4 Lloyd Ave · Cahokia Heights, IL 62206

$94,900

3 bd · 2.0 ba · 925 sqft · SingleFamily public records · 13 Days on market

Built 1956 7,405 sqft lot Est $105k · 10% under

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Why this score? — see what drove the C+ 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 +27.1/30.0
• ARV discount +12.0/15.0
• DSCR +9.4/10.0
• 1% rule +7.9/10.0
• 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 MLS

Welcome to this beautifully renovated 3-bedroom, 1-bathroom home, perfect for modern living! This cozy home features brand-new updates throughout, including fresh paint, new flooring, and stylish finishes that make it move-in ready. The open-concept living and dining areas are filled with natural light, creating a bright and inviting space for relaxing or entertaining. The updated kitchen boasts sleek countertops, brand-new stainless steel appliances, and ample cabinet space. Each of the three spacious bedrooms offers plenty of room for rest and relaxation. The completely renovated bathroom features modern fixtures, a chic vanity, and a fresh tile shower/tub combo. Outside, you’ll find a large backyard, perfect for summer BBQs or creating your own private oasis. Brand-new central air will be installed for year-round comfort! Whether you’re a first-time homebuyer or looking to downsize, this newly renovated gem offers comfort, style, and affordability. Schedule your private tour today!

Key facts

• 7,405 sq ft lot
• Built 1956
• Listed 12 days

Property features AI

Exterior

• Utilities: Public water; Public sewer; Electric service by Ameren
• Home design: Single-family residence; One story
• Construction: Vinyl siding
• Exterior features: Level lot

Interior

• Kitchen: Stainless steel appliances including microwave, oven, and refrigerator
• Bedrooms: Three bedrooms (all on the main level)
• Bathrooms: One full bathroom (on the main level)
• Heating & cooling: Forced air heating; Central air conditioning; Ceiling fans
• Interior features: Stainless steel appliances; Microwave; Oven; Refrigerator; Ceiling fan(s); Central air
• Laundry & utility: Electricity connected

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $117 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Cap rate 9.7% vs local median 13.3% in Cahokia Heights — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads: area grade C — 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: Wirth/Parks Middle School (617 students, 0% FRL); 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; 19 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).
• This rent runs 44% 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 $656 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.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 2y ago; this cycle's ask is 5945% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo; built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• 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 $94,900

Questions for the listing agent

1. Built in 1956 — 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: 1.29% ✓
• Cap rate: 9.70%
• Cash-on-cash: 12.15%
• DSCR: 1.54
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $105,450
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17 Hanover Ln	0.08mi	3/1.0	925 (0%)	1mo	$50,000	$54	91
5 E Adams Dr	0.06mi	3/1.0	925 (0%)	5mo	$105,000	$114	89
17 Drexel Dr	0.10mi	3/1.0	925 (0%)	10mo	$75,500	$82	83
92 W Adams Dr	0.35mi	3/1.0	925 (0%)	2mo	$79,900	$86	78
16 Helen Ct	0.41mi	3/1.0	900 (-3%)	1mo	$50,000	$56	72
2116 Doris Ave	0.44mi	3/1.0	880 (-5%)	2mo	$105,000	$119	65
48 Louise Ln	0.54mi	3/1.0	864 (-7%)	2mo	$97,500	$113	58
59 Helen Ct	0.56mi	3/1.0	864 (-7%)	1mo	$105,000	$122	58
21 Agnes Dr	0.65mi	3/1.0	864 (-7%)	1mo	$29,900	$35	54
15 Agnes Dr	0.58mi	3/1.0	864 (-7%)	5mo	$105,000	$122	54
23 Delores Dr	0.59mi	3/1.0	864 (-7%)	5mo	$105,000	$122	53
6 Delores Dr	0.61mi	3/1.0	864 (-7%)	5mo	$105,000	$122	52

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: -7.9%
• Equity multiple: 0.71×
• Total profit: $-7,783
• Equity at exit: $14,150

10-year hold

• IRR: 1.8%
• Equity multiple: 1.13×
• Total profit: $3,389
• Equity at exit: $8,205

Cash invested: $26,572 (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: 6.4×

Monthly cashflow live

• Estimated rent: $1,228 high
• Mortgage (P&I): −$498
• Tax from tax record: −$163 /mo · $1,961/yr
• Insurance: −$40
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $117

Break-even live

Break-even rent $1,079

Max offer price $94,900

Occupancy floor 85%

Sensitivity live

Price	-10% $171	-5% $144	+0% $117	+5% $90	+10% $63
Rent	-10% $20	-5% $69	+0% $117	+5% $166	+10% $214
Rate	-1.0pp $165	-0.5pp $141	base $117	+0.5pp $92	+1.0pp $67

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13 Drexel Dr East Saint Louis, IL	3.0	1.0	925	$995	$1.08	14d	1	0.06mi
2 E Adams Dr East Saint Louis, IL	3.0	1.0	925	$885	$0.96	45d	1	0.08mi
70 W Adams Dr East Saint Louis, IL	3.0	1.0	925	$1,200	$1.30	45d	1	0.22mi
13 Marilyn Ln East Saint Louis, IL	3.0	1.0	995	$1,150	$1.16	45d	1	0.46mi
2116 Doris Ave Cahokia Heights, IL	3.0	1.0	880	$1,400	$1.59	23d	1	0.46mi
6 Delores Dr East Saint Louis, IL	3.0	1.0	864	$1,300	$1.50	25d	1	0.61mi
6 Delores Dr East Saint Louis, IL	3.0	1.0	864	$1,300	$1.50	14d	1	0.61mi
2231 Loren St Cahokia Heights, IL	2.0	1.0	1000	$1,195	$1.20	46d	1	0.62mi
21 Agnes Dr Cahokia, IL	3.0	1.0	864	$1,050	$1.22	23d	1	0.65mi
2008 Delores St East Saint Louis, IL	3.0	1.0	925	$1,250	$1.35	6d	1	0.73mi
1808 Mullens Ave Cahokia Heights, IL	3.0	1.0	992	$1,500	$1.51	4d	1	1.04mi
1716 # E Unit Loretta Ave unit East St Louis, IL	2.0	1.0	720	$1,000	$1.39	45d	1	1.20mi
1713 Loretta Ave East Saint Louis, IL	3.0	1.0	944	$1,095	$1.16	45d	1	1.21mi
1421 Richard Dr East Saint Louis, IL	3.0	1.0	936	$1,100	$1.18	3d	1	1.24mi
1417 Richard Dr East Saint Louis, IL	3.0	1.0	936	$1,400	$1.50	23d	1	1.26mi
1405 Williams St Cahokia Heights, IL	3.0	1.0	900	$1,500	$1.67	45d	1	1.32mi
1706 Andrews Dr East Saint Louis, IL	4.0	1.0	925	$1,320	$1.43	25d	1	1.34mi
1308 Saint Stephens Dr Cahokia Heights, IL	2.0	1.0	864	$875	$1.01	18d	1	1.48mi
1308 Saint Stephens Dr Cahokia Heights, IL	2.0	1.0	864	$875	$1.01	16d	1	1.48mi

Listing history 10 events

1. 2026-06-21
   days on market $94,900 Active 13 DOM
2. 2026-06-18
   days on market $94,900 Active 10 DOM
3. 2026-06-17
   days on market $94,900 Active 9 DOM
4. 2026-06-16
   days on market $94,900 Active 8 DOM
5. 2026-06-15
   days on market $94,900 Active 7 DOM
6. 2026-06-13
   days on market $94,900 Active 5 DOM
7. 2026-06-13
   days on market $94,900 Active 4 DOM
8. 2026-06-09
   status $94,900 Active 1 DOM
9. 2026-06-08
   remarks 689-char remark
10. 2026-06-08
    listed $94,900 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.

Tax reassessment forecast IL · Partial reset (capped growth)

• Current annual tax: $1,961 · $163/mo
• Projected year-2 tax: $2,058 · $171/mo
• Expected delta: +$96/yr (+$8/mo · 4.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone AH · 22% 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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,730
• − Mortgage interest: −$5,316
• − Property taxes: −$1,961
• − Insurance: −$2,299
• − Repairs & maintenance: −$1,178
• − Management: −$1,178
• − Depreciation: −$2,761
• Taxable income: $37
• Est. tax owed @ 24.0%: −$9
• After-tax cash flow: $1,396/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

+3.3% since first listed

9 events — show timeline

• 2026-06-08 Coming Soon $94,900 MARIS as Distributed by MLS Grid
• 2025-02-24 Rental Removed $1,570 TURBOTENANT
• 2025-02-14 Listed for Rent $1,570 TURBOTENANT
• 2025-02-14 Rental Removed $1,570 RENTALBEAST
• 2025-02-14 Listed for Rent $1,570 RENTALBEAST
• 2024-12-16 Pending — MARIS as Distributed by MLS Grid
• 2024-12-16 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2024-10-22 Contingent — MARIS as Distributed by MLS Grid
• 2024-10-05 Listed $91,900 MARIS as Distributed by MLS Grid

Property tax history

+2.6%/yr

Latest (2024): $1,961 · +10.8% YoY. Source: county tax records.