None · Cahokia Heights, IL 62206

$65,000

2 bd · 2.0 ba · 624 sqft · SingleFamily public records · 29 Days on market

Built 1951 6,969 sqft lot $104/sqft · 22% above area Est $53k · 22% over

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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 +30.0/30.0
• 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
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Discover a timeless single-family residence at 223 Nadine ST, Cahokia IL 62206, built in 1951, offering a unique opportunity to embrace a vibrant lifestyle in a home with enduring character. This thoughtfully crafted property invites you to envision your future within its charming walls. To truly appreciate the possibilities this property offers, schedule your private viewing today. This property has been recently renovated and is a blank slate ready for someone's creative hands to make it a home for themselves or someone else.

Key facts

• 6,969 sq ft lot
• Built 1951
• Listed 28 days

Property features AI

Finance

• Other: Living area reported from public records
• Financial info: Lease not considered; No second mortgage indicated
• HOA & community: No community features listed

Exterior

• Parking: Asphalt parking surface
• Security: Carbon monoxide detector(s); Fire alarm
• Utilities: Public water; Ameren electric; Public sewer
• Home design: Single family residence; One story; House; Private ownership; Property listed as fixer and updated/remodeled
• Construction: Vinyl siding; Shingle roof; Slab foundation; Built year from public records
• Exterior features: Back yard; Awning(s) on porch/patio; Panel door(s)

Interior

• Kitchen: No appliances listed
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom (on the main level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Kitchen/dining room combo; Accessible central living area; Carbon monoxide detector(s); Fire alarm
• Laundry & utility: No laundry facilities

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $403 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $64k (1.5% below list) — sets the bar for market timing.

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.
• Market conditions: 153 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).
• This rent runs 38% 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 $449 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 $18k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 4 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 $5k; list at $65k implies a 1200% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $64,025 (1.5% below list)

Questions for the listing agent

1. Built in 1951 — 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: 1.65% ✓
• Cap rate: 13.73%
• Cash-on-cash: 26.57%
• DSCR: 2.18
• GRM: 5.0

CMA / ARV

• ARV (median comp): $53,439
• List price: $65,000
• Delta: 21.63%
• Verdict: OVERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
227 Nadine St	0.02mi	2/1.0	624 (0%)	0mo	$100,000	$160	95
211 Judith Ln	0.08mi	3/1.0 (+1)	672 (+8%)	1mo	$60,000	$89	74
208 Nadine St	0.09mi	2/1.0	680 (+9%)	8mo	$100,000	$147	70
207 Edwards St	0.31mi	2/1.0	672 (+8%)	2mo	$100,000	$149	68
457 Godin Ave	0.60mi	2/1.0	608 (-3%)	16mo	$95,000	$156	51

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: 20.4%
• Equity multiple: 1.83×
• Total profit: $15,151
• Equity at exit: $9,692

10-year hold

• IRR: 28.6%
• Equity multiple: 3.54×
• Total profit: $46,305
• Equity at exit: $5,620

Cash invested: $18,200 (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: 153
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,075 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$78 /mo · $936/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $403

Break-even live

Break-even rent $565

Max offer price $65,000

Occupancy floor 57%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
211 Judith Ln East Saint Louis, IL	2.0	1.0	672	$995	$1.48	4d	1	0.08mi
1002 Upper Cahokia Rd East Saint Louis, IL	3.0	1.0	720	$860	$1.19	14d	1	0.51mi
115 Jerome Ln Unit 3 Sauget, IL	1.0	1.0	700	$700	$1.00	43d	1	0.52mi
1716 # E Unit Loretta Ave unit East St Louis, IL	2.0	1.0	720	$1,000	$1.39	43d	1	1.49mi

Listing history 18 events

1. 2026-06-09
   days on market $65,000 Active 29 DOM
2. 2026-06-08
   days on market $65,000 Active 28 DOM
3. 2026-06-07
   days on market $65,000 Active 27 DOM
4. 2026-06-05
   days on market $65,000 Active 24 DOM
5. 2026-06-03
   days on market $65,000 Active 23 DOM
6. 2026-06-02
   days on market $65,000 Active 22 DOM
7. 2026-06-01
   days on market $65,000 Active 21 DOM
8. 2026-05-31
   days on market $65,000 Active 20 DOM
9. 2026-05-12
   listed $65,000 Active 534-char remark
10. 2026-05-08
    historical $65,000 534-char remark
11. 2024-11-22
    status Active
12. 2024-11-13
    historical
13. 2024-09-13
    status Active
14. 2024-08-23
    historical
15. 2024-08-15
    listed $72,333 Active
16. 2024-08-13
    historical
17. 2017-08-21
    price $21,500
18. 1994-07-07
    soldstatus $5,000

ⓘ 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: $936 · $78/mo
• Projected year-2 tax: $1,206 · $100/mo
• Expected delta: +$270/yr (+$22/mo · 28.8%)

ⓘ 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 ≥108°F today · 20 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: $12,896
• − Mortgage interest: −$3,641
• − Property taxes: −$936
• − Insurance: −$325
• − Repairs & maintenance: −$1,032
• − Management: −$1,032
• − Depreciation: −$1,891
• Taxable income: $4,040
• Est. tax owed @ 24.0%: −$970
• After-tax cash flow: $3,867/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
• 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

+1200.0% since first listed

10 events — show timeline

• 2026-05-12 Listed $65,000 MARIS as Distributed by MLS Grid
• 2026-05-08 Coming Soon — MARIS as Distributed by MLS Grid
• 2024-11-22 Relisted — MARIS as Distributed by MLS Grid
• 2024-11-13 Delisted — MARIS as Distributed by MLS Grid
• 2024-09-13 Relisted — MARIS as Distributed by MLS Grid
• 2024-08-23 Delisted — MARIS as Distributed by MLS Grid
• 2024-08-15 Listed $72,333 MARIS as Distributed by MLS Grid
• 2024-08-13 Coming Soon — MARIS as Distributed by MLS Grid
• 2017-08-21 Price Changed $21,500 MARIS as Distributed by MLS Grid
• 1994-07-07 Sold (Public Records) $5,000 Public Records

Property tax history

-1.5%/yr

Latest (2023): $936 · +9.3% YoY. Source: county tax records.