2447 Donna Dr · Sauget, IL 62206

$90,000

5 bd · 2.0 ba · 1,344 sqft · SingleFamily public records · 51 Days on market

Built 1956 $67/sqft · 57% above area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious 5-bedroom, 2-bath home with a full basement and a large yard. Located near schools. Sold as-is and priced with repairs in mind — perfect for buyers looking to add some TLC and build equity.

Key facts

• Built 1956
• Listed 51 days

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $860 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#774 in IL) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• 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: 152 active listings in the ZIP; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 783 units permitted in St. Clair County in 2024 (378 in 5+ unit buildings).
• At $1,876/mo this rent would consume 67% 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 $622 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 $25k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts; this cycle's ask is 38% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1956 — 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 $87,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 2.08% ✓
• Cap rate: 17.76%
• Cash-on-cash: 40.96%
• DSCR: 2.82
• GRM: 4.0

CMA / ARV

• ARV (median comp): $45,468
• List price: $90,000
• Delta: 97.94%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
30 Delores Dr	0.68mi	4/1.0 (-1)	1,464 (+9%)	16mo	$14,900	$10	31

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: 37.5%
• Equity multiple: 2.60×
• Total profit: $40,223
• Equity at exit: $13,419

10-year hold

• IRR: 44.0%
• Equity multiple: 5.19×
• Total profit: $105,676
• Equity at exit: $7,782

Cash invested: $25,200 (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: 4.0×

Monthly cashflow live

• Estimated rent: $1,876 medium
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $860

Break-even live

Break-even rent $787

Max offer price $90,000

Occupancy floor 49%

Sensitivity live

Price	-10% $922	-5% $891	+0% $860	+5% $829	+10% $798
Rent	-10% $712	-5% $786	+0% $860	+5% $934	+10% $1,008
Rate	-1.0pp $905	-0.5pp $883	base $860	+0.5pp $837	+1.0pp $813

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
32 Drexel Dr East Saint Louis, IL	4.0	1.0	1362	$1,675	$1.23	17d	1	1.14mi

Listing history 30 events

1. 2026-06-21
   days on market $90,000 Active 51 DOM
2. 2026-06-18
   days on market $90,000 Active 48 DOM
3. 2026-06-17
   days on market $90,000 Active 47 DOM
4. 2026-06-16
   days on market $90,000 Active 46 DOM
5. 2026-06-15
   days on market $90,000 Active 45 DOM
6. 2026-06-13
   days on market $90,000 Active 43 DOM
7. 2026-06-13
   days on market $90,000 Active 42 DOM
8. 2026-06-09
   days on market $90,000 Active 39 DOM
9. 2026-06-08
   days on market $90,000 Active 38 DOM
10. 2026-06-07
    days on market $90,000 Active 37 DOM
11. 2026-06-05
    days on market $90,000 Active 34 DOM
12. 2026-06-03
    days on market $90,000 Active 33 DOM
13. 2026-06-02
    days on market $90,000 Active 32 DOM
14. 2026-06-01
    days on market $90,000 Active 31 DOM
15. 2026-05-31
    days on market $90,000 Active 30 DOM
16. 2026-05-13
    price $85,000 217-char remark

    Show marketing remark (217 chars)

    Spacious 5-bedroom, 2-bath home with a full basement and a large yard. Located near schools. Sold as-is and priced with repairs in mind — perfect for buyers looking to add some TLC and build equity.

17. 2026-05-12
    listed $65,000 Active 217-char remark

    Show marketing remark (217 chars)

    Spacious 5-bedroom, 2-bath home with a full basement and a large yard. Located near schools. Sold as-is and priced with repairs in mind — perfect for buyers looking to add some TLC and build equity.

18. 2026-04-27
    listed $90,000 Active 204-char remark
19. 2025-10-14
    soldstatus Closed

    Show marketing remark (556 chars)

    Plenty of potential in this 5 bed/2 bath home. Inside you will find the living room, large eat-in kitchen, generously sized bedrooms, and 2 full baths. Off the kitchen is access to the laundry area which leads to the exterior door for the carport or you can head down to the full unfinished basement with plenty of storage space. Sitting on a .33 lot with a shed for additional storage. Property is being sold AS IS, sellers to offer no clean out, warranties, repairs, or inspections, including occupancy. Price adjustment due to flat roof over 2 bedrooms.

20. 2025-10-05
    status Pending

    Show marketing remark (556 chars)

    Plenty of potential in this 5 bed/2 bath home. Inside you will find the living room, large eat-in kitchen, generously sized bedrooms, and 2 full baths. Off the kitchen is access to the laundry area which leads to the exterior door for the carport or you can head down to the full unfinished basement with plenty of storage space. Sitting on a .33 lot with a shed for additional storage. Property is being sold AS IS, sellers to offer no clean out, warranties, repairs, or inspections, including occupancy. Price adjustment due to flat roof over 2 bedrooms.

21. 2025-10-04
    price $29,900

    Show marketing remark (556 chars)

    Plenty of potential in this 5 bed/2 bath home. Inside you will find the living room, large eat-in kitchen, generously sized bedrooms, and 2 full baths. Off the kitchen is access to the laundry area which leads to the exterior door for the carport or you can head down to the full unfinished basement with plenty of storage space. Sitting on a .33 lot with a shed for additional storage. Property is being sold AS IS, sellers to offer no clean out, warranties, repairs, or inspections, including occupancy. Price adjustment due to flat roof over 2 bedrooms.

22. 2025-09-08
    status Active

    Show marketing remark (556 chars)

    Plenty of potential in this 5 bed/2 bath home. Inside you will find the living room, large eat-in kitchen, generously sized bedrooms, and 2 full baths. Off the kitchen is access to the laundry area which leads to the exterior door for the carport or you can head down to the full unfinished basement with plenty of storage space. Sitting on a .33 lot with a shed for additional storage. Property is being sold AS IS, sellers to offer no clean out, warranties, repairs, or inspections, including occupancy. Price adjustment due to flat roof over 2 bedrooms.

23. 2025-07-03
    status Active

    Show marketing remark (556 chars)

    Plenty of potential in this 5 bed/2 bath home. Inside you will find the living room, large eat-in kitchen, generously sized bedrooms, and 2 full baths. Off the kitchen is access to the laundry area which leads to the exterior door for the carport or you can head down to the full unfinished basement with plenty of storage space. Sitting on a .33 lot with a shed for additional storage. Property is being sold AS IS, sellers to offer no clean out, warranties, repairs, or inspections, including occupancy. Price adjustment due to flat roof over 2 bedrooms.

24. 2025-07-03
    price $39,900

    Show marketing remark (556 chars)

    Plenty of potential in this 5 bed/2 bath home. Inside you will find the living room, large eat-in kitchen, generously sized bedrooms, and 2 full baths. Off the kitchen is access to the laundry area which leads to the exterior door for the carport or you can head down to the full unfinished basement with plenty of storage space. Sitting on a .33 lot with a shed for additional storage. Property is being sold AS IS, sellers to offer no clean out, warranties, repairs, or inspections, including occupancy. Price adjustment due to flat roof over 2 bedrooms.

25. 2025-06-25
    historical Active Under Contract

    Show marketing remark (556 chars)

    Plenty of potential in this 5 bed/2 bath home. Inside you will find the living room, large eat-in kitchen, generously sized bedrooms, and 2 full baths. Off the kitchen is access to the laundry area which leads to the exterior door for the carport or you can head down to the full unfinished basement with plenty of storage space. Sitting on a .33 lot with a shed for additional storage. Property is being sold AS IS, sellers to offer no clean out, warranties, repairs, or inspections, including occupancy. Price adjustment due to flat roof over 2 bedrooms.

26. 2025-04-06
    status Active

    Show marketing remark (556 chars)

    Plenty of potential in this 5 bed/2 bath home. Inside you will find the living room, large eat-in kitchen, generously sized bedrooms, and 2 full baths. Off the kitchen is access to the laundry area which leads to the exterior door for the carport or you can head down to the full unfinished basement with plenty of storage space. Sitting on a .33 lot with a shed for additional storage. Property is being sold AS IS, sellers to offer no clean out, warranties, repairs, or inspections, including occupancy. Price adjustment due to flat roof over 2 bedrooms.

27. 2025-04-03
    status Pending

    Show marketing remark (556 chars)

    Plenty of potential in this 5 bed/2 bath home. Inside you will find the living room, large eat-in kitchen, generously sized bedrooms, and 2 full baths. Off the kitchen is access to the laundry area which leads to the exterior door for the carport or you can head down to the full unfinished basement with plenty of storage space. Sitting on a .33 lot with a shed for additional storage. Property is being sold AS IS, sellers to offer no clean out, warranties, repairs, or inspections, including occupancy. Price adjustment due to flat roof over 2 bedrooms.

28. 2025-03-27
    status Active

    Show marketing remark (556 chars)

    Plenty of potential in this 5 bed/2 bath home. Inside you will find the living room, large eat-in kitchen, generously sized bedrooms, and 2 full baths. Off the kitchen is access to the laundry area which leads to the exterior door for the carport or you can head down to the full unfinished basement with plenty of storage space. Sitting on a .33 lot with a shed for additional storage. Property is being sold AS IS, sellers to offer no clean out, warranties, repairs, or inspections, including occupancy. Price adjustment due to flat roof over 2 bedrooms.

29. 2025-03-13
    historical Active Under Contract

    Show marketing remark (556 chars)

    Plenty of potential in this 5 bed/2 bath home. Inside you will find the living room, large eat-in kitchen, generously sized bedrooms, and 2 full baths. Off the kitchen is access to the laundry area which leads to the exterior door for the carport or you can head down to the full unfinished basement with plenty of storage space. Sitting on a .33 lot with a shed for additional storage. Property is being sold AS IS, sellers to offer no clean out, warranties, repairs, or inspections, including occupancy. Price adjustment due to flat roof over 2 bedrooms.

30. 2025-03-07
    listed $44,900 Active

    Show marketing remark (556 chars)

    Plenty of potential in this 5 bed/2 bath home. Inside you will find the living room, large eat-in kitchen, generously sized bedrooms, and 2 full baths. Off the kitchen is access to the laundry area which leads to the exterior door for the carport or you can head down to the full unfinished basement with plenty of storage space. Sitting on a .33 lot with a shed for additional storage. Property is being sold AS IS, sellers to offer no clean out, warranties, repairs, or inspections, including occupancy. Price adjustment due to flat roof over 2 bedrooms.

ⓘ 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: $22,512
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$1,801
• − Management: −$1,801
• − Depreciation: −$2,618
• Taxable income: $9,450
• Est. tax owed @ 24.0%: −$2,268
• After-tax cash flow: $8,053/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 — Sauget

• Score: 63/100
• State rank: #774
• US rank: #15488

Category grades

Amenities F Commute A+ Cost of living A+ Crime F Employment D- Housing A+ Health & safety C User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Saint Clair County · 169,691 people
• 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

+89.3% since first listed

15 events — show timeline

• 2026-05-13 Price Changed $85,000 FSBO.com
• 2026-05-12 Listed $65,000 FSBO.com
• 2026-04-27 Listed $90,000 Fizber.com
• 2025-10-14 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2025-10-05 Pending — MARIS as Distributed by MLS Grid
• 2025-10-04 Price Changed $29,900 MARIS as Distributed by MLS Grid
• 2025-09-08 Relisted — MARIS as Distributed by MLS Grid
• 2025-07-03 Relisted — MARIS as Distributed by MLS Grid
• 2025-07-03 Price Changed $39,900 MARIS as Distributed by MLS Grid
• 2025-06-25 Contingent — MARIS as Distributed by MLS Grid
• 2025-04-06 Relisted — MARIS as Distributed by MLS Grid
• 2025-04-03 Pending — MARIS as Distributed by MLS Grid
• 2025-03-27 Relisted — MARIS as Distributed by MLS Grid
• 2025-03-13 Contingent — MARIS as Distributed by MLS Grid
• 2025-03-07 Listed $44,900 MARIS as Distributed by MLS Grid

Property tax history

+7.0%/yr

Latest (2024): $34 · +109.8% YoY. Source: county tax records.