2724 Camp Jackson Rd · Cahokia Heights, IL 62206

$79,900

3 bd · 2.0 ba · 768 sqft · SingleFamily public records · 35 Days on market

Built 1960 0.39 ac lot $104/sqft · 63% above area

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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
• 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

HOME BACK ON THE MARKET NOT DUE TO THE SELLER!! BUYER FINANCING FAIL THROUGH!! Welcome to your very own PRIVACY!!! This home sits on nearly and acre fenced lot with so much potential. Recently remodeled, this move-in three bedrooms, 1 bath home offers low maintenance, vinyl plank and carpet flooring throughout, new fixtures and fresh paint. You'll love the large yard with mature trees and plenty of space. ac, furnace year 2022. No worries home have passed home and electrical municipality inspection. Please make note this home sits on two parcels 07070400007. Schedule a showing. HOME BEING SOLD AS-IS.

Key facts

• Spacious yard
• Fenced land
• Updated fixtures

Tags

• FENCED LAND
• RENTAL INCOME PROPERTY
• LOW MAINTENANCE FLOORING
• UPDATED FIXTURES
• SPACIOUS YARD
• MATURE TREES

Property features AI

Finance

• Other: No additional financial details provided
• Financial info: No investor or cash-flow details provided
• HOA & community: No HOA information provided

Exterior

• Parking: 1-car garage
• Security: No security details provided
• Utilities: Public water; Public sewer; Electric service by Ameren; Cable available
• Home design: Single-family residence; Residential property; One story
• Construction: Stucco and vinyl siding exterior
• Exterior features: Private, secluded lot

Interior

• Kitchen: No appliance details provided
• Bedrooms: 3 bedrooms, all on the main level
• Flooring: No flooring details provided
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (electric)
• Interior features: 7 total rooms; One-level living
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $518 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.

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; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 46% 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 $1,298/mo this rent would consume 46% 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 $552 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 $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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

• 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 $77,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 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 1960 — 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: 1.62% ✓
• Cap rate: 14.08%
• Cash-on-cash: 27.80%
• DSCR: 2.24
• GRM: 5.1

CMA / ARV

• ARV (median comp): $49,047
• List price: $79,900
• Delta: 62.90%
• 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
32 Agnes Dr	0.12mi	2/1.0 (-1)	720 (-6%)	1mo	$30,000	$42	74
12 Helen Ct	0.15mi	2/1.0 (-1)	720 (-6%)	1mo	$65,000	$90	72
28 Louise Ln	0.20mi	2/1.0 (-1)	720 (-6%)	1mo	$45,000	$63	71
12 Agnes Dr	0.07mi	2/1.0 (-1)	720 (-6%)	10mo	$55,000	$76	69
21 Agnes Dr	0.19mi	3/1.0	864 (+12%)	1mo	$29,900	$35	65
15 Agnes Dr	0.14mi	3/1.0	864 (+12%)	5mo	$105,000	$122	65
6 Delores Dr	0.15mi	3/1.0	864 (+12%)	5mo	$105,000	$122	64
34 Marilyn Ln	0.27mi	2/1.0 (-1)	720 (-6%)	6mo	$70,000	$97	63
23 Delores Dr	0.18mi	3/1.0	864 (+12%)	5mo	$105,000	$122	62
59 Helen Ct	0.29mi	3/1.0	864 (+12%)	1mo	$105,000	$122	61
48 Louise Ln	0.32mi	3/1.0	864 (+12%)	2mo	$97,500	$113	59
45 Delores	0.24mi	3/1.0	864 (+12%)	11mo	$75,000	$87	55

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: 21.9%
• Equity multiple: 1.90×
• Total profit: $20,058
• Equity at exit: $11,913

10-year hold

• IRR: 30.0%
• Equity multiple: 3.68×
• Total profit: $59,943
• Equity at exit: $6,908

Cash invested: $22,372 (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: 5.1×

Monthly cashflow live

• Estimated rent: $1,298 high
• Mortgage (P&I): −$419
• Tax from tax record: −$55 /mo · $659/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $518

Break-even live

Break-even rent $642

Max offer price $79,900

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 13 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	44d	1	0.17mi
6 Delores Dr East Saint Louis, IL	3.0	1.0	864	$1,300	$1.50	12d	1	0.17mi
6 Delores Dr East Saint Louis, IL	3.0	1.0	864	$1,300	$1.50	24d	1	0.17mi
21 Agnes Dr Cahokia, IL	3.0	1.0	864	$1,050	$1.22	22d	1	0.22mi
13 Drexel Dr East Saint Louis, IL	3.0	1.0	925	$995	$1.08	12d	1	0.38mi
2 E Adams Dr East Saint Louis, IL	3.0	1.0	925	$885	$0.96	44d	1	0.42mi
70 W Adams Dr East Saint Louis, IL	3.0	1.0	925	$1,200	$1.30	44d	1	0.46mi
2231 Loren St Cahokia Heights, IL	2.0	1.0	1000	$1,195	$1.20	44d	1	0.55mi
2116 Doris Ave Cahokia Heights, IL	3.0	1.0	880	$1,400	$1.59	22d	1	0.84mi
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	3d	1	1.35mi
1716 # E Unit Loretta Ave unit East St Louis, IL	2.0	1.0	720	$1,000	$1.39	44d	1	1.50mi
1713 Loretta Ave East Saint Louis, IL	3.0	1.0	944	$1,095	$1.16	44d	1	1.50mi

Listing history 23 events

1. 2026-06-18
   days on market $79,900 Active 35 DOM
2. 2026-06-17
   days on market $79,900 Active 34 DOM
3. 2026-06-16
   days on market $79,900 Active 33 DOM
4. 2026-06-15
   days on market $79,900 Active 32 DOM
5. 2026-06-13
   days on market $79,900 Active 30 DOM
6. 2026-06-13
   days on market $79,900 Active 29 DOM
7. 2026-06-09
   days on market $79,900 Active 26 DOM
8. 2026-06-08
   days on market $79,900 Active 25 DOM
9. 2026-06-07
   days on market $79,900 Active 24 DOM
10. 2026-06-05
    days on market $79,900 Active 21 DOM
11. 2026-06-03
    days on market $79,900 Active 20 DOM
12. 2026-06-02
    days on market $79,900 Active 19 DOM
13. 2026-06-01
    days on market $79,900 Active 18 DOM
14. 2026-05-31
    days on market $79,900 Active 17 DOM
15. 2026-05-14
    listed $79,900 Active 951-char remark
16. 2023-03-14
    soldstatus Closed 609-char remark

    Show marketing remark (609 chars)

    HOME BACK ON THE MARKET NOT DUE TO THE SELLER!! BUYER FINANCING FAIL THROUGH!! Welcome to your very own PRIVACY!!! This home sits on nearly and acre fenced lot with so much potential. Recently remodeled, this move-in three bedrooms, 1 bath home offers low maintenance, vinyl plank and carpet flooring throughout, new fixtures and fresh paint. You'll love the large yard with mature trees and plenty of space. ac, furnace year 2022. No worries home have passed home and electrical municipality inspection. Please make note this home sits on two parcels 07070400007. Schedule a showing. HOME BEING SOLD AS-IS.

17. 2023-03-04
    status Pending 609-char remark

    Show marketing remark (609 chars)

    HOME BACK ON THE MARKET NOT DUE TO THE SELLER!! BUYER FINANCING FAIL THROUGH!! Welcome to your very own PRIVACY!!! This home sits on nearly and acre fenced lot with so much potential. Recently remodeled, this move-in three bedrooms, 1 bath home offers low maintenance, vinyl plank and carpet flooring throughout, new fixtures and fresh paint. You'll love the large yard with mature trees and plenty of space. ac, furnace year 2022. No worries home have passed home and electrical municipality inspection. Please make note this home sits on two parcels 07070400007. Schedule a showing. HOME BEING SOLD AS-IS.

18. 2023-02-26
    status Active 609-char remark

    Show marketing remark (609 chars)

    HOME BACK ON THE MARKET NOT DUE TO THE SELLER!! BUYER FINANCING FAIL THROUGH!! Welcome to your very own PRIVACY!!! This home sits on nearly and acre fenced lot with so much potential. Recently remodeled, this move-in three bedrooms, 1 bath home offers low maintenance, vinyl plank and carpet flooring throughout, new fixtures and fresh paint. You'll love the large yard with mature trees and plenty of space. ac, furnace year 2022. No worries home have passed home and electrical municipality inspection. Please make note this home sits on two parcels 07070400007. Schedule a showing. HOME BEING SOLD AS-IS.

19. 2023-01-29
    historical Active Under Contract 609-char remark

    Show marketing remark (609 chars)

    HOME BACK ON THE MARKET NOT DUE TO THE SELLER!! BUYER FINANCING FAIL THROUGH!! Welcome to your very own PRIVACY!!! This home sits on nearly and acre fenced lot with so much potential. Recently remodeled, this move-in three bedrooms, 1 bath home offers low maintenance, vinyl plank and carpet flooring throughout, new fixtures and fresh paint. You'll love the large yard with mature trees and plenty of space. ac, furnace year 2022. No worries home have passed home and electrical municipality inspection. Please make note this home sits on two parcels 07070400007. Schedule a showing. HOME BEING SOLD AS-IS.

20. 2022-12-28
    price $59,900 609-char remark

    Show marketing remark (609 chars)

    HOME BACK ON THE MARKET NOT DUE TO THE SELLER!! BUYER FINANCING FAIL THROUGH!! Welcome to your very own PRIVACY!!! This home sits on nearly and acre fenced lot with so much potential. Recently remodeled, this move-in three bedrooms, 1 bath home offers low maintenance, vinyl plank and carpet flooring throughout, new fixtures and fresh paint. You'll love the large yard with mature trees and plenty of space. ac, furnace year 2022. No worries home have passed home and electrical municipality inspection. Please make note this home sits on two parcels 07070400007. Schedule a showing. HOME BEING SOLD AS-IS.

21. 2022-11-15
    status Active 609-char remark

    Show marketing remark (609 chars)

    HOME BACK ON THE MARKET NOT DUE TO THE SELLER!! BUYER FINANCING FAIL THROUGH!! Welcome to your very own PRIVACY!!! This home sits on nearly and acre fenced lot with so much potential. Recently remodeled, this move-in three bedrooms, 1 bath home offers low maintenance, vinyl plank and carpet flooring throughout, new fixtures and fresh paint. You'll love the large yard with mature trees and plenty of space. ac, furnace year 2022. No worries home have passed home and electrical municipality inspection. Please make note this home sits on two parcels 07070400007. Schedule a showing. HOME BEING SOLD AS-IS.

22. 2022-11-06
    historical Active Under Contract 609-char remark

    Show marketing remark (609 chars)

    HOME BACK ON THE MARKET NOT DUE TO THE SELLER!! BUYER FINANCING FAIL THROUGH!! Welcome to your very own PRIVACY!!! This home sits on nearly and acre fenced lot with so much potential. Recently remodeled, this move-in three bedrooms, 1 bath home offers low maintenance, vinyl plank and carpet flooring throughout, new fixtures and fresh paint. You'll love the large yard with mature trees and plenty of space. ac, furnace year 2022. No worries home have passed home and electrical municipality inspection. Please make note this home sits on two parcels 07070400007. Schedule a showing. HOME BEING SOLD AS-IS.

23. 2022-11-03
    listed $65,000 Active 609-char remark

    Show marketing remark (609 chars)

    HOME BACK ON THE MARKET NOT DUE TO THE SELLER!! BUYER FINANCING FAIL THROUGH!! Welcome to your very own PRIVACY!!! This home sits on nearly and acre fenced lot with so much potential. Recently remodeled, this move-in three bedrooms, 1 bath home offers low maintenance, vinyl plank and carpet flooring throughout, new fixtures and fresh paint. You'll love the large yard with mature trees and plenty of space. ac, furnace year 2022. No worries home have passed home and electrical municipality inspection. Please make note this home sits on two parcels 07070400007. Schedule a showing. HOME BEING SOLD AS-IS.

ⓘ 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: $659 · $55/mo
• Projected year-2 tax: $1,236 · $103/mo
• Expected delta: +$578/yr (+$48/mo · 87.7%)

ⓘ 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: $15,578
• − Mortgage interest: −$4,476
• − Property taxes: −$659
• − Insurance: −$400
• − Repairs & maintenance: −$1,246
• − Management: −$1,246
• − Depreciation: −$2,324
• Taxable income: $5,227
• Est. tax owed @ 24.0%: −$1,254
• After-tax cash flow: $4,966/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

+22.9% since first listed

9 events — show timeline

• 2026-05-14 Listed $79,900 MARIS as Distributed by MLS Grid
• 2023-03-14 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2023-03-04 Pending — MARIS as Distributed by MLS Grid
• 2023-02-26 Relisted — MARIS as Distributed by MLS Grid
• 2023-01-29 Contingent — MARIS as Distributed by MLS Grid
• 2022-12-28 Price Changed $59,900 MARIS as Distributed by MLS Grid
• 2022-11-15 Relisted — MARIS as Distributed by MLS Grid
• 2022-11-06 Contingent — MARIS as Distributed by MLS Grid
• 2022-11-03 Listed $65,000 MARIS as Distributed by MLS Grid

Property tax history

-4.4%/yr

Latest (2024): $659 · +10.8% YoY. Source: county tax records.