443 Chaudet Ave · Cahokia Heights, IL 62206

$60,000

12 bd · 2.0 ba · 1,210 sqft · SingleFamily public records · 48 Days on market

Built 1941 0.30 ac lot $50/sqft · 127% 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

Two Homes for the Price of One.....The larger home offers over 1512 sq ft of living space....Large Living Room, 3 Bedrooms, Eat-In Kitchen and Full Bath. There is a small Rental House with carport on the property also. Rent on the small house is $475/mo. Property is Sold AS IS. NEW ROOF, UPDATED ELECTRIC, NEWER FLOORING, CENTRAL AIR, REMODELED AND FRESHLY PAINTED 2 YEARS AGO!!! Conveniently located close to schools, shopping area, public transportation and easy access to Interstate Highways.

Key facts

• Separate homes
• Own kitchen
• Large living room

Tags

• TWO HOMES ON ONE PARCEL
• SEPARATE HOMES
• LARGE LIVING ROOM
• OWN KITCHEN
• STRONG INCOME PRODUCING ASSET

Property features AI

Finance

• Other: Living area reported as 1,690 sq ft (public records)
• Financial info: Two units total across two buildings; Unit mix: one 2-bedroom/1-bath unit and eleven 1-bedroom/1-bath units (unit counts as provided)

Exterior

• Utilities: Public water; Electric service (other)
• Home design: Residential income property; 2–4 unit property; One story
• Construction: Vinyl siding construction
• Exterior features: Approximately 0.3-acre lot

Interior

• Bedrooms: Two-bedroom units (units present — see unit breakdown)
• Bathrooms: One bathroom in each unit (per unit type)
• Interior features: Forced air heating; Central air conditioning

What this means for you Summary

Snapshot

• This is a 12-bed/2.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $901 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $58k (3.0% below list) — sets the bar for market timing.
• Cap rate 24.3% vs local median 13.6% 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 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; lower-income renter base — watch delinquency; 783 units permitted in St. Clair County in 2024 (378 in 5+ unit buildings).
• At $1,821/mo this rent would consume 65% 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 $415 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 $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y ago; this cycle's ask has dropped $10k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.0% of price; built in 1941 — expect roof / HVAC / electrical / plumbing capex.
• 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 $58,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 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 1941 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 3.03% ✓
• Cap rate: 24.31%
• Cash-on-cash: 64.35%
• DSCR: 3.86
• GRM: 2.7

CMA / ARV

• ARV (median comp): $36,891
• List price: $60,000
• Delta: 62.64%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 63.5%
• Equity multiple: 3.84×
• Total profit: $47,759
• Equity at exit: $8,946

10-year hold

• IRR: 68.0%
• Equity multiple: 7.90×
• Total profit: $115,890
• Equity at exit: $5,188

Cash invested: $16,800 (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: 2.7×

Monthly cashflow live

• Estimated rent: $1,821 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$198 /mo · $2,377/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $901

Break-even live

Break-even rent $681

Max offer price $60,000

Occupancy floor 46%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $60,000 Active 48 DOM
2. 2026-06-17
   days on market $60,000 Active 47 DOM
3. 2026-06-16
   days on market $60,000 Active 46 DOM
4. 2026-06-15
   days on market $60,000 Active 45 DOM
5. 2026-06-13
   days on market $60,000 Active 43 DOM
6. 2026-06-13
   days on market $60,000 Active 42 DOM
7. 2026-06-09
   days on market $60,000 Active 39 DOM
8. 2026-06-08
   days on market $60,000 Active 38 DOM
9. 2026-06-07
   days on market $60,000 Active 37 DOM
10. 2026-06-05
    pricedays on market $60,000 Active 34 DOM
11. 2026-06-03
    days on market $70,000 Active 33 DOM
12. 2026-06-02
    days on market $70,000 Active 32 DOM
13. 2026-06-01
    days on market $70,000 Active 31 DOM
14. 2026-05-31
    days on market $70,000 Active 30 DOM
15. 2026-05-01
    listed $70,000 Active 1003-char remark
16. 2025-06-11
    listed $70,000 Active
17. 2017-12-04
    soldstatus Closed

    Show marketing remark (498 chars)

    Two Homes for the Price of One.....The larger home offers over 1512 sq ft of living space....Large Living Room, 3 Bedrooms, Eat-In Kitchen and Full Bath. There is a small Rental House with carport on the property also. Rent on the small house is $475/mo. Property is Sold AS IS. NEW ROOF, UPDATED ELECTRIC, NEWER FLOORING, CENTRAL AIR, REMODELED AND FRESHLY PAINTED 2 YEARS AGO!!! Conveniently located close to schools, shopping area, public transportation and easy access to Interstate Highways.

18. 2017-10-09
    status Pending

    Show marketing remark (498 chars)

    Two Homes for the Price of One.....The larger home offers over 1512 sq ft of living space....Large Living Room, 3 Bedrooms, Eat-In Kitchen and Full Bath. There is a small Rental House with carport on the property also. Rent on the small house is $475/mo. Property is Sold AS IS. NEW ROOF, UPDATED ELECTRIC, NEWER FLOORING, CENTRAL AIR, REMODELED AND FRESHLY PAINTED 2 YEARS AGO!!! Conveniently located close to schools, shopping area, public transportation and easy access to Interstate Highways.

19. 2017-09-20
    listed $50,000 Active

    Show marketing remark (498 chars)

    Two Homes for the Price of One.....The larger home offers over 1512 sq ft of living space....Large Living Room, 3 Bedrooms, Eat-In Kitchen and Full Bath. There is a small Rental House with carport on the property also. Rent on the small house is $475/mo. Property is Sold AS IS. NEW ROOF, UPDATED ELECTRIC, NEWER FLOORING, CENTRAL AIR, REMODELED AND FRESHLY PAINTED 2 YEARS AGO!!! Conveniently located close to schools, shopping area, public transportation and easy access to Interstate Highways.

20. 2016-03-15
    soldstatus
21. 2015-11-18
    listed $28,000

ⓘ 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: $2,377 · $198/mo
• Projected year-2 tax: $2,377 · $198/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 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥108°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: $21,852
• − Mortgage interest: −$3,361
• − Property taxes: −$2,377
• − Insurance: −$300
• − Repairs & maintenance: −$1,748
• − Management: −$1,748
• − Depreciation: −$1,745
• Taxable income: $10,573
• Est. tax owed @ 24.0%: −$2,537
• After-tax cash flow: $8,273/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

+114.3% since first listed

8 events — show timeline

• 2026-06-03 Price Changed $60,000 MARIS as Distributed by MLS Grid
• 2026-05-01 Listed $70,000 MARIS as Distributed by MLS Grid
• 2025-06-11 Listed $70,000 MARIS as Distributed by MLS Grid
• 2017-12-04 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2017-10-09 Pending — MARIS as Distributed by MLS Grid
• 2017-09-20 Listed $50,000 MARIS as Distributed by MLS Grid
• 2016-03-15 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2015-11-18 Listed $28,000 MARIS as Distributed by MLS Grid

Property tax history

+1.4%/yr

Latest (2024): $2,377 · -27.9% YoY. Source: county tax records.