128 Saint Thomas Ln · Cahokia Heights, IL 62206

$46,800

3 bd · 2.0 ba · 864 sqft · SingleFamily public records · 44 Days on market

Built 1955 6,534 sqft lot $54/sqft · 35% below area Est $72k · 35% 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 +15.0/15.0
• 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

Experience convenient living in this inviting Cahokia home located at 128 St. Thomas. This property features a functional layout with bright, airy living spaces and a spacious backyard perfect for outdoor activities. Situated in a well-established neighborhood, the home offers easy access to local amenities, schools, and major commuter routes. Whether you are looking for a comfortable primary residence or a solid addition to your portfolio, this property is a must see!

Key facts

• Spacious backyard
• 6,534 sq ft lot
• Garage

Tags

• SPACIOUS BACKYARD
• WELL-ESTABLISHED NEIGHBORHOOD
• EASY ACCESS TO LOCAL AMENITIES
• EASY ACCESS TO SCHOOLS

Property features AI

Exterior

• Parking: One-car garage
• Utilities: Public water; Public sewer; Electric service (other)
• Home design: Single family residence; One story
• Construction: Other construction materials; Built as a residential single family home
• Exterior features: Front yard; Back yard

Interior

• Bedrooms: Three bedrooms, all on the main level
• Bathrooms: One full bathroom on the main level
• Interior features: Forced air heating; Central air conditioning

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $47k.

Deal economics

• At list price, monthly cash flow is $737 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $47k).
• Recommended offer: $45k (3.0% below list) — sets the bar for market timing.
• Cap rate 25.2% 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; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $1,372/mo this rent would consume 49% 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 $324 of loan paydown is wiped out by about $1k 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 $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($45k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $45,396 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 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 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 2.93% ✓
• Cap rate: 25.20%
• Cash-on-cash: 67.52%
• DSCR: 4.00
• GRM: 2.8

CMA / ARV

• ARV (median comp): $71,869
• List price: $46,800
• Delta: -34.88%
• 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
502 Saint Thomas Ln	0.15mi	3/1.0	864 (0%)	1mo	$79,900	$92	88
804 Saint Thomas Ln	0.30mi	3/1.0	864 (0%)	0mo	$85,000	$98	82
802 Saint Thomas Ln	0.29mi	3/1.0	864 (0%)	2mo	$105,000	$122	81
713 Saint Norbert Dr	0.48mi	3/1.0	864 (0%)	1mo	$65,000	$75	73
712 Saint Monica Dr	0.41mi	3/1.0	888 (+3%)	1mo	$82,500	$93	71
700 Saint Martin Dr	0.41mi	3/1.0	888 (+3%)	2mo	$105,000	$118	71
508 Saint James Dr	0.23mi	3/2.0	962 (+11%)	1mo	$35,000	$36	70
526 Saint Leo Dr	0.33mi	3/1.0	925 (+7%)	2mo	$85,000	$92	67
1150 Price St	0.69mi	3/1.0	864 (0%)	1mo	$80,000	$93	63
518 Saint James Dr	0.27mi	3/1.0	967 (+12%)	1mo	$40,000	$41	63
311 Green St	0.49mi	3/1.0	936 (+8%)	1mo	$54,000	$58	58
457 Mildred Ave	0.61mi	2/1.0 (-1)	840 (-3%)	1mo	$43,000	$51	57

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: 66.9%
• Equity multiple: 4.01×
• Total profit: $39,412
• Equity at exit: $6,978

10-year hold

• IRR: 71.1%
• Equity multiple: 8.24×
• Total profit: $94,931
• Equity at exit: $4,046

Cash invested: $13,104 (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: 2.8×

Monthly cashflow live

• Estimated rent: $1,372 high
• Mortgage (P&I): −$245
• Tax from tax record: −$82 /mo · $981/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $737

Break-even live

Break-even rent $439

Max offer price $46,800

Occupancy floor 41%

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: $11,700
• Closing costs: $1,404
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
124 Saint James Ln Cahokia Heights, IL	3.0	1.0	1064	$1,350	$1.27	43d	1	0.07mi
111 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	1040	$1,350	$1.30	43d	1	0.09mi
148 Saint James Ln East Saint Louis, IL	3.0	1.0	864	$1,200	$1.39	43d	1	0.12mi
500 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	864	$950	$1.10	23d	1	0.15mi
502 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	864	$1,400	$1.62	3d	1	0.16mi
101 E 5th St Cahokia, IL	2.0	1.0	770	$900	$1.17	43d	1	0.20mi
121 Saint Dorothy Dr Cahokia, IL	3.0	1.0	988	$1,500	$1.52	43d	1	0.29mi
526 Saint Leo Dr East Saint Louis, IL	3.0	1.0	925	$1,400	$1.51	3d	1	0.33mi
811 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	1040	$1,295	$1.25	23d	1	0.33mi
705 Saint Martin Dr East Saint Louis, IL	4.0	1.0	1033	$1,600	$1.55	21d	1	0.44mi
142 Saint Barbara Ln East Saint Louis, IL	3.0	2.0	990	$1,300	$1.31	43d	1	0.46mi
701 Saint Paul Dr East Saint Louis, IL	3.0	1.0	864	$1,500	$1.74	43d	1	0.53mi
1150 Price St Cahokia, IL	3.0	1.0	864	$1,400	$1.62	3d	1	0.70mi
1162 Smith St East Saint Louis, IL	3.0	1.0	988	$1,295	$1.31	21d	1	0.76mi
1109 Saint Helena Dr Cahokia Heights, IL	3.0	1.0	825	$1,400	$1.70	3d	1	0.78mi
819 Mildred Ave East Saint Louis, IL	3.0	1.0	936	$1,250	$1.34	21d	1	0.86mi
1002 Upper Cahokia Rd East Saint Louis, IL	3.0	1.0	720	$860	$1.19	14d	1	0.87mi
818 La Salle Dr East Saint Louis, IL	3.0	1.0	1106	$1,300	$1.18	23d	1	0.99mi
1115 Saint Marcella Dr East Saint Louis, IL	3.0	1.0	864	$1,500	$1.74	14d	1	1.02mi
1130 Water St East Saint Louis, IL	3.0	1.0	1100	$1,450	$1.32	23d	1	1.08mi
1220 Williams St East Saint Louis, IL	3.0	1.0	876	$1,500	$1.71	14d	1	1.08mi
1308 Saint Stephens Dr Cahokia Heights, IL	2.0	1.0	864	$875	$1.01	16d	1	1.14mi
1308 Saint Stephens Dr Cahokia Heights, IL	2.0	1.0	864	$875	$1.01	14d	1	1.14mi
850 Saint Bartholomew Dr Cahokia, IL	3.0	1.0	1050	$1,285	$1.22	16d	1	1.20mi
58 David St East Saint Louis, IL	3.0	1.0	900	$1,450	$1.61	43d	1	1.22mi
211 Judith Ln East Saint Louis, IL	2.0	1.0	672	$995	$1.48	4d	1	1.32mi
1405 Williams St Cahokia Heights, IL	3.0	1.0	900	$1,500	$1.67	43d	1	1.33mi
1417 Richard Dr East Saint Louis, IL	3.0	1.0	936	$1,400	$1.50	21d	1	1.37mi
1421 Richard Dr East Saint Louis, IL	3.0	1.0	936	$1,100	$1.18	2d	1	1.39mi

Listing history 11 events

1. 2026-06-09
   status $46,800 Pending 44 DOM
2. 2026-06-08
   days on market $46,800 Active 44 DOM
3. 2026-06-07
   days on market $46,800 Active 43 DOM
4. 2026-06-05
   days on market $46,800 Active 40 DOM
5. 2026-06-03
   days on market $46,800 Active 39 DOM
6. 2026-06-02
   days on market $46,800 Active 38 DOM
7. 2026-06-01
   days on market $46,800 Active 37 DOM
8. 2026-05-31
   days on market $46,800 Active 36 DOM
9. 2026-04-26
   listed $46,800 Active 473-char remark
10. 2004-11-04
    soldstatus $54,500
11. 2001-08-22
    soldstatus $35,000

ⓘ 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: $981 · $82/mo
• Projected year-2 tax: $1,022 · $85/mo
• Expected delta: +$40/yr (+$3/mo · 4.1%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥109°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: $16,466
• − Mortgage interest: −$2,622
• − Property taxes: −$981
• − Insurance: −$234
• − Repairs & maintenance: −$1,317
• − Management: −$1,317
• − Depreciation: −$1,361
• Taxable income: $8,633
• Est. tax owed @ 24.0%: −$2,072
• After-tax cash flow: $6,776/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

+33.7% since first listed

4 events — show timeline

• 2026-06-08 Pending — MARIS as Distributed by MLS Grid
• 2026-04-26 Listed $46,800 MARIS as Distributed by MLS Grid
• 2004-11-04 Sold (Public Records) $54,500 Public Records
• 2001-08-22 Sold (Public Records) $35,000 Public Records

Property tax history

-0.2%/yr

Latest (2022): $981 · -7.6% YoY. Source: county tax records.