305 E 5th St E · Cahokia Heights, IL 62206

$85,000

4 bd · 2.0 ba · 1,239 sqft · SingleFamily public records · 175 Days on market

Built 1958 8,712 sqft lot $69/sqft · 23% above area Est $69k · 23% over

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Why this score? — see what drove the C 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
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.6/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home is perfect for your family or your investment portfolio. Ready for occupancy the for bedrooms are perfect for a large family or it increases cash flow on your investment. The large eat in kitchen for family dinners and if that's not enough space the bonus room off the kitchen will surely make everyone happy. Outside you have a large backyard to use however you want and your close to everything just one block off IL route 3. Let this home help you build memories and wealth or build your portfolio and cashflow.

Key facts

• 8,712 sq ft lot
• Built 1958
• Listed 174 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $592 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — 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; 32 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 $1,493/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 $588 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 $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 175 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 2y ago; this cycle's ask is 13% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1958 — 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 $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 175 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 1958 — 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. 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: 1.76% ✓
• Cap rate: 14.65%
• Cash-on-cash: 29.85%
• DSCR: 2.33
• GRM: 4.7

CMA / ARV

• ARV (median comp): $68,841
• List price: $85,000
• Delta: 23.47%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
706 Saint Maud Dr	0.42mi	4/1.0	1,232 (-1%)	3mo	$72,500	$59	73
710 Saint Norbert Dr	0.35mi	4/1.0	1,232 (-1%)	9mo	$110,000	$89	71
18 Denovion Ct	0.42mi	4/1.5	1,200 (-3%)	7mo	$84,900	$71	68
805 Plum St	0.43mi	3/1.0 (-1)	1,210 (-2%)	3mo	$105,000	$87	65
510 Saint Paul Dr	0.40mi	4/1.0	1,144 (-8%)	5mo	$85,950	$75	60
725 St Nicholas Dr	0.30mi	4/1.0	1,400 (+13%)	6mo	$52,000	$37	56
315 Water St	0.15mi	3/1.0 (-1)	1,056 (-15%)	7mo	$105,000	$99	54
710 Saint Barbara Ln	0.54mi	4/1.0	1,175 (-5%)	10mo	$110,000	$94	53
600 Plum	0.30mi	3/1.0 (-1)	1,070 (-14%)	3mo	$43,900	$41	51
614 Cooper Dr	0.71mi	4/2.0	1,363 (+10%)	2mo	$90,000	$66	48
804 Saint Matthew	0.53mi	3/1.0 (-1)	1,072 (-14%)	2mo	$85,000	$79	42
414 Cooper Dr	0.65mi	3/1.0 (-1)	1,378 (+11%)	10mo	$78,000	$57	34

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: 24.4%
• Equity multiple: 2.01×
• Total profit: $23,950
• Equity at exit: $12,674

10-year hold

• IRR: 32.2%
• Equity multiple: 3.92×
• Total profit: $69,492
• Equity at exit: $7,349

Cash invested: $23,800 (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: 4.7×

Monthly cashflow live

• Estimated rent: $1,493 high
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $592

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 55%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
500 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	864	$950	$1.10	23d	1	0.12mi
502 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	864	$1,400	$1.62	2d	1	0.13mi
148 Saint James Ln East Saint Louis, IL	3.0	1.0	864	$1,200	$1.39	43d	1	0.13mi
124 Saint James Ln Cahokia Heights, IL	3.0	1.0	1064	$1,350	$1.27	43d	1	0.19mi
111 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	1040	$1,350	$1.30	43d	1	0.19mi
526 Saint Leo Dr East Saint Louis, IL	3.0	1.0	925	$1,400	$1.51	2d	1	0.25mi
121 Saint Dorothy Dr Cahokia, IL	3.0	1.0	988	$1,500	$1.52	43d	1	0.34mi
811 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	1040	$1,295	$1.25	23d	1	0.35mi
705 Saint Martin Dr East Saint Louis, IL	4.0	1.0	1033	$1,600	$1.55	21d	1	0.35mi
725 Saint Norbert Dr East Saint Louis, IL	3.0	1.0	1232	$1,500	$1.22	43d	1	0.46mi
142 Saint Barbara Ln East Saint Louis, IL	3.0	2.0	990	$1,300	$1.31	43d	1	0.47mi
701 Saint Paul Dr East Saint Louis, IL	3.0	1.0	864	$1,500	$1.74	43d	1	0.48mi
741 Saint Martin Dr Cahokia, IL	5.0	2.0	864	$1,850	$2.14	2d	1	0.55mi
1150 Price St Cahokia, IL	3.0	1.0	864	$1,400	$1.62	2d	1	0.70mi
1162 Smith St East Saint Louis, IL	3.0	1.0	988	$1,295	$1.31	21d	1	0.78mi
1109 Saint Helena Dr Cahokia Heights, IL	3.0	1.0	825	$1,400	$1.70	2d	1	0.87mi
1115 Saint Marcella Dr East Saint Louis, IL	3.0	1.0	864	$1,500	$1.74	14d	1	0.91mi
1130 Water St East Saint Louis, IL	3.0	1.0	1100	$1,450	$1.32	23d	1	0.96mi
819 Mildred Ave East Saint Louis, IL	3.0	1.0	936	$1,250	$1.34	21d	1	0.97mi
1002 Upper Cahokia Rd East Saint Louis, IL	3.0	1.0	720	$860	$1.19	14d	1	1.00mi
302 Saint Leonard Dr East Saint Louis, IL	3.0	1.0	1155	$1,300	$1.13	43d	1	1.03mi
818 La Salle Dr East Saint Louis, IL	3.0	1.0	1106	$1,300	$1.18	23d	1	1.09mi
30 Saint Gregory Dr East Saint Louis, IL	4.0	2.0	1330	$1,395	$1.05	21d	1	1.10mi
1220 Williams St East Saint Louis, IL	3.0	1.0	876	$1,500	$1.71	14d	1	1.17mi
1312 Saint Raphael St East Saint Louis, IL	3.0	1.0	1280	$1,500	$1.17	43d	1	1.19mi
850 Saint Bartholomew Dr Cahokia, IL	3.0	1.0	1050	$1,285	$1.22	16d	1	1.32mi
58 David St East Saint Louis, IL	3.0	1.0	900	$1,450	$1.61	43d	1	1.34mi
1405 Williams St Cahokia Heights, IL	3.0	1.0	900	$1,500	$1.67	43d	1	1.40mi
1417 Richard Dr East Saint Louis, IL	3.0	1.0	936	$1,400	$1.50	21d	1	1.44mi
1421 Richard Dr East Saint Louis, IL	3.0	1.0	936	$1,100	$1.18	1d	1	1.46mi
1420 Williams St East Saint Louis, IL	4.0	1.0	1300	$1,500	$1.15	43d	1	1.46mi
1614 Parklane Dr East Saint Louis, IL	4.0	1.0	1152	$1,400	$1.22	23d	1	1.50mi

Listing history 31 events

1. 2026-06-15
   days on market $85,000 Active 175 DOM
2. 2026-06-13
   days on market $85,000 Active 173 DOM
3. 2026-06-13
   days on market $85,000 Active 172 DOM
4. 2026-06-09
   days on market $85,000 Active 169 DOM
5. 2026-06-08
   days on market $85,000 Active 168 DOM
6. 2026-06-07
   days on market $85,000 Active 167 DOM
7. 2026-06-05
   days on market $85,000 Active 164 DOM
8. 2026-06-03
   days on market $85,000 Active 163 DOM
9. 2026-06-02
   days on market $85,000 Active 162 DOM
10. 2026-06-01
    days on market $85,000 Active 161 DOM
11. 2026-05-31
    days on market $85,000 Active 160 DOM
12. 2025-12-27
    historical $1,550
13. 2025-12-25
    price $85,000 524-char remark

    Show marketing remark (524 chars)

    This home is perfect for your family or your investment portfolio. Ready for occupancy the for bedrooms are perfect for a large family or it increases cash flow on your investment. The large eat in kitchen for family dinners and if that's not enough space the bonus room off the kitchen will surely make everyone happy. Outside you have a large backyard to use however you want and your close to everything just one block off IL route 3. Let this home help you build memories and wealth or build your portfolio and cashflow.

14. 2025-12-23
    listed $75,000 Active 524-char remark

    Show marketing remark (524 chars)

    This home is perfect for your family or your investment portfolio. Ready for occupancy the for bedrooms are perfect for a large family or it increases cash flow on your investment. The large eat in kitchen for family dinners and if that's not enough space the bonus room off the kitchen will surely make everyone happy. Outside you have a large backyard to use however you want and your close to everything just one block off IL route 3. Let this home help you build memories and wealth or build your portfolio and cashflow.

15. 2025-12-23
    historical $75,000 524-char remark

    Show marketing remark (524 chars)

    This home is perfect for your family or your investment portfolio. Ready for occupancy the for bedrooms are perfect for a large family or it increases cash flow on your investment. The large eat in kitchen for family dinners and if that's not enough space the bonus room off the kitchen will surely make everyone happy. Outside you have a large backyard to use however you want and your close to everything just one block off IL route 3. Let this home help you build memories and wealth or build your portfolio and cashflow.

16. 2025-12-10
    price $1,550
17. 2025-10-24
    listed $1,800
18. 2025-09-08
    historical $1,800
19. 2025-08-10
    price $1,800
20. 2025-08-08
    listed $1,818
21. 2025-03-05
    historical $1,818
22. 2025-03-03
    listed $1,818
23. 2025-03-01
    historical $1,818
24. 2025-01-29
    listed $1,818
25. 2025-01-18
    historical $1,800
26. 2025-01-16
    listed $1,800
27. 2025-01-15
    historical $1,800
28. 2024-11-26
    listed $1,800
29. 2024-04-24
    soldstatus $405,000
30. 2024-04-04
    soldstatus $265,000
31. 2014-02-27
    soldstatus $45,000

ⓘ 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 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: $17,914
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$1,433
• − Management: −$1,433
• − Depreciation: −$2,473
• Taxable income: $6,114
• Est. tax owed @ 24.0%: −$1,467
• After-tax cash flow: $5,636/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

-96.6% since first listed

20 events — show timeline

• 2025-12-27 Rental Removed $1,550 TURBOTENANT
• 2025-12-25 Price Changed $85,000 MARIS as Distributed by MLS Grid
• 2025-12-23 Listed $75,000 MARIS as Distributed by MLS Grid
• 2025-12-23 Coming Soon $75,000 MARIS as Distributed by MLS Grid
• 2025-12-10 Price Changed $1,550 TURBOTENANT
• 2025-10-24 Listed for Rent $1,800 TURBOTENANT
• 2025-09-08 Rental Removed $1,800 TURBOTENANT
• 2025-08-10 Price Changed $1,800 TURBOTENANT
• 2025-08-08 Listed for Rent $1,818 TURBOTENANT
• 2025-03-05 Rental Removed $1,818 RENTALBEAST
• 2025-03-03 Listed for Rent $1,818 RENTALBEAST
• 2025-03-01 Rental Removed $1,818 TURBOTENANT
• 2025-01-29 Listed for Rent $1,818 TURBOTENANT
• 2025-01-18 Rental Removed $1,800 RENTALBEAST
• 2025-01-16 Listed for Rent $1,800 RENTALBEAST
• 2025-01-15 Rental Removed $1,800 TURBOTENANT
• 2024-11-26 Listed for Rent $1,800 TURBOTENANT
• 2024-04-24 Sold (Public Records) $405,000 Public Records
• 2024-04-04 Sold (Public Records) $265,000 Public Records
• 2014-02-27 Sold (Public Records) $45,000 Public Records

Property tax history

-28.5%/yr

Latest (2024): $38 · -98.0% YoY. Source: county tax records.