1939 Doris Ave · Cahokia Heights, IL 62206

$110,000

4 bd · 2.0 ba · 1,096 sqft · SingleFamily public records

Built 1963 8,712 sqft lot Est $114k · at est.

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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
• DSCR +10.0/10.0
• ARV discount +9.1/15.0
• 1% rule +8.5/10.0
• 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

4 bedroom 1 bath home. Fresh renovation just completed. . Add this to your portfolio today. Close to Shopping Areas, Schools, Public Transportation and Interstate Highways. This is a Must See!!!!! Buyer to verify all Listing data including but not limited to sq. ft. , measurements, features, lot size, taxes/exemptions, schools and etc.

Key facts

• 8,712 sq ft lot
• Built 1963

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $517 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).

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; 30 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 $1,489/mo this rent would consume 53% 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 $761 of loan paydown is wiped out by about $3k 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 $31k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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 $26k; list at $110k implies a 323% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,000

Questions for the listing agent

1. Built in 1963 — 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: 1.35% ✓
• Cap rate: 11.93%
• Cash-on-cash: 20.14%
• DSCR: 1.90
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $113,984
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
28 Fox Meadow Ln	0.55mi	4/2.5	1,056 (-4%)	2mo	$180,000	$170	64
1808 Mullens Ave	0.27mi	3/1.0 (-1)	992 (-10%)	6mo	$105,000	$106	58
20 Leonard Dr	0.61mi	4/2.0	975 (-11%)	0mo	$110,000	$113	53
1012 Genevieve Pl	0.64mi	3/1.0 (-1)	1,025 (-6%)	5mo	$105,000	$102	46
1420 Doris Ave	0.72mi	3/1.0 (-1)	1,008 (-8%)	2mo	$105,000	$104	42
1417 Richard Dr	0.49mi	3/1.0 (-1)	936 (-15%)	2mo	$105,000	$112	42
1700 Theodore Ln	0.56mi	3/1.0 (-1)	1,216 (+11%)	6mo	$50,000	$41	41
1408 Williams St	0.53mi	3/1.0 (-1)	936 (-15%)	1mo	$80,000	$85	41
1713 Loretta Ave	0.46mi	3/1.0 (-1)	944 (-14%)	7mo	$90,000	$95	40
1421 Richard Dr	0.47mi	3/1.0 (-1)	936 (-15%)	6mo	$105,000	$112	40
19 Leonard Dr	0.60mi	3/1.0 (-1)	936 (-15%)	1mo	$59,000	$63	38
1735 Parklane Dr	0.66mi	4/1.0	1,248 (+14%)	6mo	$110,000	$88	38

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: 12.3%
• Equity multiple: 1.49×
• Total profit: $15,060
• Equity at exit: $16,401

10-year hold

• IRR: 21.2%
• Equity multiple: 2.80×
• Total profit: $55,349
• Equity at exit: $9,511

Cash invested: $30,800 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,489 high
• Mortgage (P&I): −$577
• Tax from tax record: −$37 /mo · $444/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $517

Break-even live

Break-even rent $835

Max offer price $110,000

Occupancy floor 60%

Sensitivity live

Price	-10% $579	-5% $548	+0% $517	+5% $486	+10% $455
Rent	-10% $399	-5% $458	+0% $517	+5% $576	+10% $635
Rate	-1.0pp $572	-0.5pp $545	base $517	+0.5pp $488	+1.0pp $459

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1808 Mullens Ave Cahokia Heights, IL	3.0	1.0	992	$1,500	$1.51	3d	1	0.27mi
2116 Doris Ave Cahokia Heights, IL	3.0	1.0	880	$1,400	$1.59	22d	1	0.32mi
2008 Delores St East Saint Louis, IL	3.0	1.0	925	$1,250	$1.35	5d	1	0.32mi
1713 Loretta Ave East Saint Louis, IL	3.0	1.0	944	$1,095	$1.16	44d	1	0.47mi
1420 Williams St East Saint Louis, IL	4.0	1.0	1300	$1,500	$1.15	44d	1	0.48mi
1421 Richard Dr East Saint Louis, IL	3.0	1.0	936	$1,100	$1.18	2d	1	0.48mi
1417 Richard Dr East Saint Louis, IL	3.0	1.0	936	$1,400	$1.50	22d	1	0.50mi
1405 Williams St Cahokia Heights, IL	3.0	1.0	900	$1,500	$1.67	44d	1	0.55mi
102 Melvin Dr Unit 34 Sauget, IL	4.0	1.0	1352	$1,700	$1.26	8d	1	0.68mi
2 E Adams Dr East Saint Louis, IL	3.0	1.0	925	$885	$0.96	44d	1	0.73mi
1312 Saint Raphael St East Saint Louis, IL	3.0	1.0	1280	$1,500	$1.17	44d	1	0.75mi
1710 Parklane Dr East Saint Louis, IL	4.0	1.0	1225	$1,395	$1.14	44d	1	0.79mi
1220 Williams St East Saint Louis, IL	3.0	1.0	876	$1,500	$1.71	15d	1	0.80mi
1614 Parklane Dr East Saint Louis, IL	4.0	1.0	1152	$1,400	$1.22	24d	1	0.82mi
13 Drexel Dr East Saint Louis, IL	3.0	1.0	925	$995	$1.08	13d	1	0.82mi
1706 Andrews Dr East Saint Louis, IL	4.0	1.0	925	$1,320	$1.43	24d	1	0.85mi
32 Drexel Dr East Saint Louis, IL	4.0	1.0	1362	$1,675	$1.23	17d	1	0.88mi
302 Saint Leonard Dr East Saint Louis, IL	3.0	1.0	1155	$1,300	$1.13	44d	1	0.91mi
70 W Adams Dr East Saint Louis, IL	3.0	1.0	925	$1,200	$1.30	44d	1	0.96mi
818 La Salle Dr East Saint Louis, IL	3.0	1.0	1106	$1,300	$1.18	24d	1	1.01mi
13 Marilyn Ln East Saint Louis, IL	3.0	1.0	995	$1,150	$1.16	44d	1	1.02mi
850 Saint Bartholomew Dr Cahokia, IL	3.0	1.0	1050	$1,285	$1.22	17d	1	1.06mi
1109 Saint Helena Dr Cahokia Heights, IL	3.0	1.0	825	$1,400	$1.70	3d	1	1.10mi
819 Mildred Ave East Saint Louis, IL	3.0	1.0	936	$1,250	$1.34	22d	1	1.15mi
8 Louise Ln East Saint Louis, IL	3.0	1.0	1150	$1,275	$1.11	18d	1	1.16mi
6 Delores Dr East Saint Louis, IL	3.0	1.0	864	$1,300	$1.50	24d	1	1.24mi
6 Delores Dr East Saint Louis, IL	3.0	1.0	864	$1,300	$1.50	13d	1	1.24mi
1162 Smith St East Saint Louis, IL	3.0	1.0	988	$1,295	$1.31	22d	1	1.24mi
21 Agnes Dr Cahokia, IL	3.0	1.0	864	$1,050	$1.22	22d	1	1.27mi
1150 Price St Cahokia, IL	3.0	1.0	864	$1,400	$1.62	3d	1	1.37mi

Listing history 8 events

1. 2026-02-18
   historical
2. 2026-02-18
   listed $110,000
3. 2024-09-03
   historical
4. 2024-04-16
   listed $65,000 Active
5. 2021-04-07
   price $25,900
6. 2021-03-25
   price $29,900
7. 2014-06-10
   soldstatus $26,000
8. 1990-12-21
   soldstatus $31,500

ⓘ 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: $444 · $37/mo
• Projected year-2 tax: $1,471 · $123/mo
• Expected delta: +$1,026/yr (+$86/mo · 231.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 69% 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: $17,873
• − Mortgage interest: −$6,162
• − Property taxes: −$444
• − Insurance: −$550
• − Repairs & maintenance: −$1,430
• − Management: −$1,430
• − Depreciation: −$3,200
• Taxable income: $4,657
• Est. tax owed @ 24.0%: −$1,118
• After-tax cash flow: $5,085/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

+249.2% since first listed

8 events — show timeline

• 2026-02-18 Listed $110,000 MARIS as Distributed by MLS Grid
• 2026-02-18 Delisted — MARIS as Distributed by MLS Grid
• 2024-09-03 Delisted — MARIS as Distributed by MLS Grid
• 2024-04-16 Listed $65,000 MARIS as Distributed by MLS Grid
• 2021-04-07 Price Changed $25,900 MARIS as Distributed by MLS Grid
• 2021-03-25 Price Changed $29,900 MARIS as Distributed by MLS Grid
• 2014-06-10 Sold (Public Records) $26,000 Public Records
• 1990-12-21 Sold (Public Records) $31,500 Public Records

Property tax history

-11.7%/yr

Latest (2024): $444 · -79.7% YoY. Source: county tax records.