1068 Saint Margaret Dr · Cahokia Heights, IL 62206

$23,200

3 bd · 2.0 ba · 864 sqft · SingleFamily public records · 78 Days on market

Built 1958 6,534 sqft lot

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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

The seller does not represent or guarantee occupancy status. NO viewings of this property. Please DO NOT DISTURB the occupant. Drive by only. Ranch style home. 3 bedrooms and 1 bathroom. AS IS, cash only sales with no contingencies or inspections. Buyer will be responsible for obtaining possession of the property upon closing. Property sold without contingencies, repairs, warranties, guarantees or representation as to listing accuracy, property information, photo or other depiction included or described herein. Auction.

Key facts

• 6,534 sq ft lot
• Built 1958
• Listed 78 days

🔨 Auction listing. The $23,200 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $80,352 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $23k.

Deal economics

• At list price, monthly cash flow is $431 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $23k).
• Recommended offer: $22k (6.0% 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; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $1,441/mo this rent would consume 51% 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 $556 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 ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($22k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $14k (37%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 5.2% of price; flood insurance adds $152/mo; built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AH (mandatory federal flood insurance); extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $21,808 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. 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: 1.79% ✓
• Cap rate: 15.00%
• Cash-on-cash: 31.08%
• DSCR: 2.38
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $80,352
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1071 St Margaret Dr	0.03mi	2/1.0 (-1)	864 (0%)	0mo	$6,150	$7	89
713 Saint Norbert Dr	0.45mi	3/1.0	864 (0%)	1mo	$65,000	$75	74
700 Saint Martin Dr	0.50mi	3/1.0	888 (+3%)	2mo	$105,000	$118	67
712 Saint Monica Dr	0.51mi	3/1.0	888 (+3%)	1mo	$82,500	$93	66
804 Saint Thomas Ln	0.72mi	3/1.0	864 (0%)	0mo	$85,000	$98	62
802 Saint Thomas Ln	0.72mi	3/1.0	864 (0%)	2mo	$105,000	$122	61
502 Saint Thomas Ln	0.74mi	3/1.0	864 (0%)	1mo	$79,900	$92	61
1150 Price St	0.74mi	3/1.0	864 (0%)	1mo	$80,000	$93	60
526 Saint Leo Dr	0.56mi	3/1.0	925 (+7%)	2mo	$85,000	$92	56
8 Saint Gregory Dr	0.37mi	4/1.0 (+1)	957 (+11%)	1mo	$110,000	$115	55
508 Saint James Dr	0.66mi	3/2.0	962 (+11%)	1mo	$35,000	$36	49
518 Saint James Dr	0.61mi	3/1.0	967 (+12%)	1mo	$40,000	$41	47

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: 16.0%
• Equity multiple: 1.65×
• Total profit: $14,528
• Equity at exit: $11,981

10-year hold

• IRR: 24.7%
• Equity multiple: 3.15×
• Total profit: $48,443
• Equity at exit: $6,947

Cash invested: $22,499 (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: 1.3×

Monthly cashflow live

• Estimated rent: $1,441 high
• Mortgage (P&I): −$421
• Tax est. 1.5%: −$100 /mo · $1,205/yr
• Insurance: −$33
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $431

Break-even live

Break-even rent $895

Max offer price $80,352

Occupancy floor 65%

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: $20,088
• Closing costs: $2,411
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1115 Saint Marcella Dr East Saint Louis, IL	3.0	1.0	864	$1,500	$1.74	14d	1	0.17mi
1130 Water St East Saint Louis, IL	3.0	1.0	1100	$1,450	$1.32	23d	1	0.30mi
705 Saint Martin Dr East Saint Louis, IL	4.0	1.0	1033	$1,600	$1.55	21d	1	0.42mi
701 Saint Paul Dr East Saint Louis, IL	3.0	1.0	864	$1,500	$1.74	43d	1	0.50mi
526 Saint Leo Dr East Saint Louis, IL	3.0	1.0	925	$1,400	$1.51	2d	1	0.52mi
811 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	1040	$1,295	$1.25	23d	1	0.70mi
502 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	864	$1,400	$1.62	2d	1	0.70mi
500 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	864	$950	$1.10	23d	1	0.71mi
101 E 5th St Cahokia, IL	2.0	1.0	770	$900	$1.17	43d	1	0.71mi
1150 Price St Cahokia, IL	3.0	1.0	864	$1,400	$1.62	2d	1	0.72mi
142 Saint Barbara Ln East Saint Louis, IL	3.0	2.0	990	$1,300	$1.31	43d	1	0.72mi
148 Saint James Ln East Saint Louis, IL	3.0	1.0	864	$1,200	$1.39	43d	1	0.75mi
121 Saint Dorothy Dr Cahokia, IL	3.0	1.0	988	$1,500	$1.52	43d	1	0.80mi
1162 Smith St East Saint Louis, IL	3.0	1.0	988	$1,295	$1.31	21d	1	0.85mi
124 Saint James Ln Cahokia Heights, IL	3.0	1.0	1064	$1,350	$1.27	43d	1	0.87mi
111 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	1040	$1,350	$1.30	43d	1	0.93mi
1109 Saint Helena Dr Cahokia Heights, IL	3.0	1.0	825	$1,400	$1.70	2d	1	1.22mi
1706 Andrews Dr East Saint Louis, IL	4.0	1.0	925	$1,320	$1.43	23d	1	1.41mi
1308 Saint Stephens Dr Cahokia Heights, IL	2.0	1.0	864	$875	$1.01	14d	1	1.42mi
1308 Saint Stephens Dr Cahokia Heights, IL	2.0	1.0	864	$875	$1.01	16d	1	1.42mi
819 Mildred Ave East Saint Louis, IL	3.0	1.0	936	$1,250	$1.34	21d	1	1.44mi
1220 Williams St East Saint Louis, IL	3.0	1.0	876	$1,500	$1.71	14d	1	1.45mi

Listing history 9 events

1. 2026-04-17
   status Pending
2. 2026-04-09
   price $23,200
3. 2026-03-20
   price $25,300
4. 2026-03-05
   price $28,700
5. 2026-02-17
   price $32,800
6. 2026-01-29
   listed $37,100 Active
7. 2026-01-29
   listed $37,100 Active
8. 2006-06-09
   soldstatus $68,000
9. 1999-04-27
   soldstatus $59,500

ⓘ 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 AH · 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: $17,287
• − Mortgage interest: −$4,501
• − Property taxes: −$1,205
• − Insurance: −$2,226
• − Repairs & maintenance: −$1,383
• − Management: −$1,383
• − Depreciation: −$2,338
• Taxable income: $4,251
• Est. tax owed @ 24.0%: −$1,020
• After-tax cash flow: $4,148/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

-61.0% since first listed

9 events — show timeline

• 2026-04-17 Pending — MARIS as Distributed by MLS Grid
• 2026-04-09 Price Changed $23,200 MARIS as Distributed by MLS Grid
• 2026-03-20 Price Changed $25,300 MARIS as Distributed by MLS Grid
• 2026-03-05 Price Changed $28,700 MARIS as Distributed by MLS Grid
• 2026-02-17 Price Changed $32,800 MARIS as Distributed by MLS Grid
• 2026-01-29 Listed $37,100 MARIS as Distributed by MLS Grid
• 2026-01-29 Listed $37,100 MARIS as Distributed by MLS Grid
• 2006-06-09 Sold (Public Records) $68,000 Public Records
• 1999-04-27 Sold (Public Records) $59,500 Public Records

Property tax history

-24.3%/yr

Latest (2024): $36 · -97.7% YoY. Source: county tax records.