34 Louise Ln · Cahokia Heights, IL 62206

$70,000

3 bd · 2.0 ba · 1,072 sqft · SingleFamily public records · 8 Days on market

Built 1955 6,534 sqft lot Est $96k · 27% 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 MLS

Welcome to your new sanctuary in the heart of Cahokia Heights! This great 3-bedroom home is ready for you to move in and start creating lasting memories. Nestled in a peaceful neighborhood just 15 minutes away from shopping areas, you'll enjoy both the serenity of suburban living and the convenience of nearby amenities. Convenient carport with a fresh coat of paint and a charging port ready for your electric vehicle. Recently passed city occupancy inspection—move in with peace of mind! This home is ready to welcome a new family and offers a perfect blend of comfort and convenience. Don’t miss your chance to make this charming property your own! Schedule a viewing today!

Key facts

• Brand new roof
• One level living
• 6,534 sq ft lot

Tags

• BRAND NEW ROOF
• ONE LEVEL LIVING
• EASY ACCESS TO LOCAL AMENITIES

Property features AI

Exterior

• Parking: Carport with 1 space
• Utilities: Public water; Public sewer; Electric service by Ameren
• Home design: Single-family residential home; One story
• Construction: Vinyl siding construction
• Exterior features: Lot with other features on a 0.15-acre parcel; Vinyl siding

Interior

• Bedrooms: 3 bedrooms (all on the main level)
• Bathrooms: 1 full bathroom
• Interior features: Forced air heating; Central air conditioning; 6 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $528 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).

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; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $1,325/mo this rent would consume 47% 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 $484 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 $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 2y 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 $48k; 44% 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 $70,000

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: 1.89% ✓
• Cap rate: 15.34%
• Cash-on-cash: 32.31%
• DSCR: 2.44
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $96,480
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
37 Louise Ln	0.04mi	3/1.5	1,104 (+3%)	0mo	$105,000	$95	91
1 Helen Ct	0.18mi	3/1.0	1,116 (+4%)	2mo	$105,000	$94	79
3 Dora Dr	0.18mi	4/1.0 (+1)	1,158 (+8%)	5mo	$110,000	$95	65
17 Hanover Ln	0.46mi	3/1.0	925 (-14%)	1mo	$50,000	$54	51
2 Margie Dr	0.59mi	4/2.0 (+1)	1,152 (+8%)	8mo	$110,000	$95	49
2350 Lorraine Dr	0.52mi	3/1.5	966 (-10%)	11mo	$69,900	$72	48
5 E Adams Dr	0.47mi	3/1.0	925 (-14%)	5mo	$105,000	$114	47
92 W Adams Dr	0.62mi	3/1.0	925 (-14%)	2mo	$79,900	$86	42
17 Drexel Dr	0.50mi	3/1.0	925 (-14%)	10mo	$75,500	$82	42
38 Westwood Dr	0.57mi	4/1.0 (+1)	1,225 (+14%)	2mo	$90,000	$73	39
43 Drexel Dr	0.53mi	4/1.0 (+1)	1,225 (+14%)	8mo	$90,000	$73	36
11 Westwood Dr	0.56mi	4/1.0 (+1)	1,225 (+14%)	6mo	$110,000	$90	36

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: 27.4%
• Equity multiple: 2.14×
• Total profit: $22,310
• Equity at exit: $10,437

10-year hold

• IRR: 34.9%
• Equity multiple: 4.21×
• Total profit: $62,876
• Equity at exit: $6,052

Cash invested: $19,600 (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: 4.4×

Monthly cashflow live

• Estimated rent: $1,325 high
• Mortgage (P&I): −$367
• Tax from tax record: −$123 /mo · $1,474/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $528

Break-even live

Break-even rent $657

Max offer price $70,000

Occupancy floor 55%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13 Marilyn Ln East Saint Louis, IL	3.0	1.0	995	$1,150	$1.16	43d	1	0.06mi
8 Louise Ln East Saint Louis, IL	3.0	1.0	1150	$1,275	$1.11	17d	1	0.12mi
6 Delores Dr East Saint Louis, IL	3.0	1.0	864	$1,300	$1.50	12d	1	0.22mi
6 Delores Dr East Saint Louis, IL	3.0	1.0	864	$1,300	$1.50	23d	1	0.22mi
21 Agnes Dr Cahokia, IL	3.0	1.0	864	$1,050	$1.22	21d	1	0.23mi
2231 Loren St Cahokia Heights, IL	2.0	1.0	1000	$1,195	$1.20	44d	1	0.37mi
32 Drexel Dr East Saint Louis, IL	4.0	1.0	1362	$1,675	$1.23	16d	1	0.45mi
2 E Adams Dr East Saint Louis, IL	3.0	1.0	925	$885	$0.96	43d	1	0.46mi
13 Drexel Dr East Saint Louis, IL	3.0	1.0	925	$995	$1.08	12d	1	0.47mi
70 W Adams Dr East Saint Louis, IL	3.0	1.0	925	$1,200	$1.30	43d	1	0.61mi
2116 Doris Ave Cahokia Heights, IL	3.0	1.0	880	$1,400	$1.59	21d	1	0.83mi
2008 Delores St East Saint Louis, IL	3.0	1.0	925	$1,250	$1.35	4d	1	1.14mi
1808 Mullens Ave Cahokia Heights, IL	3.0	1.0	992	$1,500	$1.51	2d	1	1.27mi
1713 Loretta Ave East Saint Louis, IL	3.0	1.0	944	$1,095	$1.16	43d	1	1.40mi
1716 # E Unit Loretta Ave unit East St Louis, IL	2.0	1.0	720	$1,000	$1.39	43d	1	1.40mi

Listing history 7 events

1. 2026-06-18
   days on market $70,000 Active 8 DOM
2. 2026-06-17
   days on market $70,000 Active 7 DOM
3. 2026-06-16
   days on market $70,000 Active 6 DOM
4. 2026-06-15
   days on market $70,000 Active 5 DOM
5. 2026-06-13
   days on market $70,000 Active 3 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $70,000 Active 2 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: $1,474 · $123/mo
• Projected year-2 tax: $1,531 · $128/mo
• Expected delta: +$58/yr (+$5/mo · 3.9%)

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

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: $15,900
• − Mortgage interest: −$3,921
• − Property taxes: −$1,474
• − Insurance: −$350
• − Repairs & maintenance: −$1,272
• − Management: −$1,272
• − Depreciation: −$2,036
• Taxable income: $5,575
• Est. tax owed @ 24.0%: −$1,338
• After-tax cash flow: $4,995/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

+268.4% since first listed

23 events — show timeline

• 2026-06-11 Listed $70,000 MARIS as Distributed by MLS Grid
• 2026-06-10 Coming Soon $70,000 MARIS as Distributed by MLS Grid
• 2026-04-01 Rental Removed $1,250 BUILDIUM
• 2025-10-15 Listed for Rent $1,250 BUILDIUM
• 2025-09-27 Rental Removed $1,300 BUILDIUM
• 2025-06-11 Price Changed $1,300 BUILDIUM
• 2025-04-10 Listed for Rent $1,500 BUILDIUM
• 2025-04-07 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2025-03-17 Pending — MARIS as Distributed by MLS Grid
• 2025-03-16 Delisted — MARIS as Distributed by MLS Grid
• 2025-02-03 Relisted — MARIS as Distributed by MLS Grid
• 2025-02-03 Pending — MARIS as Distributed by MLS Grid
• 2024-11-28 Relisted — MARIS as Distributed by MLS Grid
• 2024-11-02 Pending — MARIS as Distributed by MLS Grid
• 2024-11-01 Price Changed $69,000 MARIS as Distributed by MLS Grid
• 2024-10-17 Relisted — MARIS as Distributed by MLS Grid
• 2024-09-25 Pending — MARIS as Distributed by MLS Grid
• 2024-09-19 Listed $59,000 MARIS as Distributed by MLS Grid
• 2024-09-18 Coming Soon $59,000 MARIS as Distributed by MLS Grid
• 2017-02-20 Price Changed $5,000 MARIS as Distributed by MLS Grid
• 2016-11-04 Price Changed $7,500 MARIS as Distributed by MLS Grid
• 2013-01-23 Sold (Public Records) $48,500 Public Records
• 1994-06-22 Sold (Public Records) $19,000 Public Records

Property tax history

-0.2%/yr

Latest (2024): $1,474 · +10.8% YoY. Source: county tax records.