit: $30,157
• Equity at exit: $11,705

10-year hold

• IRR: 39.6%
• Equity multiple: 4.71×
• Total profit: $81,536
• 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: 4.3×

Monthly cashflow live

• Estimated rent: $1,538 high
• Mortgage (P&I): −$412
• Tax est. 1.5%: −$98 /mo · $1,178/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $673

Break-even live

Break-even rent $687

Max offer price $78,500

Occupancy floor 51%

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 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1614 Parklane Dr East Saint Louis, IL	4.0	1.0	1152	$1,400	$1.22	23d	1	0.16mi
1706 Andrews Dr East Saint Louis, IL	4.0	1.0	925	$1,320	$1.43	23d	1	0.25mi
1710 Parklane Dr East Saint Louis, IL	4.0	1.0	1225	$1,395	$1.14	43d	1	0.26mi
102 Melvin Dr Unit 34 Sauget, IL	4.0	1.0	1352	$1,700	$1.26	7d	1	0.30mi
1312 Saint Raphael St East Saint Louis, IL	3.0	1.0	1280	$1,500	$1.17	43d	1	0.46mi
1162 Smith St East Saint Louis, IL	3.0	1.0	988	$1,295	$1.31	21d	1	0.56mi
1421 Richard Dr East Saint Louis, IL	3.0	1.0	936	$1,100	$1.18	2d	1	0.58mi
1417 Richard Dr East Saint Louis, IL	3.0	1.0	936	$1,400	$1.50	21d	1	0.58mi
302 Saint Leonard Dr East Saint Louis, IL	3.0	1.0	1155	$1,300	$1.13	43d	1	0.60mi
1420 Williams St East Saint Louis, IL	4.0	1.0	1300	$1,500	$1.15	43d	1	0.61mi
1150 Price St Cahokia, IL	3.0	1.0	864	$1,400	$1.62	3d	1	0.64mi
1405 Williams St Cahokia Heights, IL	3.0	1.0	900	$1,500	$1.67	43d	1	0.64mi
1220 Williams St East Saint Louis, IL	3.0	1.0	876	$1,500	$1.71	14d	1	0.70mi
2008 Delores St East Saint Louis, IL	3.0	1.0	925	$1,250	$1.35	4d	1	0.76mi
1109 Saint Helena Dr Cahokia Heights, IL	3.0	1.0	825	$1,400	$1.70	3d	1	0.78mi
1808 Mullens Ave Cahokia Heights, IL	3.0	1.0	992	$1,500	$1.51	2d	1	0.82mi
142 Saint Barbara Ln East Saint Louis, IL	3.0	2.0	990	$1,300	$1.31	43d	1	0.86mi
1713 Loretta Ave East Saint Louis, IL	3.0	1.0	944	$1,095	$1.16	43d	1	0.89mi
701 Saint Paul Dr East Saint Louis, IL	3.0	1.0	864	$1,500	$1.74	43d	1	0.91mi
818 La Salle Dr East Saint Louis, IL	3.0	1.0	1106	$1,300	$1.18	23d	1	0.95mi
811 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	1040	$1,295	$1.25	23d	1	0.99mi
819 Mildred Ave East Saint Louis, IL	3.0	1.0	936	$1,250	$1.34	21d	1	1.01mi
121 Saint Dorothy Dr Cahokia, IL	3.0	1.0	988	$1,500	$1.52	43d	1	1.03mi
725 Saint Norbert Dr East Saint Louis, IL	3.0	1.0	1232	$1,500	$1.22	43d	1	1.04mi
741 Saint Martin Dr Cahokia, IL	5.0	2.0	864	$1,850	$2.14	2d	1	1.06mi
2116 Doris Ave Cahokia Heights, IL	3.0	1.0	880	$1,400	$1.59	21d	1	1.07mi
705 Saint Martin Dr East Saint Louis, IL	4.0	1.0	1033	$1,600	$1.55	21d	1	1.13mi
526 Saint Leo Dr East Saint Louis, IL	3.0	1.0	925	$1,400	$1.51	3d	1	1.16mi
502 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	864	$1,400	$1.62	3d	1	1.21mi
148 Saint James Ln East Saint Louis, IL	3.0	1.0	864	$1,200	$1.39	43d	1	1.21mi
850 Saint Bartholomew Dr Cahokia, IL	3.0	1.0	1050	$1,285	$1.22	16d	1	1.22mi
500 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	864	$950	$1.10	23d	1	1.22mi
124 Saint James Ln Cahokia Heights, IL	3.0	1.0	1064	$1,350	$1.27	43d	1	1.27mi
1115 Saint Marcella Dr East Saint Louis, IL	3.0	1.0	864	$1,500	$1.74	14d	1	1.32mi
111 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	1040	$1,350	$1.30	43d	1	1.38mi
30 Saint Gregory Dr East Saint Louis, IL	4.0	2.0	1330	$1,395	$1.05	21d	1	1.42mi
2 E Adams Dr East Saint Louis, IL	3.0	1.0	925	$885	$0.96	43d	1	1.49mi
1130 Water St East Saint Louis, IL	3.0	1.0	1100	$1,450	$1.32	23d	1	1.50mi

Listing history 15 events

1. 2026-06-13
   statusdays on market $78,500 Pending 22 DOM
2. 2026-06-09
   days on market $78,500 Active 21 DOM
3. 2026-06-08
   days on market $78,500 Active 20 DOM
4. 2026-06-07
   days on market $78,500 Active 19 DOM
5. 2026-06-05
   days on market $78,500 Active 16 DOM
6. 2026-06-03
   days on market $78,500 Active 15 DOM
7. 2026-06-02
   days on market $78,500 Active 14 DOM
8. 2026-06-01
   days on market $78,500 Active 13 DOM
9. 2026-05-31
   days on market $78,500 Active 12 DOM
10. 2026-05-19
    listed $78,500 Active
11. 2025-05-23
    listed $78,500 Active
12. 2024-07-01
    historical
13. 2023-12-29
    price $55,000
14. 2023-07-07
    listed $57,500 Active
15. 2006-03-21
    soldstatus $68,000

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

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 · 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: $18,461
• − Mortgage interest: −$4,397
• − Property taxes: −$1,178
• − Insurance: −$392
• − Repairs & maintenance: −$1,477
• − Management: −$1,477
• − Depreciation: −$2,284
• Taxable income: $7,256
• Est. tax owed @ 24.0%: −$1,742
• After-tax cash flow: $6,333/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

+15.4% since first listed

6 events — show timeline

• 2026-05-19 Listed $78,500 MARIS as Distributed by MLS Grid
• 2025-05-23 Listed $78,500 MARIS as Distributed by MLS Grid
• 2024-07-01 Delisted — MARIS as Distributed by MLS Grid
• 2023-12-29 Price Changed $55,000 MARIS as Distributed by MLS Grid
• 2023-07-07 Listed $57,500 MARIS as Distributed by MLS Grid
• 2006-03-21 Sold (Public Records) $68,000 Public Records

Property tax history

-34.3%/yr

Latest (2024): $16 · -99.1% YoY. Source: county tax records.