1314 Saint Raphael St · Cahokia Heights, IL 62206

$120,000

4 bd · 2.0 ba · 1,280 sqft · SingleFamily public records · 34 Days on market

Built 1956 6,534 sqft lot $94/sqft · 32% above area Est $91k · 32% 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 +28.4/30.0
• DSCR +10.0/10.0
• 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
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this 4 Bed/2 Bath renovated ranch style house. You'll find new flooring throughtout the entire home. The kitchen features new cabinets and countertops. This home features two full bathrooms that have been completley remodled as well. This home is ready to move in or to add to your portfolio (tenant optional)! This home has already passed occupancy!

Key facts

• Close to schools
• Off street parking
• 6,534 sq ft lot

Tags

• OFF STREET PARKING
• CLOSE TO SHOPPING AREAS
• CLOSE TO SCHOOLS
• CLOSE TO PUBLIC TRANSPORTATION
• CLOSE TO INTERSTATE HIGHWAYS

Property features AI

Exterior

• Utilities: Public water; Public sewer; Electric service by Ameren; Electricity available
• Home design: Single family residence; Residential property
• Construction: Vinyl siding construction
• Exterior features: Back yard

Interior

• Bedrooms: Four bedrooms on the main level
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Block basement; One level (single-story)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $389 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.2% 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.
• Market conditions: 152 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 $1,542/mo this rent would consume 55% 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 $830 of loan paydown is wiped out by about $4k 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 $34k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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 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 $116,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 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. 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: 10.18%
• Cash-on-cash: 13.89%
• DSCR: 1.62
• GRM: 6.5

CMA / ARV

• ARV (median comp): $91,084
• List price: $120,000
• Delta: 31.75%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1427 Williams St	0.33mi	4/1.0	1,300 (+2%)	2mo	$59,500	$46	76
1624 Doris Ave	0.36mi	3/2.0 (-1)	1,272 (-1%)	2mo	$105,000	$83	75
1620 Doris Ave	0.35mi	3/1.0 (-1)	1,282 (+0%)	2mo	$105,000	$82	72
1601 Andrews Dr	0.51mi	4/1.0	1,261 (-2%)	3mo	$110,000	$87	67
1711 Parklane Dr	0.54mi	4/1.0	1,315 (+3%)	1mo	$110,000	$84	66
1128 Saint Boniface Dr	0.69mi	4/1.0	1,305 (+2%)	1mo	$80,000	$61	60
208 St Christopher Dr	0.33mi	3/2.0 (-1)	1,463 (+14%)	1mo	$84,000	$57	55
1100 Richard Dr	0.40mi	3/1.0 (-1)	1,177 (-8%)	5mo	$105,000	$89	54
614 Cooper Dr	0.71mi	4/2.0	1,363 (+6%)	2mo	$90,000	$66	54
815 Sparks Ave	0.52mi	4/1.0	1,398 (+9%)	3mo	$110,000	$79	54
1614 Parklane Dr	0.55mi	4/1.0	1,152 (-10%)	5mo	$110,000	$95	50
1511 Andrews Dr	0.45mi	3/1.5 (-1)	1,092 (-15%)	2mo	$105,000	$96	46

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: 4.1%
• Equity multiple: 1.16×
• Total profit: $5,353
• Equity at exit: $17,892

10-year hold

• IRR: 13.6%
• Equity multiple: 2.09×
• Total profit: $36,658
• Equity at exit: $10,375

Cash invested: $33,600 (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: 152
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,542 high
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $389

Break-even live

Break-even rent $1,050

Max offer price $120,000

Occupancy floor 70%

Sensitivity live

Price	-10% $472	-5% $430	+0% $389	+5% $348	+10% $306
Rent	-10% $267	-5% $328	+0% $389	+5% $450	+10% $511
Rate	-1.0pp $449	-0.5pp $420	base $389	+0.5pp $358	+1.0pp $326

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1312 Saint Raphael St East Saint Louis, IL	3.0	1.0	1280	$1,500	$1.17	44d	1	0.03mi
302 Saint Leonard Dr East Saint Louis, IL	3.0	1.0	1155	$1,300	$1.13	44d	1	0.22mi
1417 Richard Dr East Saint Louis, IL	3.0	1.0	936	$1,400	$1.50	23d	1	0.25mi
1405 Williams St Cahokia Heights, IL	3.0	1.0	900	$1,500	$1.67	44d	1	0.26mi
1220 Williams St East Saint Louis, IL	3.0	1.0	876	$1,500	$1.71	15d	1	0.26mi
1421 Richard Dr East Saint Louis, IL	3.0	1.0	936	$1,100	$1.18	3d	1	0.26mi
1420 Williams St East Saint Louis, IL	4.0	1.0	1300	$1,500	$1.15	44d	1	0.28mi
1162 Smith St East Saint Louis, IL	3.0	1.0	988	$1,295	$1.31	23d	1	0.52mi
1713 Loretta Ave East Saint Louis, IL	3.0	1.0	944	$1,095	$1.16	44d	1	0.52mi
818 La Salle Dr East Saint Louis, IL	3.0	1.0	1106	$1,300	$1.18	24d	1	0.52mi
1614 Parklane Dr East Saint Louis, IL	4.0	1.0	1152	$1,400	$1.22	24d	1	0.53mi
1808 Mullens Ave Cahokia Heights, IL	3.0	1.0	992	$1,500	$1.51	3d	1	0.54mi
102 Melvin Dr Unit 34 Sauget, IL	4.0	1.0	1352	$1,700	$1.26	8d	1	0.54mi
819 Mildred Ave East Saint Louis, IL	3.0	1.0	936	$1,250	$1.34	23d	1	0.61mi
1710 Parklane Dr East Saint Louis, IL	4.0	1.0	1225	$1,395	$1.14	44d	1	0.61mi
1706 Andrews Dr East Saint Louis, IL	4.0	1.0	925	$1,320	$1.43	24d	1	0.63mi
223 Donald St East Saint Louis, IL	4.0	1.0	1794	$1,550	$0.86	44d	1	0.64mi
850 Saint Bartholomew Dr Cahokia, IL	3.0	1.0	1050	$1,285	$1.22	17d	1	0.77mi
142 Saint Barbara Ln East Saint Louis, IL	3.0	2.0	990	$1,300	$1.31	44d	1	0.77mi
2008 Delores St East Saint Louis, IL	3.0	1.0	925	$1,250	$1.35	5d	1	0.78mi
121 Saint Dorothy Dr Cahokia, IL	3.0	1.0	988	$1,500	$1.52	44d	1	0.88mi
811 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	1040	$1,295	$1.25	24d	1	0.88mi
2116 Doris Ave Cahokia Heights, IL	3.0	1.0	880	$1,400	$1.59	23d	1	1.01mi
725 Saint Norbert Dr East Saint Louis, IL	3.0	1.0	1232	$1,500	$1.22	44d	1	1.07mi
124 Saint James Ln Cahokia Heights, IL	3.0	1.0	1064	$1,350	$1.27	44d	1	1.10mi
526 Saint Leo Dr East Saint Louis, IL	3.0	1.0	925	$1,400	$1.51	4d	1	1.12mi
705 Saint Martin Dr East Saint Louis, IL	4.0	1.0	1033	$1,600	$1.55	23d	1	1.13mi
111 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	1040	$1,350	$1.30	44d	1	1.20mi
2 E Adams Dr East Saint Louis, IL	3.0	1.0	925	$885	$0.96	44d	1	1.45mi

Listing history 17 events

1. 2026-06-03
   days on market $120,000 Active 34 DOM
2. 2026-06-02
   days on market $120,000 Active 33 DOM
3. 2026-06-01
   days on market $120,000 Active 32 DOM
4. 2026-05-31
   days on market $120,000 Active 31 DOM
5. 2026-04-30
   listed $120,000 Active 413-char remark
6. 2025-08-19
   soldstatus $110,000
7. 2025-04-02
   soldstatus $63,000
8. 2024-03-12
   soldstatus $60,000
9. 2024-03-07
   soldstatus Closed 367-char remark

   Show marketing remark (367 chars)

   Welcome home to this 4 Bed/2 Bath renovated ranch style house. You'll find new flooring throughtout the entire home. The kitchen features new cabinets and countertops. This home features two full bathrooms that have been completley remodled as well. This home is ready to move in or to add to your portfolio (tenant optional)! This home has already passed occupancy!

10. 2024-02-01
    status Pending 367-char remark

    Show marketing remark (367 chars)

    Welcome home to this 4 Bed/2 Bath renovated ranch style house. You'll find new flooring throughtout the entire home. The kitchen features new cabinets and countertops. This home features two full bathrooms that have been completley remodled as well. This home is ready to move in or to add to your portfolio (tenant optional)! This home has already passed occupancy!

11. 2024-01-19
    status Active 367-char remark

    Show marketing remark (367 chars)

    Welcome home to this 4 Bed/2 Bath renovated ranch style house. You'll find new flooring throughtout the entire home. The kitchen features new cabinets and countertops. This home features two full bathrooms that have been completley remodled as well. This home is ready to move in or to add to your portfolio (tenant optional)! This home has already passed occupancy!

12. 2023-12-21
    status Pending 367-char remark

    Show marketing remark (367 chars)

    Welcome home to this 4 Bed/2 Bath renovated ranch style house. You'll find new flooring throughtout the entire home. The kitchen features new cabinets and countertops. This home features two full bathrooms that have been completley remodled as well. This home is ready to move in or to add to your portfolio (tenant optional)! This home has already passed occupancy!

13. 2023-12-11
    status Active 367-char remark

    Show marketing remark (367 chars)

    Welcome home to this 4 Bed/2 Bath renovated ranch style house. You'll find new flooring throughtout the entire home. The kitchen features new cabinets and countertops. This home features two full bathrooms that have been completley remodled as well. This home is ready to move in or to add to your portfolio (tenant optional)! This home has already passed occupancy!

14. 2023-11-07
    status Pending 367-char remark

    Show marketing remark (367 chars)

    Welcome home to this 4 Bed/2 Bath renovated ranch style house. You'll find new flooring throughtout the entire home. The kitchen features new cabinets and countertops. This home features two full bathrooms that have been completley remodled as well. This home is ready to move in or to add to your portfolio (tenant optional)! This home has already passed occupancy!

15. 2023-09-02
    price $65,000 367-char remark

    Show marketing remark (367 chars)

    Welcome home to this 4 Bed/2 Bath renovated ranch style house. You'll find new flooring throughtout the entire home. The kitchen features new cabinets and countertops. This home features two full bathrooms that have been completley remodled as well. This home is ready to move in or to add to your portfolio (tenant optional)! This home has already passed occupancy!

16. 2023-08-18
    listed $69,900 Active 367-char remark

    Show marketing remark (367 chars)

    Welcome home to this 4 Bed/2 Bath renovated ranch style house. You'll find new flooring throughtout the entire home. The kitchen features new cabinets and countertops. This home features two full bathrooms that have been completley remodled as well. This home is ready to move in or to add to your portfolio (tenant optional)! This home has already passed occupancy!

17. 2003-09-04
    soldstatus $330,000

ⓘ 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: $18,506
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$600
• − Repairs & maintenance: −$1,480
• − Management: −$1,480
• − Depreciation: −$3,491
• Taxable income: $2,932
• Est. tax owed @ 24.0%: −$704
• After-tax cash flow: $3,964/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

-65.2% since first listed

15 events — show timeline

• 2026-06-05 Price Changed $115,000 MARIS as Distributed by MLS Grid
• 2026-06-05 Price Changed $110,000 MARIS as Distributed by MLS Grid
• 2026-04-30 Listed $120,000 MARIS as Distributed by MLS Grid
• 2025-08-19 Sold (Public Records) $110,000 Public Records
• 2025-04-02 Sold (Public Records) $63,000 Public Records
• 2024-03-12 Sold (Public Records) $60,000 Public Records
• 2024-03-07 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2024-02-01 Pending — MARIS as Distributed by MLS Grid
• 2024-01-19 Relisted — MARIS as Distributed by MLS Grid
• 2023-12-21 Pending — MARIS as Distributed by MLS Grid
• 2023-12-11 Relisted — MARIS as Distributed by MLS Grid
• 2023-11-07 Pending — MARIS as Distributed by MLS Grid
• 2023-09-02 Price Changed $65,000 MARIS as Distributed by MLS Grid
• 2023-08-18 Listed $69,900 MARIS as Distributed by MLS Grid
• 2003-09-04 Sold (Public Records) $330,000 Public Records

Property tax history

-28.0%/yr

Latest (2024): $34 · -98.0% YoY. Source: county tax records.