165 and 167 Amelia Dr · Sauget, IL 62206

$9,000

2 bd · 1.0 ba · 925 sqft · SingleFamily public records · 79 Days on market

Built 1957 7,405 sqft lot $10/sqft · 77% below area ↓ 28% since listing

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity for investors or flippers! This 2-bedroom, 1-bath home offers strong potential with solid bones and plenty of room for updates. Ideal for renovation, rental, or resale. Conveniently located near shopping, schools, and major highways. Bring your vision and make this property shine! 07-08.0-105-022 and 07-08.0-105-023

Key facts

• 7,405 sq ft lot
• Built 1957
• Listed 78 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $9k.

Deal economics

• At list price, monthly cash flow is $894 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $9k).
• Recommended offer: $8k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#774 in IL) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• 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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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).
• This rent runs 44% of the median local income ($34k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $62 of loan paydown is wiped out by about $270 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 $3k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($8k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 4.0% of price; built in 1957 — 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 $8,460 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 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 1957 — 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 13.71% ✓
• Cap rate: 125.50%
• Cash-on-cash: 425.75%
• DSCR: 19.94
• GRM: 0.6

CMA / ARV

• ARV (median comp): $39,250
• List price: $9,000
• Delta: -77.07%
• 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
2350 Lorraine Dr	0.21mi	3/1.5 (+1)	966 (+4%)	11mo	$69,900	$72	67
2416 Mary St	0.38mi	2/1.0	1,000 (+8%)	9mo	$35,000	$35	61
21 Agnes Dr	0.57mi	3/1.0 (+1)	864 (-7%)	1mo	$29,900	$35	56
59 Helen Ct	0.67mi	3/1.0 (+1)	864 (-7%)	1mo	$105,000	$122	52
23 Delores Dr	0.61mi	3/1.0 (+1)	864 (-7%)	5mo	$105,000	$122	51
6 Delores Dr	0.62mi	3/1.0 (+1)	864 (-7%)	5mo	$105,000	$122	51
15 Agnes Dr	0.63mi	3/1.0 (+1)	864 (-7%)	5mo	$105,000	$122	50
48 Louise Ln	0.71mi	3/1.0 (+1)	864 (-7%)	2mo	$97,500	$113	49
45 Delores	0.65mi	3/1.0 (+1)	864 (-7%)	11mo	$75,000	$87	44
40 Delores Dr	0.60mi	3/1.0 (+1)	864 (-7%)	14mo	$85,000	$98	44
51 Helen Ct	0.74mi	3/1.0 (+1)	864 (-7%)	14mo	$102,000	$118	38
13 Marilyn Ln	0.75mi	3/1.0 (+1)	995 (+8%)	14mo	$11,000	$11	36

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: —
• Equity multiple: 23.03×
• Total profit: $55,515
• Equity at exit: $1,342

10-year hold

• IRR: —
• Equity multiple: 49.33×
• Total profit: $121,788
• Equity at exit: $778

Cash invested: $2,520 (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: 0.6×

Monthly cashflow live

• Estimated rent: $1,234 high
• Mortgage (P&I): −$47
• Tax from tax record: −$30 /mo · $356/yr
• Insurance: −$4
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $894

Break-even live

Break-even rent $102

Max offer price $9,000

Occupancy floor 23%

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: $2,250
• Closing costs: $270
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21 Agnes Dr Cahokia, IL	3.0	1.0	864	$1,050	$1.22	21d	1	0.55mi
6 Delores Dr East Saint Louis, IL	3.0	1.0	864	$1,300	$1.50	23d	1	0.60mi
6 Delores Dr East Saint Louis, IL	3.0	1.0	864	$1,300	$1.50	12d	1	0.60mi
13 Marilyn Ln East Saint Louis, IL	3.0	1.0	995	$1,150	$1.16	43d	1	0.73mi
2231 Loren St Cahokia Heights, IL	2.0	1.0	1000	$1,195	$1.20	44d	1	0.87mi
13 Drexel Dr East Saint Louis, IL	3.0	1.0	925	$995	$1.08	12d	1	1.14mi
2 E Adams Dr East Saint Louis, IL	3.0	1.0	925	$885	$0.96	43d	1	1.14mi
70 W Adams Dr East Saint Louis, IL	3.0	1.0	925	$1,200	$1.30	43d	1	1.22mi
2116 Doris Ave Cahokia Heights, IL	3.0	1.0	880	$1,400	$1.59	21d	1	1.50mi

Listing history 18 events

1. 2026-06-18
   days on market $9,000 Active 79 DOM
2. 2026-06-17
   days on market $9,000 Active 78 DOM
3. 2026-06-16
   days on market $9,000 Active 77 DOM
4. 2026-06-15
   days on market $9,000 Active 76 DOM
5. 2026-06-13
   days on market $9,000 Active 74 DOM
6. 2026-06-13
   days on market $9,000 Active 73 DOM
7. 2026-06-09
   days on market $9,000 Active 70 DOM
8. 2026-06-08
   days on market $9,000 Active 69 DOM
9. 2026-06-07
   days on market $9,000 Active 68 DOM
10. 2026-06-05
    days on market $9,000 Active 65 DOM
11. 2026-06-03
    days on market $9,000 Active 64 DOM
12. 2026-06-02
    days on market $9,000 Active 63 DOM
13. 2026-06-01
    days on market $9,000 Active 62 DOM
14. 2026-05-31
    days on market $9,000 Active 61 DOM
15. 2026-05-08
    price $9,000 337-char remark

    Show marketing remark (337 chars)

    Great opportunity for investors or flippers! This 2-bedroom, 1-bath home offers strong potential with solid bones and plenty of room for updates. Ideal for renovation, rental, or resale. Conveniently located near shopping, schools, and major highways. Bring your vision and make this property shine! 07-08.0-105-022 and 07-08.0-105-023

16. 2026-04-20
    price $10,500 337-char remark

    Show marketing remark (337 chars)

    Great opportunity for investors or flippers! This 2-bedroom, 1-bath home offers strong potential with solid bones and plenty of room for updates. Ideal for renovation, rental, or resale. Conveniently located near shopping, schools, and major highways. Bring your vision and make this property shine! 07-08.0-105-022 and 07-08.0-105-023

17. 2026-04-01
    listed $12,500 Active 337-char remark

    Show marketing remark (337 chars)

    Great opportunity for investors or flippers! This 2-bedroom, 1-bath home offers strong potential with solid bones and plenty of room for updates. Ideal for renovation, rental, or resale. Conveniently located near shopping, schools, and major highways. Bring your vision and make this property shine! 07-08.0-105-022 and 07-08.0-105-023

18. 2026-03-31
    historical $12,500 337-char remark

    Show marketing remark (337 chars)

    Great opportunity for investors or flippers! This 2-bedroom, 1-bath home offers strong potential with solid bones and plenty of room for updates. Ideal for renovation, rental, or resale. Conveniently located near shopping, schools, and major highways. Bring your vision and make this property shine! 07-08.0-105-022 and 07-08.0-105-023

ⓘ 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: $356 · $30/mo
• Projected year-2 tax: $356 · $30/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥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: $14,806
• − Mortgage interest: −$504
• − Property taxes: −$356
• − Insurance: −$45
• − Repairs & maintenance: −$1,184
• − Management: −$1,184
• − Depreciation: −$262
• Taxable income: $11,270
• Est. tax owed @ 24.0%: −$2,705
• After-tax cash flow: $8,024/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 — Sauget

• Score: 63/100
• State rank: #774
• US rank: #15488

Category grades

Amenities F Commute A+ Cost of living A+ Crime F Employment D- Housing A+ Health & safety C User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Saint Clair County · 169,691 people
• 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

-28.0% since first listed

4 events — show timeline

• 2026-05-08 Price Changed $9,000 MARIS as Distributed by MLS Grid
• 2026-04-20 Price Changed $10,500 MARIS as Distributed by MLS Grid
• 2026-04-01 Listed $12,500 MARIS as Distributed by MLS Grid
• 2026-03-31 Coming Soon $12,500 MARIS as Distributed by MLS Grid

Property tax history

-5.8%/yr

Latest (2024): $356 · +11.4% YoY. Source: county tax records.