1402 Richard Dr · Cahokia Heights, IL 62206

$21,900

3 bd · 2.0 ba · 936 sqft · SingleFamily public records · 113 Days on market

Built 1962 6,969 sqft lot $23/sqft · 73% below area ↓ 55% since listing

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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 1402 Richard Drive in Cahokia—a well-laid-out 3-bedroom, 1-bath home offering comfortable single-level living. Step through the front door into the inviting living room, which flows into the kitchen, creating a functional and efficient layout. Three bedrooms and a full bathroom provide ample space, while the utility/laundry room adds everyday convenience. This home sits on a slab with no basement, making maintenance simple and accessible. Located in an established neighborhood, this property is close to local schools, parks, and community amenities, with easy access to major roadways for a smooth commute to nearby shopping, dining, and employment centers. Whether you’re looking for a primary residence or an investment opportunity, this home offers practicality, convenience, and location all in one. ALL information is deemed reliable but is not guaranteed and should be verified by the buyer and/or buyers agent before making an offer.

Key facts

• Single level living
• Utility laundry room
• Inviting living room

Tags

• SINGLE LEVEL LIVING
• INVITING LIVING ROOM
• FUNCTIONAL LAYOUT
• UTILITY LAUNDRY ROOM
• ESTABLISHED NEIGHBORHOOD
• CLOSE TO LOCAL SCHOOLS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $22k.

Deal economics

• At list price, monthly cash flow is $928 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $22k).
• Recommended offer: $20k (9.0% below list) — sets the bar for market timing.
• Cap rate 57.1% vs local median 13.3% in Cahokia Heights — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads: area grade D — 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; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $1,340/mo this rent would consume 48% 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 $151 of loan paydown is wiped out by about $657 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 $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 113 days — a 9% lower offer ($20k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $18k (45%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $19,929 (9.0% below list)

Questions for the listing agent

1. It's been on market 113 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 6.12% ✓
• Cap rate: 57.14%
• Cash-on-cash: 181.58%
• DSCR: 9.08
• GRM: 1.4

CMA / ARV

• ARV (median comp): $80,000
• List price: $21,900
• Delta: -72.62%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1408 Williams St	0.06mi	3/1.0	936 (0%)	1mo	$80,000	$85	92
1426 Richard Dr	0.14mi	3/1.5	912 (-3%)	2mo	$80,000	$88	86
1313 Saint Raphael St	0.17mi	3/1.0	864 (-8%)	1mo	$105,000	$122	75
19 Leonard Dr	0.60mi	3/1.0	936 (0%)	1mo	$59,000	$63	67
103 Kenneth Ave	0.43mi	3/1.0	864 (-8%)	1mo	$105,000	$122	62
1745 Harvest Ave	0.47mi	3/1.0	872 (-7%)	2mo	$105,000	$120	61
1114 Saint Helena Dr	0.50mi	3/1.0	875 (-6%)	1mo	$82,500	$94	60
20 Leonard Dr	0.62mi	4/2.0 (+1)	975 (+4%)	0mo	$110,000	$113	59
1115 Saint Michael Dr	0.51mi	3/1.0	1,017 (+9%)	1mo	$82,500	$81	57
1936 Doris	0.57mi	2/1.0 (-1)	887 (-5%)	1mo	$32,500	$37	55
306 Marion St	0.69mi	3/1.0	1,000 (+7%)	1mo	$49,000	$49	52
1109 Saint Helena Dr	0.52mi	3/1.0	825 (-12%)	1mo	$75,000	$91	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: —
• Equity multiple: 10.06×
• Total profit: $55,556
• Equity at exit: $3,265

10-year hold

• IRR: —
• Equity multiple: 21.30×
• Total profit: $124,505
• Equity at exit: $1,894

Cash invested: $6,132 (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: 1.4×

Monthly cashflow live

• Estimated rent: $1,340 high
• Mortgage (P&I): −$115
• Tax from tax record: −$7 /mo · $83/yr
• Insurance: −$9
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $928

Break-even live

Break-even rent $166

Max offer price $21,900

Occupancy floor 26%

Sensitivity live

Price	-10% $940	-5% $934	+0% $928	+5% $922	+10% $915
Rent	-10% $822	-5% $875	+0% $928	+5% $981	+10% $1,034
Rate	-1.0pp $939	-0.5pp $933	base $928	+0.5pp $922	+1.0pp $916

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: $5,475
• Closing costs: $657
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1405 Williams St Cahokia Heights, IL	3.0	1.0	900	$1,500	$1.67	44d	1	0.08mi
1417 Richard Dr East Saint Louis, IL	3.0	1.0	936	$1,400	$1.50	22d	1	0.11mi
1308 Saint Stephens Dr Cahokia Heights, IL	2.0	1.0	864	$875	$1.01	17d	1	0.12mi
1308 Saint Stephens Dr Cahokia Heights, IL	2.0	1.0	864	$875	$1.01	15d	1	0.12mi
1421 Richard Dr East Saint Louis, IL	3.0	1.0	936	$1,100	$1.18	3d	1	0.13mi
1220 Williams St East Saint Louis, IL	3.0	1.0	876	$1,500	$1.71	15d	1	0.22mi
1716 # E Unit Loretta Ave unit East St Louis, IL	2.0	1.0	720	$1,000	$1.39	44d	1	0.32mi
1713 Loretta Ave East Saint Louis, IL	3.0	1.0	944	$1,095	$1.16	44d	1	0.34mi
1808 Mullens Ave Cahokia Heights, IL	3.0	1.0	992	$1,500	$1.51	3d	1	0.38mi
818 La Salle Dr East Saint Louis, IL	3.0	1.0	1106	$1,300	$1.18	24d	1	0.48mi
1109 Saint Helena Dr Cahokia Heights, IL	3.0	1.0	825	$1,400	$1.70	4d	1	0.50mi
819 Mildred Ave East Saint Louis, IL	3.0	1.0	936	$1,250	$1.34	22d	1	0.59mi
850 Saint Bartholomew Dr Cahokia, IL	3.0	1.0	1050	$1,285	$1.22	17d	1	0.67mi
1162 Smith St East Saint Louis, IL	3.0	1.0	988	$1,295	$1.31	22d	1	0.68mi
2008 Delores St East Saint Louis, IL	3.0	1.0	925	$1,250	$1.35	5d	1	0.72mi
1706 Andrews Dr East Saint Louis, IL	4.0	1.0	925	$1,320	$1.43	24d	1	0.73mi
1150 Price St Cahokia, IL	3.0	1.0	864	$1,400	$1.62	4d	1	0.82mi
2116 Doris Ave Cahokia Heights, IL	3.0	1.0	880	$1,400	$1.59	22d	1	0.91mi
142 Saint Barbara Ln East Saint Louis, IL	3.0	2.0	990	$1,300	$1.31	44d	1	0.91mi
121 Saint Dorothy Dr Cahokia, IL	3.0	1.0	988	$1,500	$1.52	44d	1	1.00mi
811 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	1040	$1,295	$1.25	24d	1	1.02mi
701 Saint Paul Dr East Saint Louis, IL	3.0	1.0	864	$1,500	$1.74	44d	1	1.08mi
1002 Upper Cahokia Rd East Saint Louis, IL	3.0	1.0	720	$860	$1.19	15d	1	1.20mi
124 Saint James Ln Cahokia Heights, IL	3.0	1.0	1064	$1,350	$1.27	44d	1	1.20mi
148 Saint James Ln East Saint Louis, IL	3.0	1.0	864	$1,200	$1.39	44d	1	1.20mi
502 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	864	$1,400	$1.62	4d	1	1.22mi
500 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	864	$950	$1.10	24d	1	1.23mi
526 Saint Leo Dr East Saint Louis, IL	3.0	1.0	925	$1,400	$1.51	4d	1	1.26mi
705 Saint Martin Dr East Saint Louis, IL	4.0	1.0	1033	$1,600	$1.55	22d	1	1.28mi
111 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	1040	$1,350	$1.30	44d	1	1.30mi
2 E Adams Dr East Saint Louis, IL	3.0	1.0	925	$885	$0.96	44d	1	1.34mi
2231 Loren St Cahokia Heights, IL	2.0	1.0	1000	$1,195	$1.20	45d	1	1.36mi
101 E 5th St Cahokia, IL	2.0	1.0	770	$900	$1.17	44d	1	1.41mi
13 Drexel Dr East Saint Louis, IL	3.0	1.0	925	$995	$1.08	13d	1	1.43mi

Listing history 8 events

1. 2026-05-15
   status Pending 969-char remark

   Show marketing remark (969 chars)

   Welcome to 1402 Richard Drive in Cahokia—a well-laid-out 3-bedroom, 1-bath home offering comfortable single-level living. Step through the front door into the inviting living room, which flows into the kitchen, creating a functional and efficient layout. Three bedrooms and a full bathroom provide ample space, while the utility/laundry room adds everyday convenience. This home sits on a slab with no basement, making maintenance simple and accessible. Located in an established neighborhood, this property is close to local schools, parks, and community amenities, with easy access to major roadways for a smooth commute to nearby shopping, dining, and employment centers. Whether you’re looking for a primary residence or an investment opportunity, this home offers practicality, convenience, and location all in one. ALL information is deemed reliable but is not guaranteed and should be verified by the buyer and/or buyers agent before making an offer.

2. 2026-04-21
   price $24,900 969-char remark

   Show marketing remark (969 chars)

   Welcome to 1402 Richard Drive in Cahokia—a well-laid-out 3-bedroom, 1-bath home offering comfortable single-level living. Step through the front door into the inviting living room, which flows into the kitchen, creating a functional and efficient layout. Three bedrooms and a full bathroom provide ample space, while the utility/laundry room adds everyday convenience. This home sits on a slab with no basement, making maintenance simple and accessible. Located in an established neighborhood, this property is close to local schools, parks, and community amenities, with easy access to major roadways for a smooth commute to nearby shopping, dining, and employment centers. Whether you’re looking for a primary residence or an investment opportunity, this home offers practicality, convenience, and location all in one. ALL information is deemed reliable but is not guaranteed and should be verified by the buyer and/or buyers agent before making an offer.

3. 2026-03-22
   price $29,900 969-char remark

   Show marketing remark (969 chars)

   Welcome to 1402 Richard Drive in Cahokia—a well-laid-out 3-bedroom, 1-bath home offering comfortable single-level living. Step through the front door into the inviting living room, which flows into the kitchen, creating a functional and efficient layout. Three bedrooms and a full bathroom provide ample space, while the utility/laundry room adds everyday convenience. This home sits on a slab with no basement, making maintenance simple and accessible. Located in an established neighborhood, this property is close to local schools, parks, and community amenities, with easy access to major roadways for a smooth commute to nearby shopping, dining, and employment centers. Whether you’re looking for a primary residence or an investment opportunity, this home offers practicality, convenience, and location all in one. ALL information is deemed reliable but is not guaranteed and should be verified by the buyer and/or buyers agent before making an offer.

4. 2026-02-19
   price $34,900 969-char remark

   Show marketing remark (969 chars)

   Welcome to 1402 Richard Drive in Cahokia—a well-laid-out 3-bedroom, 1-bath home offering comfortable single-level living. Step through the front door into the inviting living room, which flows into the kitchen, creating a functional and efficient layout. Three bedrooms and a full bathroom provide ample space, while the utility/laundry room adds everyday convenience. This home sits on a slab with no basement, making maintenance simple and accessible. Located in an established neighborhood, this property is close to local schools, parks, and community amenities, with easy access to major roadways for a smooth commute to nearby shopping, dining, and employment centers. Whether you’re looking for a primary residence or an investment opportunity, this home offers practicality, convenience, and location all in one. ALL information is deemed reliable but is not guaranteed and should be verified by the buyer and/or buyers agent before making an offer.

5. 2026-01-22
   listed $39,900 Active 969-char remark

   Show marketing remark (969 chars)

   Welcome to 1402 Richard Drive in Cahokia—a well-laid-out 3-bedroom, 1-bath home offering comfortable single-level living. Step through the front door into the inviting living room, which flows into the kitchen, creating a functional and efficient layout. Three bedrooms and a full bathroom provide ample space, while the utility/laundry room adds everyday convenience. This home sits on a slab with no basement, making maintenance simple and accessible. Located in an established neighborhood, this property is close to local schools, parks, and community amenities, with easy access to major roadways for a smooth commute to nearby shopping, dining, and employment centers. Whether you’re looking for a primary residence or an investment opportunity, this home offers practicality, convenience, and location all in one. ALL information is deemed reliable but is not guaranteed and should be verified by the buyer and/or buyers agent before making an offer.

6. 2026-01-09
   price $39,900
7. 2025-12-04
   price $44,900
8. 2025-10-29
   listed $54,900 Active

ⓘ 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: $83 · $7/mo
• Projected year-2 tax: $290 · $24/mo
• Expected delta: +$207/yr (+$17/mo · 250.5%)

ⓘ 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: $16,082
• − Mortgage interest: −$1,227
• − Property taxes: −$83
• − Insurance: −$110
• − Repairs & maintenance: −$1,287
• − Management: −$1,287
• − Depreciation: −$637
• Taxable income: $11,453
• Est. tax owed @ 24.0%: −$2,749
• After-tax cash flow: $8,386/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

-54.6% since first listed

8 events — show timeline

• 2026-05-15 Pending — MARIS as Distributed by MLS Grid
• 2026-04-21 Price Changed $24,900 MARIS as Distributed by MLS Grid
• 2026-03-22 Price Changed $29,900 MARIS as Distributed by MLS Grid
• 2026-02-19 Price Changed $34,900 MARIS as Distributed by MLS Grid
• 2026-01-22 Listed $39,900 MARIS as Distributed by MLS Grid
• 2026-01-09 Price Changed $39,900 MARIS as Distributed by MLS Grid
• 2025-12-04 Price Changed $44,900 MARIS as Distributed by MLS Grid
• 2025-10-29 Listed $54,900 MARIS as Distributed by MLS Grid

Property tax history

+13.8%/yr

Latest (2024): $83 · -94.6% YoY. Source: county tax records.