504 Church St · Cahokia Heights, IL 62206

$34,900

3 bd · 2.0 ba · 888 sqft · Land public records · 101 Days on market

Built 1958 4,356 sqft lot $39/sqft · 56% below area ↓ 46% since listing

---

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
• 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

Nice 3-bedroom ranch home situated on a double land lot for added space and privacy. The home features updated electric and vaulted ceilings and is conveniently located close to shopping and everyday amenities. In 2006, the property sold for $65,000, and now it is being offered with twice as much land. This listing also includes the address known as 300 E 5th St, making this the first time these properties have been offered together as a combination package. This property presents a strong opportunity for investors or buyers looking for their next project. The property is being offered as a cash sale only, with no contingencies accepted, and is sold strictly as-is, where-is. No interior showings will be permitted, no additional interior photos are available, and interior access for inspections will not be granted. No survey or keys will be provided. All listing information is deemed reliable but not guaranteed, and buyers are responsible for completing their own due diligence prior to submitting an offer. Buyers must independently verify all property details, including but not limited to the number of bedrooms and bathrooms, square footage, room sizes, lot dimensions, and any other relevant information. Photos and marketing remarks are provided for reference purposes only. By submitting an offer, the buyer acknowledges they have independently investigated the property and are making their purchase decision based solely on their own findings. Buyer or buyers agent to verify all mls info.

Key facts

• Double land lot
• Updated electric
• Vaulted ceilings

Tags

• DOUBLE LAND LOT
• UPDATED ELECTRIC
• VAULTED CEILINGS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $35k.

Deal economics

• At list price, monthly cash flow is $830 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $32k (9.0% below list) — sets the bar for market timing.
• Cap rate 34.8% vs local median 13.6% in Cahokia Heights — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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.
• Market conditions: 153 active listings in the ZIP; 28 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).
• At $1,356/mo this rent would consume 48% 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 $241 of loan paydown is wiped out by about $1k 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 $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($32k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y 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.

Risks & watch-outs

• Watch-outs: built in 1958 — 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 $31,759 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 3.88% ✓
• Cap rate: 34.83%
• Cash-on-cash: 101.90%
• DSCR: 5.53
• GRM: 2.1

CMA / ARV

• ARV (median comp): $79,904
• List price: $34,900
• Delta: -56.32%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 5.83×
• Total profit: $47,217
• Equity at exit: $5,204

10-year hold

• IRR: —
• Equity multiple: 12.18×
• Total profit: $109,254
• Equity at exit: $3,018

Cash invested: $9,772 (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: 2.1×

Monthly cashflow live

• Estimated rent: $1,356 high
• Mortgage (P&I): −$183
• Tax est. 1.5%: −$44 /mo · $524/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $830

Break-even live

Break-even rent $305

Max offer price $34,900

Occupancy floor 34%

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: $8,725
• Closing costs: $1,047
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
101 E 5th St Cahokia, IL	2.0	1.0	770	$900	$1.17	44d	1	0.07mi
500 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	864	$950	$1.10	24d	1	0.14mi
502 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	864	$1,400	$1.62	3d	1	0.15mi
148 Saint James Ln East Saint Louis, IL	3.0	1.0	864	$1,200	$1.39	44d	1	0.18mi
526 Saint Leo Dr East Saint Louis, IL	3.0	1.0	925	$1,400	$1.51	3d	1	0.19mi
124 Saint James Ln Cahokia Heights, IL	3.0	1.0	1064	$1,350	$1.27	44d	1	0.26mi
705 Saint Martin Dr East Saint Louis, IL	4.0	1.0	1033	$1,600	$1.55	22d	1	0.28mi
111 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	1040	$1,350	$1.30	44d	1	0.28mi
811 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	1040	$1,295	$1.25	24d	1	0.35mi
121 Saint Dorothy Dr Cahokia, IL	3.0	1.0	988	$1,500	$1.52	44d	1	0.37mi
701 Saint Paul Dr East Saint Louis, IL	3.0	1.0	864	$1,500	$1.74	44d	1	0.44mi
142 Saint Barbara Ln East Saint Louis, IL	3.0	2.0	990	$1,300	$1.31	44d	1	0.47mi
1150 Price St Cahokia, IL	3.0	1.0	864	$1,400	$1.62	3d	1	0.69mi
1162 Smith St East Saint Louis, IL	3.0	1.0	988	$1,295	$1.31	22d	1	0.77mi
1115 Saint Marcella Dr East Saint Louis, IL	3.0	1.0	864	$1,500	$1.74	15d	1	0.82mi
1130 Water St East Saint Louis, IL	3.0	1.0	1100	$1,450	$1.32	24d	1	0.87mi
1109 Saint Helena Dr Cahokia Heights, IL	3.0	1.0	825	$1,400	$1.70	3d	1	0.91mi
819 Mildred Ave East Saint Louis, IL	3.0	1.0	936	$1,250	$1.34	22d	1	1.03mi
1002 Upper Cahokia Rd East Saint Louis, IL	3.0	1.0	720	$860	$1.19	15d	1	1.08mi
818 La Salle Dr East Saint Louis, IL	3.0	1.0	1106	$1,300	$1.18	24d	1	1.15mi
1220 Williams St East Saint Louis, IL	3.0	1.0	876	$1,500	$1.71	15d	1	1.21mi
1308 Saint Stephens Dr Cahokia Heights, IL	2.0	1.0	864	$875	$1.01	16d	1	1.24mi
1308 Saint Stephens Dr Cahokia Heights, IL	2.0	1.0	864	$875	$1.01	15d	1	1.24mi
850 Saint Bartholomew Dr Cahokia, IL	3.0	1.0	1050	$1,285	$1.22	16d	1	1.38mi
58 David St East Saint Louis, IL	3.0	1.0	900	$1,450	$1.61	44d	1	1.42mi
1405 Williams St Cahokia Heights, IL	3.0	1.0	900	$1,500	$1.67	44d	1	1.43mi
1417 Richard Dr East Saint Louis, IL	3.0	1.0	936	$1,400	$1.50	22d	1	1.47mi
1421 Richard Dr East Saint Louis, IL	3.0	1.0	936	$1,100	$1.18	2d	1	1.49mi

Listing history 20 events

1. 2026-06-18
   days on market $34,900 Active 101 DOM
2. 2026-06-17
   days on market $34,900 Active 100 DOM
3. 2026-06-16
   days on market $34,900 Active 99 DOM
4. 2026-06-15
   days on market $34,900 Active 98 DOM
5. 2026-06-13
   days on market $34,900 Active 96 DOM
6. 2026-06-13
   days on market $34,900 Active 95 DOM
7. 2026-06-09
   days on market $34,900 Active 92 DOM
8. 2026-06-08
   days on market $34,900 Active 91 DOM
9. 2026-06-07
   days on market $34,900 Active 90 DOM
10. 2026-06-05
    days on market $34,900 Active 87 DOM
11. 2026-06-03
    days on market $34,900 Active 86 DOM
12. 2026-06-02
    days on market $34,900 Active 85 DOM
13. 2026-06-01
    days on market $34,900 Active 84 DOM
14. 2026-05-31
    days on market $34,900 Active 83 DOM
15. 2026-04-16
    status Active 1511-char remark

    Show marketing remark (1511 chars)

    Nice 3-bedroom ranch home situated on a double land lot for added space and privacy. The home features updated electric and vaulted ceilings and is conveniently located close to shopping and everyday amenities. In 2006, the property sold for $65,000, and now it is being offered with twice as much land. This listing also includes the address known as 300 E 5th St, making this the first time these properties have been offered together as a combination package. This property presents a strong opportunity for investors or buyers looking for their next project. The property is being offered as a cash sale only, with no contingencies accepted, and is sold strictly as-is, where-is. No interior showings will be permitted, no additional interior photos are available, and interior access for inspections will not be granted. No survey or keys will be provided. All listing information is deemed reliable but not guaranteed, and buyers are responsible for completing their own due diligence prior to submitting an offer. Buyers must independently verify all property details, including but not limited to the number of bedrooms and bathrooms, square footage, room sizes, lot dimensions, and any other relevant information. Photos and marketing remarks are provided for reference purposes only. By submitting an offer, the buyer acknowledges they have independently investigated the property and are making their purchase decision based solely on their own findings. Buyer or buyers agent to verify all mls info.

16. 2026-04-04
    historical Active Under Contract 1511-char remark

    Show marketing remark (1511 chars)

    Nice 3-bedroom ranch home situated on a double land lot for added space and privacy. The home features updated electric and vaulted ceilings and is conveniently located close to shopping and everyday amenities. In 2006, the property sold for $65,000, and now it is being offered with twice as much land. This listing also includes the address known as 300 E 5th St, making this the first time these properties have been offered together as a combination package. This property presents a strong opportunity for investors or buyers looking for their next project. The property is being offered as a cash sale only, with no contingencies accepted, and is sold strictly as-is, where-is. No interior showings will be permitted, no additional interior photos are available, and interior access for inspections will not be granted. No survey or keys will be provided. All listing information is deemed reliable but not guaranteed, and buyers are responsible for completing their own due diligence prior to submitting an offer. Buyers must independently verify all property details, including but not limited to the number of bedrooms and bathrooms, square footage, room sizes, lot dimensions, and any other relevant information. Photos and marketing remarks are provided for reference purposes only. By submitting an offer, the buyer acknowledges they have independently investigated the property and are making their purchase decision based solely on their own findings. Buyer or buyers agent to verify all mls info.

17. 2026-03-09
    listed $34,900 Active 1511-char remark

    Show marketing remark (1511 chars)

    Nice 3-bedroom ranch home situated on a double land lot for added space and privacy. The home features updated electric and vaulted ceilings and is conveniently located close to shopping and everyday amenities. In 2006, the property sold for $65,000, and now it is being offered with twice as much land. This listing also includes the address known as 300 E 5th St, making this the first time these properties have been offered together as a combination package. This property presents a strong opportunity for investors or buyers looking for their next project. The property is being offered as a cash sale only, with no contingencies accepted, and is sold strictly as-is, where-is. No interior showings will be permitted, no additional interior photos are available, and interior access for inspections will not be granted. No survey or keys will be provided. All listing information is deemed reliable but not guaranteed, and buyers are responsible for completing their own due diligence prior to submitting an offer. Buyers must independently verify all property details, including but not limited to the number of bedrooms and bathrooms, square footage, room sizes, lot dimensions, and any other relevant information. Photos and marketing remarks are provided for reference purposes only. By submitting an offer, the buyer acknowledges they have independently investigated the property and are making their purchase decision based solely on their own findings. Buyer or buyers agent to verify all mls info.

18. 2013-03-05
    soldstatus 494-char remark

    Show marketing remark (494 chars)

    3 BEDROOM, 1 BATH HOME. GREAT STARTER HOME WITH UPDATED ELECTRIC, VAULTED CEILINGS. CLOSE TO HIGHWAY ACCESS, SHOPPING, YMCA. BUYER TO VERIFY ALL MLS INFORMATION INCLUDING BUT NOT LIMITED TO SQ. FT, TAXES, FLOORING, ETC....Bank of America, N.A. employees and employees household members (including persons deriving their primary means of financial support from a Bank employee), and HTS business partners of the Bank, are prohibited from purchasing this property, whether directly or indirectly.

19. 2012-12-26
    listed $7,900 494-char remark

    Show marketing remark (494 chars)

    3 BEDROOM, 1 BATH HOME. GREAT STARTER HOME WITH UPDATED ELECTRIC, VAULTED CEILINGS. CLOSE TO HIGHWAY ACCESS, SHOPPING, YMCA. BUYER TO VERIFY ALL MLS INFORMATION INCLUDING BUT NOT LIMITED TO SQ. FT, TAXES, FLOORING, ETC....Bank of America, N.A. employees and employees household members (including persons deriving their primary means of financial support from a Bank employee), and HTS business partners of the Bank, are prohibited from purchasing this property, whether directly or indirectly.

20. 2006-07-13
    soldstatus $65,000

ⓘ 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: $16,269
• − Mortgage interest: −$1,955
• − Property taxes: −$524
• − Insurance: −$174
• − Repairs & maintenance: −$1,301
• − Management: −$1,301
• − Depreciation: −$1,015
• Taxable income: $9,997
• Est. tax owed @ 24.0%: −$2,399
• After-tax cash flow: $7,559/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

-46.3% since first listed

6 events — show timeline

• 2026-04-16 Relisted — MARIS as Distributed by MLS Grid
• 2026-04-04 Contingent — MARIS as Distributed by MLS Grid
• 2026-03-09 Listed $34,900 MARIS as Distributed by MLS Grid
• 2013-03-05 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2012-12-26 Listed $7,900 MARIS as Distributed by MLS Grid
• 2006-07-13 Sold (Public Records) $65,000 Public Records

Property tax history

-29.0%/yr

Latest (2024): $28 · -97.7% YoY. Source: county tax records.