None · Cahokia Heights, IL 62206

$65,000

3 bd · 2.0 ba · 1,076 sqft · SingleFamily public records · 51 Days on market

Built 1954 0.27 ac lot $60/sqft · 13% below area Est $75k · 13% 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 +13.2/15.0
• 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

Investment opportunity at 204 ST John Cahokia, Illinois. This Three Bedroom, One Bath home is already Producing income with a long-term stable tenant in place. - Perfect for investors looking to generate income from day one. The property offers a functional layout with solid rental appeal, making it an excellent addition to any portfolio. Conveniently located near major highways, Downtown St Louis this property benefits from strong rental demand and accessibility. Don't miss your chance to secure a performing asset. Please verify all information for accuracy.

Key facts

• 0.27 acre lot
• Built 1954
• Listed 50 days

Property features AI

Finance

• Other: Lot size about 0.27 acre with irregular dimensions; Aggregate road frontage on a city street; No pool; No additional outbuildings

Exterior

• Parking: Driveway
• Security: Smoke detectors; Carbon monoxide detector(s); Fire alarm
• Utilities: Public water; Public sewer; Electricity connected
• Home design: Single-family house; One story; Accessible central living area; Private ownership; Fixer condition
• Construction: Vinyl siding; Shingle roof; Slab foundation; Built area reported as 1,076 above-grade (public records)
• Exterior features: Awning-covered patio/porch; Few trees on the lot; Panel doors and storm doors

Interior

• Kitchen: Water heater listed among appliances
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Open floorplan; Kitchen/dining room combo
• Laundry & utility: In-unit laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $735 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.
• Cap rate 19.9% vs local median 13.3% 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: 152 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 $1,424/mo this rent would consume 50% 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 $449 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 $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1954 — 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 $63,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 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 1954 — 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: 2.19% ✓
• Cap rate: 19.87%
• Cash-on-cash: 48.47%
• DSCR: 3.16
• GRM: 3.8

CMA / ARV

• ARV (median comp): $74,522
• List price: $65,000
• Delta: -12.78%
• 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
1511 Andrews Dr	0.20mi	3/1.5	1,092 (+2%)	2mo	$105,000	$96	85
306 Marion St	0.28mi	3/1.0	1,000 (-7%)	1mo	$49,000	$49	70
28 Fox Meadow Ln	0.38mi	4/2.5 (+1)	1,056 (-2%)	2mo	$180,000	$170	70
20 Leonard Dr	0.36mi	4/2.0 (+1)	975 (-9%)	0mo	$110,000	$113	62
235 St Christopher Dr	0.19mi	3/1.0	925 (-14%)	2mo	$22,950	$25	62
1528 Andrews Dr	0.21mi	3/1.0	925 (-14%)	4mo	$79,900	$86	60
19 Leonard Dr	0.34mi	3/1.0	936 (-13%)	1mo	$59,000	$63	57
1708 Parklane Dr	0.29mi	3/1.0	925 (-14%)	2mo	$105,000	$114	57
1115 Saint Michael Dr	0.66mi	3/1.0	1,017 (-6%)	1mo	$82,500	$81	55
1420 Doris Ave	0.63mi	3/1.0	1,008 (-6%)	2mo	$105,000	$104	54
1417 Richard Dr	0.43mi	3/1.0	936 (-13%)	2mo	$105,000	$112	52
1408 Williams St	0.46mi	3/1.0	936 (-13%)	1mo	$80,000	$85	52

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: 46.0%
• Equity multiple: 2.99×
• Total profit: $36,277
• Equity at exit: $9,692

10-year hold

• IRR: 51.8%
• Equity multiple: 6.05×
• Total profit: $91,823
• Equity at exit: $5,620

Cash invested: $18,200 (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: 152
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,424 high
• Mortgage (P&I): −$341
• Tax from tax record: −$22 /mo · $261/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $735

Break-even live

Break-even rent $493

Max offer price $65,000

Occupancy floor 43%

Sensitivity live

Price	-10% $772	-5% $754	+0% $735	+5% $717	+10% $698
Rent	-10% $623	-5% $679	+0% $735	+5% $791	+10% $848
Rate	-1.0pp $768	-0.5pp $752	base $735	+0.5pp $718	+1.0pp $701

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1614 Parklane Dr East Saint Louis, IL	4.0	1.0	1152	$1,400	$1.22	25d	1	0.19mi
102 Melvin Dr Unit 34 Sauget, IL	4.0	1.0	1352	$1,700	$1.26	8d	1	0.25mi
1710 Parklane Dr East Saint Louis, IL	4.0	1.0	1225	$1,395	$1.14	45d	1	0.27mi
1706 Andrews Dr East Saint Louis, IL	4.0	1.0	925	$1,320	$1.43	25d	1	0.29mi
1312 Saint Raphael St East Saint Louis, IL	3.0	1.0	1280	$1,500	$1.17	45d	1	0.37mi
1421 Richard Dr East Saint Louis, IL	3.0	1.0	936	$1,100	$1.18	3d	1	0.46mi
1308 Saint Stephens Dr Cahokia Heights, IL	2.0	1.0	864	$875	$1.01	17d	1	0.46mi
1308 Saint Stephens Dr Cahokia Heights, IL	2.0	1.0	864	$875	$1.01	16d	1	0.46mi
1417 Richard Dr East Saint Louis, IL	3.0	1.0	936	$1,400	$1.50	23d	1	0.46mi
1420 Williams St East Saint Louis, IL	4.0	1.0	1300	$1,500	$1.15	45d	1	0.49mi
1405 Williams St Cahokia Heights, IL	3.0	1.0	900	$1,500	$1.67	45d	1	0.52mi
302 Saint Leonard Dr East Saint Louis, IL	3.0	1.0	1155	$1,300	$1.13	45d	1	0.53mi
1162 Smith St East Saint Louis, IL	3.0	1.0	988	$1,295	$1.31	23d	1	0.59mi
1220 Williams St East Saint Louis, IL	3.0	1.0	876	$1,500	$1.71	16d	1	0.61mi
2008 Delores St East Saint Louis, IL	3.0	1.0	925	$1,250	$1.35	5d	1	0.67mi
1150 Price St Cahokia, IL	3.0	1.0	864	$1,400	$1.62	4d	1	0.69mi
1808 Mullens Ave Cahokia Heights, IL	3.0	1.0	992	$1,500	$1.51	4d	1	0.69mi
1109 Saint Helena Dr Cahokia Heights, IL	3.0	1.0	825	$1,400	$1.70	4d	1	0.73mi
1716 # E Unit Loretta Ave unit East St Louis, IL	2.0	1.0	720	$1,000	$1.39	45d	1	0.74mi
1713 Loretta Ave East Saint Louis, IL	3.0	1.0	944	$1,095	$1.16	45d	1	0.76mi
818 La Salle Dr East Saint Louis, IL	3.0	1.0	1106	$1,300	$1.18	25d	1	0.87mi
142 Saint Barbara Ln East Saint Louis, IL	3.0	2.0	990	$1,300	$1.31	45d	1	0.89mi
819 Mildred Ave East Saint Louis, IL	3.0	1.0	936	$1,250	$1.34	23d	1	0.94mi
2116 Doris Ave Cahokia Heights, IL	3.0	1.0	880	$1,400	$1.59	23d	1	0.97mi
701 Saint Paul Dr East Saint Louis, IL	3.0	1.0	864	$1,500	$1.74	45d	1	0.97mi
811 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	1040	$1,295	$1.25	25d	1	1.02mi
121 Saint Dorothy Dr Cahokia, IL	3.0	1.0	988	$1,500	$1.52	45d	1	1.05mi
725 Saint Norbert Dr East Saint Louis, IL	3.0	1.0	1232	$1,500	$1.22	45d	1	1.10mi
850 Saint Bartholomew Dr Cahokia, IL	3.0	1.0	1050	$1,285	$1.22	17d	1	1.12mi
705 Saint Martin Dr East Saint Louis, IL	4.0	1.0	1033	$1,600	$1.55	23d	1	1.19mi
526 Saint Leo Dr East Saint Louis, IL	3.0	1.0	925	$1,400	$1.51	4d	1	1.21mi
502 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	864	$1,400	$1.62	4d	1	1.24mi
148 Saint James Ln East Saint Louis, IL	3.0	1.0	864	$1,200	$1.39	45d	1	1.24mi
500 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	864	$950	$1.10	25d	1	1.25mi
124 Saint James Ln Cahokia Heights, IL	3.0	1.0	1064	$1,350	$1.27	45d	1	1.28mi
2 E Adams Dr East Saint Louis, IL	3.0	1.0	925	$885	$0.96	45d	1	1.39mi
111 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	1040	$1,350	$1.30	45d	1	1.40mi
1115 Saint Marcella Dr East Saint Louis, IL	3.0	1.0	864	$1,500	$1.74	16d	1	1.42mi
101 E 5th St Cahokia, IL	2.0	1.0	770	$900	$1.17	45d	1	1.42mi
13 Drexel Dr East Saint Louis, IL	3.0	1.0	925	$995	$1.08	13d	1	1.46mi

Listing history 22 events

1. 2026-06-21
   days on market $65,000 Active 51 DOM
2. 2026-06-18
   days on market $65,000 Active 48 DOM
3. 2026-06-17
   days on market $65,000 Active 47 DOM
4. 2026-06-16
   days on market $65,000 Active 46 DOM
5. 2026-06-15
   days on market $65,000 Active 45 DOM
6. 2026-06-13
   days on market $65,000 Active 43 DOM
7. 2026-06-13
   days on market $65,000 Active 42 DOM
8. 2026-06-09
   days on market $65,000 Active 39 DOM
9. 2026-06-08
   days on market $65,000 Active 38 DOM
10. 2026-06-07
    days on market $65,000 Active 37 DOM
11. 2026-06-05
    days on market $65,000 Active 34 DOM
12. 2026-06-03
    days on market $65,000 Active 33 DOM
13. 2026-06-02
    days on market $65,000 Active 32 DOM
14. 2026-06-01
    days on market $65,000 Active 31 DOM
15. 2026-05-31
    days on market $65,000 Active 30 DOM
16. 2026-05-02
    listed $65,000 Active 569-char remark
17. 2026-05-01
    historical $65,000 569-char remark
18. 2026-05-01
    listed $65,000 Active 569-char remark
19. 2022-11-02
    soldstatus $141,000
20. 2022-11-01
    soldstatus $88,000
21. 2016-05-06
    soldstatus $61,500
22. 2016-05-06
    soldstatus $143,000

ⓘ 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: $261 · $22/mo
• Projected year-2 tax: $868 · $72/mo
• Expected delta: +$607/yr (+$51/mo · 232.8%)

ⓘ 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 ≥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: $17,087
• − Mortgage interest: −$3,641
• − Property taxes: −$261
• − Insurance: −$325
• − Repairs & maintenance: −$1,367
• − Management: −$1,367
• − Depreciation: −$1,891
• Taxable income: $8,235
• Est. tax owed @ 24.0%: −$1,976
• After-tax cash flow: $6,846/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

+5.7% since first listed

7 events — show timeline

• 2026-05-02 Listed $65,000 MARIS as Distributed by MLS Grid
• 2026-05-01 Coming Soon $65,000 MARIS as Distributed by MLS Grid
• 2026-05-01 Listed $65,000 MARIS as Distributed by MLS Grid
• 2022-11-02 Sold (Public Records) $141,000 Public Records
• 2022-11-01 Sold (Public Records) $88,000 Public Records
• 2016-05-06 Sold (Public Records) $143,000 Public Records
• 2016-05-06 Sold (Public Records) $61,500 Public Records

Property tax history

-15.5%/yr

Latest (2024): $261 · -79.7% YoY. Source: county tax records.