1128 St Benedict Dr · Cahokia Heights, IL 62206

$75,000

4 bd · 2.0 ba · 1,305 sqft · SingleFamily public records · 316 Days on market

Built 1960 $57/sqft · 14% below area Est $87k · 14% under

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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
• ARV discount +13.8/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

HURRY HURRY HURRY! Long-term 15 year Tenant wants to stay! Tenant pays on time! New Lease just signed January 2026 for 1 year at $1k mo. rent! Well maintained Home features 4 bedrooms, 1 bath, living room, eat-in kitchen, laundry room, large fenced back yard and more!!! HURRY; GREAT VALUE; WON'T LAST LONG!!! Contact your favorite Agent today!!! Flood Insurance Required

Key facts

• Built 1960
• Listed 316 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $436 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $66k (12.0% 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.
• Market conditions: 153 active listings in the ZIP; 28 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 $1,507/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 $519 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 $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 316 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $33k; list at $75k implies a 127% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; flood insurance adds $152/mo.
• 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 $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 316 days. Have you received any prior offers? Is the seller open to a 12% 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. 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: 2.01% ✓
• Cap rate: 15.71%
• Cash-on-cash: 33.62%
• DSCR: 2.50
• GRM: 4.1

CMA / ARV

• ARV (median comp): $87,167
• List price: $75,000
• Delta: -13.96%
• 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
1128 Saint Boniface Dr	0.06mi	4/1.0	1,305 (0%)	1mo	$80,000	$61	92
1115 St Bartholemew Dr Dr	0.14mi	4/2.0	1,305 (0%)	4mo	$110,000	$84	90
1624 Doris Ave	0.40mi	3/2.0 (-1)	1,272 (-2%)	2mo	$105,000	$83	70
1427 Williams St	0.52mi	4/1.0	1,300 (-0%)	2mo	$59,500	$46	69
1620 Doris Ave	0.39mi	3/1.0 (-1)	1,282 (-2%)	2mo	$105,000	$82	68
1426 Williams St	0.53mi	4/1.0	1,300 (-0%)	7mo	$110,000	$85	65
804 Otto St	0.55mi	3/1.0 (-1)	1,260 (-3%)	6mo	$35,000	$28	55
815 Sparks Ave	0.64mi	4/1.0	1,398 (+7%)	3mo	$110,000	$79	52
1100 Richard Dr	0.56mi	3/1.0 (-1)	1,177 (-10%)	5mo	$105,000	$89	44
794 Mildred Ave	0.58mi	4/1.0	1,480 (+13%)	4mo	$77,500	$52	44
302 Saint Leonard Dr	0.61mi	3/1.0 (-1)	1,155 (-12%)	7mo	$105,000	$91	38
713 Mildred Ave	0.73mi	3/1.0 (-1)	1,152 (-12%)	6mo	$45,000	$39	33

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: 18.5%
• Equity multiple: 1.75×
• Total profit: $15,803
• Equity at exit: $11,183

10-year hold

• IRR: 27.0%
• Equity multiple: 3.39×
• Total profit: $50,225
• Equity at exit: $6,485

Cash invested: $21,000 (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: 4.1×

Monthly cashflow live

• Estimated rent: $1,507 high
• Mortgage (P&I): −$393
• Tax from tax record: −$178 /mo · $2,131/yr
• Insurance: −$31
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $436

Break-even live

Break-even rent $955

Max offer price $75,000

Occupancy floor 66%

Sensitivity live

Price	-10% $479	-5% $458	+0% $436	+5% $415	+10% $394
Rent	-10% $317	-5% $377	+0% $436	+5% $496	+10% $555
Rate	-1.0pp $474	-0.5pp $455	base $436	+0.5pp $417	+1.0pp $397

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1713 Loretta Ave East Saint Louis, IL	3.0	1.0	944	$1,095	$1.16	44d	1	0.30mi
850 Saint Bartholomew Dr Cahokia, IL	3.0	1.0	1050	$1,285	$1.22	17d	1	0.30mi
818 La Salle Dr East Saint Louis, IL	3.0	1.0	1106	$1,300	$1.18	24d	1	0.37mi
1220 Williams St East Saint Louis, IL	3.0	1.0	876	$1,500	$1.71	15d	1	0.40mi
1405 Williams St Cahokia Heights, IL	3.0	1.0	900	$1,500	$1.67	44d	1	0.42mi
1420 Williams St East Saint Louis, IL	4.0	1.0	1300	$1,500	$1.15	44d	1	0.48mi
1417 Richard Dr East Saint Louis, IL	3.0	1.0	936	$1,400	$1.50	22d	1	0.50mi
1808 Mullens Ave Cahokia Heights, IL	3.0	1.0	992	$1,500	$1.51	3d	1	0.50mi
819 Mildred Ave East Saint Louis, IL	3.0	1.0	936	$1,250	$1.34	22d	1	0.51mi
1421 Richard Dr East Saint Louis, IL	3.0	1.0	936	$1,100	$1.18	2d	1	0.51mi
302 Saint Leonard Dr East Saint Louis, IL	3.0	1.0	1155	$1,300	$1.13	44d	1	0.58mi
1312 Saint Raphael St East Saint Louis, IL	3.0	1.0	1280	$1,500	$1.17	44d	1	0.60mi
1162 Smith St East Saint Louis, IL	3.0	1.0	988	$1,295	$1.31	22d	1	1.01mi
2008 Delores St East Saint Louis, IL	3.0	1.0	925	$1,250	$1.35	5d	1	1.01mi
102 Melvin Dr Unit 34 Sauget, IL	4.0	1.0	1352	$1,700	$1.26	8d	1	1.05mi
2116 Doris Ave Cahokia Heights, IL	3.0	1.0	880	$1,400	$1.59	22d	1	1.07mi
1614 Parklane Dr East Saint Louis, IL	4.0	1.0	1152	$1,400	$1.22	24d	1	1.10mi
223 Donald St East Saint Louis, IL	4.0	1.0	1794	$1,550	$0.86	44d	1	1.10mi
142 Saint Barbara Ln East Saint Louis, IL	3.0	2.0	990	$1,300	$1.31	44d	1	1.15mi
1710 Parklane Dr East Saint Louis, IL	4.0	1.0	1225	$1,395	$1.14	44d	1	1.15mi
121 Saint Dorothy Dr Cahokia, IL	3.0	1.0	988	$1,500	$1.52	44d	1	1.15mi
1706 Andrews Dr East Saint Louis, IL	4.0	1.0	925	$1,320	$1.43	24d	1	1.19mi
811 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	1040	$1,295	$1.25	24d	1	1.21mi
124 Saint James Ln Cahokia Heights, IL	3.0	1.0	1064	$1,350	$1.27	44d	1	1.29mi
111 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	1040	$1,350	$1.30	44d	1	1.37mi
2 E Adams Dr East Saint Louis, IL	3.0	1.0	925	$885	$0.96	44d	1	1.44mi
58 David St East Saint Louis, IL	3.0	1.0	900	$1,450	$1.61	44d	1	1.45mi
526 Saint Leo Dr East Saint Louis, IL	3.0	1.0	925	$1,400	$1.51	3d	1	1.47mi

Listing history 12 events

1. 2026-06-13
   statusdays on market $75,000 Pending 316 DOM
2. 2026-06-09
   days on market $75,000 Active 314 DOM
3. 2026-06-08
   days on market $75,000 Active 313 DOM
4. 2026-06-07
   days on market $75,000 Active 312 DOM
5. 2026-06-05
   days on market $75,000 Active 309 DOM
6. 2026-06-03
   days on market $75,000 Active 308 DOM
7. 2026-06-02
   days on market $75,000 Active 307 DOM
8. 2026-06-01
   days on market $75,000 Active 306 DOM
9. 2026-05-31
   days on market $75,000 Active 305 DOM
10. 2026-01-09
    price $75,000 371-char remark

    Show marketing remark (371 chars)

    HURRY HURRY HURRY! Long-term 15 year Tenant wants to stay! Tenant pays on time! New Lease just signed January 2026 for 1 year at $1k mo. rent! Well maintained Home features 4 bedrooms, 1 bath, living room, eat-in kitchen, laundry room, large fenced back yard and more!!! HURRY; GREAT VALUE; WON'T LAST LONG!!! Contact your favorite Agent today!!! Flood Insurance Required

11. 2025-07-30
    listed $85,000 Active 371-char remark

    Show marketing remark (371 chars)

    HURRY HURRY HURRY! Long-term 15 year Tenant wants to stay! Tenant pays on time! New Lease just signed January 2026 for 1 year at $1k mo. rent! Well maintained Home features 4 bedrooms, 1 bath, living room, eat-in kitchen, laundry room, large fenced back yard and more!!! HURRY; GREAT VALUE; WON'T LAST LONG!!! Contact your favorite Agent today!!! Flood Insurance Required

12. 2000-10-25
    soldstatus $33,000

ⓘ 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: $2,131 · $178/mo
• Projected year-2 tax: $2,131 · $178/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone AH · 65% 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: $18,084
• − Mortgage interest: −$4,201
• − Property taxes: −$2,131
• − Insurance: −$2,200
• − Repairs & maintenance: −$1,447
• − Management: −$1,447
• − Depreciation: −$2,182
• Taxable income: $4,477
• Est. tax owed @ 24.0%: −$1,074
• After-tax cash flow: $4,161/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

+127.3% since first listed

3 events — show timeline

• 2026-01-09 Price Changed $75,000 MARIS as Distributed by MLS Grid
• 2025-07-30 Listed $85,000 MARIS as Distributed by MLS Grid
• 2000-10-25 Sold (Public Records) $33,000 Public Records

Property tax history

+3.0%/yr

Latest (2024): $2,131 · +10.7% YoY. Source: county tax records.