731 Mildred Ave · Cahokia Heights, IL 62206

$12,000

3 bd · 2.0 ba · 1,080 sqft · Land public records · 150 Days on market

Built 1928 8,276 sqft lot

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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

This Property will be auctioned on Auction.com - please go to the website, register an account and submit your offer(s). Listed as " 731 Mildred Ave Sauget, IL 62206" on Auction.com Estimated as 3BR/1.5BA, 1,282 sq ft & 2-car garage. Built 1928. Cahokia Heights/Sauget area shows stable values. PERFECT PAIRED MATCH with 825 Mildred (also for sale) creates maximum efficiency: identical floor plans, same materials, same processes, synchronized timeline. Contractor can repeat proven approach with minimal adaptation. Timeline advantage: Individual sequential = 12 months total for both. Paired simultaneous = 6-7 months for both = DOUBLED profit velocity! Perfect for investors who purchased 825 Mildred, portfolio builders, systematic flippers benefiting from repetition, partnership investors splitting acquisition and management. Exterior showing (curb viewing) only. NO inside showings available, no more inside pictures available. No contingencies will be accepted. Cash sale only. Sold "where is and as is" No Survey or Keys Provided. Interior Access for Home Inspections Will Not Be Granted. Listing Information May Not Be Accurate. Buyers Must Do Their Own Due Diligence to Verify Number of Beds, Baths, Square Footage, Room Sizes, Lot Size & Any Other Property Details. Photos, Marketing Comments, and Due Diligence Items are Provided for Guidance Purposes Only. By Making an Offer on This Property, the Buyer Represents They Have Independently Verified All Information and Have Made the Decision to Make an Offer Based Upon Their Own Investigation.

Key facts

• 8,276 sq ft lot
• 2 garage spots
• Built 1928

🔨 Auction listing. The $12,000 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $82,922 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $12k.

Deal economics

• At list price, monthly cash flow is $529 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $12k).
• Recommended offer: $11k (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: 152 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 $1,395/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 $573 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 $23k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 150 days — a 12% lower offer ($11k) 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: property tax is 10.4% of price; built in 1928 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $10,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 150 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 1928 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 1.68% ✓
• Cap rate: 13.95%
• Cash-on-cash: 27.34%
• DSCR: 2.22
• GRM: 5.0

CMA / ARV

• ARV (median comp): $82,922
• List price: $12,000
• Delta: -85.53%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 21.4%
• Equity multiple: 1.87×
• Total profit: $20,271
• Equity at exit: $12,364

10-year hold

• IRR: 29.5%
• Equity multiple: 3.63×
• Total profit: $61,115
• Equity at exit: $7,170

Cash invested: $23,218 (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: 0.7×

Monthly cashflow live

• Estimated rent: $1,395 high
• Mortgage (P&I): −$435
• Tax est. 1.5%: −$104 /mo · $1,244/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $529

Break-even live

Break-even rent $725

Max offer price $82,922

Occupancy floor 57%

Sensitivity live

Price	-10% $586	-5% $558	+0% $529	+5% $500	+10% $472
Rent	-10% $419	-5% $474	+0% $529	+5% $584	+10% $639
Rate	-1.0pp $571	-0.5pp $550	base $529	+0.5pp $507	+1.0pp $486

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: $20,731
• Closing costs: $2,488
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
819 Mildred Ave East Saint Louis, IL	3.0	1.0	936	$1,250	$1.34	22d	1	0.23mi
818 La Salle Dr East Saint Louis, IL	3.0	1.0	1106	$1,300	$1.18	24d	1	0.37mi
1109 Saint Helena Dr Cahokia Heights, IL	3.0	1.0	825	$1,400	$1.70	4d	1	0.40mi
1002 Upper Cahokia Rd East Saint Louis, IL	3.0	1.0	720	$860	$1.19	15d	1	0.42mi
850 Saint Bartholomew Dr Cahokia, IL	3.0	1.0	1050	$1,285	$1.22	17d	1	0.49mi
1220 Williams St East Saint Louis, IL	3.0	1.0	876	$1,500	$1.71	15d	1	0.60mi
302 Saint Leonard Dr East Saint Louis, IL	3.0	1.0	1155	$1,300	$1.13	44d	1	0.60mi
121 Saint Dorothy Dr Cahokia, IL	3.0	1.0	988	$1,500	$1.52	44d	1	0.61mi
124 Saint James Ln Cahokia Heights, IL	3.0	1.0	1064	$1,350	$1.27	44d	1	0.65mi
111 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	1040	$1,350	$1.30	44d	1	0.70mi
811 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	1040	$1,295	$1.25	24d	1	0.70mi
142 Saint Barbara Ln East Saint Louis, IL	3.0	2.0	990	$1,300	$1.31	44d	1	0.71mi
1308 Saint Stephens Dr Cahokia Heights, IL	2.0	1.0	864	$875	$1.01	17d	1	0.73mi
1308 Saint Stephens Dr Cahokia Heights, IL	2.0	1.0	864	$875	$1.01	15d	1	0.73mi
148 Saint James Ln East Saint Louis, IL	3.0	1.0	864	$1,200	$1.39	44d	1	0.74mi
502 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	864	$1,400	$1.62	4d	1	0.78mi
1162 Smith St East Saint Louis, IL	3.0	1.0	988	$1,295	$1.31	22d	1	0.78mi
1312 Saint Raphael St East Saint Louis, IL	3.0	1.0	1280	$1,500	$1.17	44d	1	0.78mi
500 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	864	$950	$1.10	24d	1	0.78mi
1405 Williams St Cahokia Heights, IL	3.0	1.0	900	$1,500	$1.67	44d	1	0.84mi
1150 Price St Cahokia, IL	3.0	1.0	864	$1,400	$1.62	4d	1	0.85mi
101 E 5th St Cahokia, IL	2.0	1.0	770	$900	$1.17	44d	1	0.91mi
1417 Richard Dr East Saint Louis, IL	3.0	1.0	936	$1,400	$1.50	22d	1	0.92mi
701 Saint Paul Dr East Saint Louis, IL	3.0	1.0	864	$1,500	$1.74	44d	1	0.93mi
1420 Williams St East Saint Louis, IL	4.0	1.0	1300	$1,500	$1.15	44d	1	0.93mi
526 Saint Leo Dr East Saint Louis, IL	3.0	1.0	925	$1,400	$1.51	4d	1	0.93mi
1713 Loretta Ave East Saint Louis, IL	3.0	1.0	944	$1,095	$1.16	44d	1	0.94mi
1716 # E Unit Loretta Ave unit East St Louis, IL	2.0	1.0	720	$1,000	$1.39	44d	1	0.94mi
1421 Richard Dr East Saint Louis, IL	3.0	1.0	936	$1,100	$1.18	3d	1	0.94mi
58 David St East Saint Louis, IL	3.0	1.0	900	$1,450	$1.61	44d	1	0.96mi
705 Saint Martin Dr East Saint Louis, IL	4.0	1.0	1033	$1,600	$1.55	22d	1	1.01mi
725 Saint Norbert Dr East Saint Louis, IL	3.0	1.0	1232	$1,500	$1.22	44d	1	1.04mi
1808 Mullens Ave Cahokia Heights, IL	3.0	1.0	992	$1,500	$1.51	3d	1	1.10mi
1614 Parklane Dr East Saint Louis, IL	4.0	1.0	1152	$1,400	$1.22	24d	1	1.31mi
102 Melvin Dr Unit 34 Sauget, IL	4.0	1.0	1352	$1,700	$1.26	8d	1	1.34mi
1710 Parklane Dr East Saint Louis, IL	4.0	1.0	1225	$1,395	$1.14	44d	1	1.40mi
1706 Andrews Dr East Saint Louis, IL	4.0	1.0	925	$1,320	$1.43	24d	1	1.41mi

Listing history 20 events

1. 2026-06-21
   days on market $12,000 Active 150 DOM
2. 2026-06-18
   days on market $12,000 Active 147 DOM
3. 2026-06-17
   days on market $12,000 Active 146 DOM
4. 2026-06-16
   days on market $12,000 Active 145 DOM
5. 2026-06-15
   days on market $12,000 Active 144 DOM
6. 2026-06-13
   days on market $12,000 Active 142 DOM
7. 2026-06-13
   days on market $12,000 Active 141 DOM
8. 2026-06-09
   days on market $12,000 Active 138 DOM
9. 2026-06-08
   days on market $12,000 Active 137 DOM
10. 2026-06-07
    days on market $12,000 Active 136 DOM
11. 2026-06-05
    days on market $12,000 Active 133 DOM
12. 2026-06-03
    days on market $12,000 Active 132 DOM
13. 2026-06-02
    days on market $12,000 Active 131 DOM
14. 2026-06-01
    days on market $12,000 Active 130 DOM
15. 2026-05-31
    days on market $12,000 Active 129 DOM
16. 2026-01-22
    listed $12,000 Active 1587-char remark

    Show marketing remark (1587 chars)

    This Property will be auctioned on Auction.com - please go to the website, register an account and submit your offer(s). Listed as " 731 Mildred Ave Sauget, IL 62206" on Auction.com Estimated as 3BR/1.5BA, 1,282 sq ft & 2-car garage. Built 1928. Cahokia Heights/Sauget area shows stable values. PERFECT PAIRED MATCH with 825 Mildred (also for sale) creates maximum efficiency: identical floor plans, same materials, same processes, synchronized timeline. Contractor can repeat proven approach with minimal adaptation. Timeline advantage: Individual sequential = 12 months total for both. Paired simultaneous = 6-7 months for both = DOUBLED profit velocity! Perfect for investors who purchased 825 Mildred, portfolio builders, systematic flippers benefiting from repetition, partnership investors splitting acquisition and management. Exterior showing (curb viewing) only. NO inside showings available, no more inside pictures available. No contingencies will be accepted. Cash sale only. Sold "where is and as is" No Survey or Keys Provided. Interior Access for Home Inspections Will Not Be Granted. Listing Information May Not Be Accurate. Buyers Must Do Their Own Due Diligence to Verify Number of Beds, Baths, Square Footage, Room Sizes, Lot Size & Any Other Property Details. Photos, Marketing Comments, and Due Diligence Items are Provided for Guidance Purposes Only. By Making an Offer on This Property, the Buyer Represents They Have Independently Verified All Information and Have Made the Decision to Make an Offer Based Upon Their Own Investigation.

17. 2025-10-09
    listed $16,000 Active
18. 2025-10-03
    historical
19. 2014-12-31
    soldstatus $49,000
20. 2014-03-21
    soldstatus $109,500

ⓘ 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 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 20 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: $16,739
• − Mortgage interest: −$4,645
• − Property taxes: −$1,244
• − Insurance: −$415
• − Repairs & maintenance: −$1,339
• − Management: −$1,339
• − Depreciation: −$2,412
• Taxable income: $5,345
• Est. tax owed @ 24.0%: −$1,283
• After-tax cash flow: $5,064/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

-89.0% since first listed

5 events — show timeline

• 2026-01-22 Listed $12,000 MARIS as Distributed by MLS Grid
• 2025-10-09 Listed $16,000 MARIS as Distributed by MLS Grid
• 2025-10-03 Coming Soon — MARIS as Distributed by MLS Grid
• 2014-12-31 Sold (Public Records) $49,000 Public Records
• 2014-03-21 Sold (Public Records) $109,500 Public Records

Property tax history

-0.8%/yr

Latest (2023): $1,676 · +9.3% YoY. Source: county tax records.