1121 St Helena Dr · Cahokia Heights, IL 62206

$57,500

3 bd · 2.0 ba · 825 sqft · SingleFamily public records · 84 Days on market

Built 1955 0.28 ac lot $70/sqft · 6% below area Est $61k · 6% 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 +10.3/15.0
• 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 MLS

WELCOME! HOME HAS ALREADY PASSED CITY OCCUPANCY! GREAT BUY! MOVE IN READY. 2 Lots included with this Sale. Parcel #06-02.0-400-023 & #06-02.0-311-012. This charming Home features 3 bedrooms, 1 bath, kitchen, front room, 1-car attached garage, large partially fenced backyard and so much more! TURN KEY house; Bring your Offers! Won't last long!

Key facts

• 2 lots included
• Move in ready
• 0.28 acre lot

Tags

• 2 LOTS INCLUDED
• MOVE IN READY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $58k.

Deal economics

• At list price, monthly cash flow is $694 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $58k).
• Recommended offer: $54k (6.0% below list) — sets the bar for market timing.
• Cap rate 20.8% 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.
• Market conditions: 153 active listings in the ZIP; 34 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 $1,382/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 $398 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 $16k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($54k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y ago; this cycle's ask has dropped $5k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $54,050 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 6% 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. 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: 2.40% ✓
• Cap rate: 20.78%
• Cash-on-cash: 51.74%
• DSCR: 3.30
• GRM: 3.5

CMA / ARV

• ARV (median comp): $61,350
• List price: $57,500
• Delta: -6.28%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1109 Saint Helena Dr	0.06mi	3/1.0	825 (0%)	1mo	$75,000	$91	92
1114 Saint Helena Dr	0.05mi	3/1.0	875 (+6%)	1mo	$82,500	$94	82
1313 Saint Raphael St	0.34mi	3/1.0	864 (+5%)	1mo	$105,000	$122	72
1150 Price St	0.56mi	3/1.0	864 (+5%)	1mo	$80,000	$93	61
804 Saint Thomas Ln	0.67mi	3/1.0	864 (+5%)	0mo	$85,000	$98	56
802 Saint Thomas Ln	0.68mi	3/1.0	864 (+5%)	2mo	$105,000	$122	55
457 Mildred Ave	0.70mi	2/1.0 (-1)	840 (+2%)	1mo	$43,000	$51	55
103 Kenneth Ave	0.72mi	3/1.0	864 (+5%)	1mo	$105,000	$122	54
1426 Richard Dr	0.59mi	3/1.5	912 (+10%)	2mo	$80,000	$88	51
1408 Williams St	0.50mi	3/1.0	936 (+14%)	1mo	$80,000	$85	49
235 St Christopher Dr	0.58mi	3/1.0	925 (+12%)	2mo	$22,950	$25	47
1617 Mullens Ave	0.59mi	2/1.0 (-1)	720 (-13%)	1mo	$56,000	$78	41

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: 49.7%
• Equity multiple: 3.17×
• Total profit: $34,919
• Equity at exit: $8,573

10-year hold

• IRR: 55.2%
• Equity multiple: 6.43×
• Total profit: $87,426
• Equity at exit: $4,972

Cash invested: $16,100 (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: 3.5×

Monthly cashflow live

• Estimated rent: $1,382 high
• Mortgage (P&I): −$302
• Tax est. 1.5%: −$72 /mo · $862/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $694

Break-even live

Break-even rent $503

Max offer price $57,500

Occupancy floor 45%

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: $14,375
• Closing costs: $1,725
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1109 Saint Helena Dr Cahokia Heights, IL	3.0	1.0	825	$1,400	$1.70	2d	1	0.03mi
819 Mildred Ave East Saint Louis, IL	3.0	1.0	936	$1,250	$1.34	21d	1	0.27mi
1220 Williams St East Saint Louis, IL	3.0	1.0	876	$1,500	$1.71	14d	1	0.28mi
818 La Salle Dr East Saint Louis, IL	3.0	1.0	1106	$1,300	$1.18	23d	1	0.29mi
1308 Saint Stephens Dr Cahokia Heights, IL	2.0	1.0	864	$875	$1.01	14d	1	0.36mi
1308 Saint Stephens Dr Cahokia Heights, IL	2.0	1.0	864	$875	$1.01	16d	1	0.36mi
1162 Smith St East Saint Louis, IL	3.0	1.0	988	$1,295	$1.31	21d	1	0.44mi
1405 Williams St Cahokia Heights, IL	3.0	1.0	900	$1,500	$1.67	43d	1	0.52mi
142 Saint Barbara Ln East Saint Louis, IL	3.0	2.0	990	$1,300	$1.31	43d	1	0.53mi
1150 Price St Cahokia, IL	3.0	1.0	864	$1,400	$1.62	2d	1	0.56mi
121 Saint Dorothy Dr Cahokia, IL	3.0	1.0	988	$1,500	$1.52	43d	1	0.56mi
1417 Richard Dr East Saint Louis, IL	3.0	1.0	936	$1,400	$1.50	21d	1	0.58mi
850 Saint Bartholomew Dr Cahokia, IL	3.0	1.0	1050	$1,285	$1.22	16d	1	0.59mi
1421 Richard Dr East Saint Louis, IL	3.0	1.0	936	$1,100	$1.18	1d	1	0.60mi
811 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	1040	$1,295	$1.25	23d	1	0.61mi
1716 # E Unit Loretta Ave unit East St Louis, IL	2.0	1.0	720	$1,000	$1.39	43d	1	0.70mi
1713 Loretta Ave East Saint Louis, IL	3.0	1.0	944	$1,095	$1.16	43d	1	0.71mi
124 Saint James Ln Cahokia Heights, IL	3.0	1.0	1064	$1,350	$1.27	43d	1	0.74mi
701 Saint Paul Dr East Saint Louis, IL	3.0	1.0	864	$1,500	$1.74	43d	1	0.74mi
148 Saint James Ln East Saint Louis, IL	3.0	1.0	864	$1,200	$1.39	43d	1	0.76mi
502 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	864	$1,400	$1.62	2d	1	0.78mi
500 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	864	$950	$1.10	23d	1	0.79mi
1808 Mullens Ave Cahokia Heights, IL	3.0	1.0	992	$1,500	$1.51	2d	1	0.82mi
1002 Upper Cahokia Rd East Saint Louis, IL	3.0	1.0	720	$860	$1.19	14d	1	0.83mi
111 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	1040	$1,350	$1.30	43d	1	0.84mi
526 Saint Leo Dr East Saint Louis, IL	3.0	1.0	925	$1,400	$1.51	2d	1	0.86mi
705 Saint Martin Dr East Saint Louis, IL	4.0	1.0	1033	$1,600	$1.55	21d	1	0.90mi
101 E 5th St Cahokia, IL	2.0	1.0	770	$900	$1.17	43d	1	0.96mi
1706 Andrews Dr East Saint Louis, IL	4.0	1.0	925	$1,320	$1.43	23d	1	0.99mi
2008 Delores St East Saint Louis, IL	3.0	1.0	925	$1,250	$1.35	4d	1	1.18mi
211 Judith Ln East Saint Louis, IL	2.0	1.0	672	$995	$1.48	4d	1	1.25mi
58 David St East Saint Louis, IL	3.0	1.0	900	$1,450	$1.61	43d	1	1.37mi
2116 Doris Ave Cahokia Heights, IL	3.0	1.0	880	$1,400	$1.59	21d	1	1.38mi
1115 Saint Marcella Dr East Saint Louis, IL	3.0	1.0	864	$1,500	$1.74	14d	1	1.39mi

Listing history 13 events

1. 2026-06-10
   status $57,500 Pending 84 DOM
2. 2026-06-09
   days on market $57,500 Active 84 DOM
3. 2026-06-08
   days on market $57,500 Active 83 DOM
4. 2026-06-07
   days on market $57,500 Active 82 DOM
5. 2026-06-05
   days on market $57,500 Active 79 DOM
6. 2026-06-03
   days on market $57,500 Active 78 DOM
7. 2026-06-02
   days on market $57,500 Active 77 DOM
8. 2026-06-01
   days on market $57,500 Active 76 DOM
9. 2026-05-31
   days on market $57,500 Active 75 DOM
10. 2026-04-16
    price $57,500 348-char remark

    Show marketing remark (348 chars)

    WELCOME! HOME HAS ALREADY PASSED CITY OCCUPANCY! GREAT BUY! MOVE IN READY. 2 Lots included with this Sale. Parcel #06-02.0-400-023 & #06-02.0-311-012. This charming Home features 3 bedrooms, 1 bath, kitchen, front room, 1-car attached garage, large partially fenced backyard and so much more! TURN KEY house; Bring your Offers! Won't last long!

11. 2026-03-17
    listed $62,500 Active 348-char remark

    Show marketing remark (348 chars)

    WELCOME! HOME HAS ALREADY PASSED CITY OCCUPANCY! GREAT BUY! MOVE IN READY. 2 Lots included with this Sale. Parcel #06-02.0-400-023 & #06-02.0-311-012. This charming Home features 3 bedrooms, 1 bath, kitchen, front room, 1-car attached garage, large partially fenced backyard and so much more! TURN KEY house; Bring your Offers! Won't last long!

12. 2014-08-14
    soldstatus 301-char remark

    Show marketing remark (301 chars)

    Don't miss this great opportunity for a 3 bedroom 1 bath home that is conveniently located, it is being sold "AS IS", buyer's or buyer's agent to verify any and all information including but not limited to the MLS. Minimum $1000 earnest money and proof of funds or financing with all offers.

13. 2014-07-08
    listed $8,000 301-char remark

    Show marketing remark (301 chars)

    Don't miss this great opportunity for a 3 bedroom 1 bath home that is conveniently located, it is being sold "AS IS", buyer's or buyer's agent to verify any and all information including but not limited to the MLS. Minimum $1000 earnest money and proof of funds or financing with all offers.

ⓘ 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: $16,581
• − Mortgage interest: −$3,221
• − Property taxes: −$862
• − Insurance: −$288
• − Repairs & maintenance: −$1,326
• − Management: −$1,326
• − Depreciation: −$1,673
• Taxable income: $7,885
• Est. tax owed @ 24.0%: −$1,892
• After-tax cash flow: $6,438/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

+618.8% since first listed

4 events — show timeline

• 2026-04-16 Price Changed $57,500 MARIS as Distributed by MLS Grid
• 2026-03-17 Listed $62,500 MARIS as Distributed by MLS Grid
• 2014-08-14 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2014-07-08 Listed $8,000 MARIS as Distributed by MLS Grid

Property tax history

-30.4%/yr

Latest (2024): $19 · -97.9% YoY. Source: county tax records.