1617 Armand Dr · Cahokia Heights, IL 62206

$32,000

3 bd · 2.0 ba · 1,106 sqft · SingleFamily public records · 9 Days on market

Built 1958 8,276 sqft lot ↓ 6% since listing

---

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
• 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

Attention investors, flippers, and renovation enthusiasts! This property is packed with potential and ready for a complete transformation. Featuring three bedrooms, a detached garage, and a functional footprint, this fixer-upper offers the opportunity to create significant value through updates and improvements. Whether you're looking for your next rehab project, a rental property, or a home to customize from the ground up, the possibilities are endless. Bring your vision, tools, and creativity to unlock this property's full potential. Being sold as-is.

Key facts

• 8,276 sq ft lot
• 2 garage spots
• Built 1958

Property features AI

Exterior

• Parking: Attached garage with space for 2 cars
• Utilities: Public water; Public sewer; Electric service by Ameren; Cable available
• Home design: Single family residence; One-story home; Private ownership
• Construction: Vinyl siding; Shingle roof
• Exterior features: Level lot; City street frontage

Interior

• Bedrooms: Three bedrooms, all on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: No listed interior appliances

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $32k.

Deal economics

• At list price, monthly cash flow is $846 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $32k).
• Cap rate 38.0% 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 D — 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: Wirth/Parks Middle School (617 students, 0% FRL); 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 24d 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 $1,444/mo this rent would consume 51% 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 $221 of loan paydown is wiped out by about $960 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 $9k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 4.3% of price; built in 1958 — 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 $32,000

Questions for the listing agent

1. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 4.51% ✓
• Cap rate: 38.03%
• Cash-on-cash: 113.33%
• DSCR: 6.04
• GRM: 1.8

CMA / ARV

• ARV (on-the-fly): $105,070
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1511 Andrews Dr	0.38mi	3/1.5	1,092 (-1%)	2mo	$105,000	$96	77
1700 Theodore Ln	0.07mi	3/1.0	1,216 (+10%)	6mo	$50,000	$41	71
1614 Parklane Dr	0.22mi	4/1.0 (+1)	1,152 (+4%)	5mo	$110,000	$95	70
20 Leonard Dr	0.16mi	4/2.0 (+1)	975 (-12%)	0mo	$110,000	$113	67
306 Marion St	0.30mi	3/1.0	1,000 (-10%)	1mo	$49,000	$49	65
28 Fox Meadow Ln	0.43mi	4/2.5 (+1)	1,056 (-4%)	2mo	$180,000	$170	64
1710 Parklane Dr	0.22mi	4/1.0 (+1)	1,225 (+11%)	5mo	$110,000	$90	58
1735 Parklane Dr	0.18mi	4/1.0 (+1)	1,248 (+13%)	6mo	$110,000	$88	56
302 Saint Leonard Dr	0.66mi	3/1.0	1,155 (+4%)	7mo	$105,000	$91	52
1601 Andrews Dr	0.28mi	4/1.0 (+1)	1,261 (+14%)	3mo	$110,000	$87	52
1808 Mullens Ave	0.59mi	3/1.0	992 (-10%)	6mo	$105,000	$106	46
1420 Doris Ave	0.71mi	3/1.0	1,008 (-9%)	2mo	$105,000	$104	46

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: 6.44×
• Total profit: $48,777
• Equity at exit: $4,771

10-year hold

• IRR: —
• Equity multiple: 13.52×
• Total profit: $112,146
• Equity at exit: $2,767

Cash invested: $8,960 (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: 1.8×

Monthly cashflow live

• Estimated rent: $1,444 high
• Mortgage (P&I): −$168
• Tax from tax record: −$114 /mo · $1,365/yr
• Insurance: −$13
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $846

Break-even live

Break-even rent $373

Max offer price $32,000

Occupancy floor 36%

Sensitivity live

Price	-10% $864	-5% $855	+0% $846	+5% $837	+10% $828
Rent	-10% $732	-5% $789	+0% $846	+5% $903	+10% $960
Rate	-1.0pp $862	-0.5pp $854	base $846	+0.5pp $838	+1.0pp $829

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: $8,000
• Closing costs: $960
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
102 Melvin Dr Unit 34 Sauget, IL	4.0	1.0	1352	$1,700	$1.26	9d	1	0.13mi
1710 Parklane Dr East Saint Louis, IL	4.0	1.0	1225	$1,395	$1.14	45d	1	0.24mi
1614 Parklane Dr East Saint Louis, IL	4.0	1.0	1152	$1,400	$1.22	25d	1	0.24mi
1706 Andrews Dr East Saint Louis, IL	4.0	1.0	925	$1,320	$1.43	25d	1	0.29mi
1421 Richard Dr East Saint Louis, IL	3.0	1.0	936	$1,100	$1.18	4d	1	0.41mi
1417 Richard Dr East Saint Louis, IL	3.0	1.0	936	$1,400	$1.50	24d	1	0.42mi
1420 Williams St East Saint Louis, IL	4.0	1.0	1300	$1,500	$1.15	45d	1	0.44mi
2008 Delores St East Saint Louis, IL	3.0	1.0	925	$1,250	$1.35	6d	1	0.44mi
1312 Saint Raphael St East Saint Louis, IL	3.0	1.0	1280	$1,500	$1.17	45d	1	0.47mi
1405 Williams St Cahokia Heights, IL	3.0	1.0	900	$1,500	$1.67	45d	1	0.51mi
1308 Saint Stephens Dr Cahokia Heights, IL	2.0	1.0	864	$875	$1.01	18d	1	0.53mi
1308 Saint Stephens Dr Cahokia Heights, IL	2.0	1.0	864	$875	$1.01	16d	1	0.53mi
1808 Mullens Ave Cahokia Heights, IL	3.0	1.0	992	$1,500	$1.51	4d	1	0.56mi
302 Saint Leonard Dr East Saint Louis, IL	3.0	1.0	1155	$1,300	$1.13	45d	1	0.66mi
1716 # E Unit Loretta Ave unit East St Louis, IL	2.0	1.0	720	$1,000	$1.39	45d	1	0.66mi
1220 Williams St East Saint Louis, IL	3.0	1.0	876	$1,500	$1.71	16d	1	0.68mi
1713 Loretta Ave East Saint Louis, IL	3.0	1.0	944	$1,095	$1.16	45d	1	0.69mi
2116 Doris Ave Cahokia Heights, IL	3.0	1.0	880	$1,400	$1.59	24d	1	0.75mi
1162 Smith St East Saint Louis, IL	3.0	1.0	988	$1,295	$1.31	24d	1	0.81mi
1109 Saint Helena Dr Cahokia Heights, IL	3.0	1.0	825	$1,400	$1.70	5d	1	0.87mi
1150 Price St Cahokia, IL	3.0	1.0	864	$1,400	$1.62	5d	1	0.91mi
818 La Salle Dr East Saint Louis, IL	3.0	1.0	1106	$1,300	$1.18	25d	1	0.95mi
819 Mildred Ave East Saint Louis, IL	3.0	1.0	936	$1,250	$1.34	24d	1	1.05mi
142 Saint Barbara Ln East Saint Louis, IL	3.0	2.0	990	$1,300	$1.31	45d	1	1.11mi
850 Saint Bartholomew Dr Cahokia, IL	3.0	1.0	1050	$1,285	$1.22	18d	1	1.15mi
850 Saint Bartholomew Dr Cahokia, IL	3.0	1.0	1050	$1,285	$1.22	0d	1	1.15mi
2 E Adams Dr East Saint Louis, IL	3.0	1.0	925	$885	$0.96	45d	1	1.17mi
701 Saint Paul Dr East Saint Louis, IL	3.0	1.0	864	$1,500	$1.74	45d	1	1.19mi
811 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	1040	$1,295	$1.25	0d	1	1.23mi
811 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	1040	$1,295	$1.25	25d	1	1.23mi
13 Drexel Dr East Saint Louis, IL	3.0	1.0	925	$995	$1.08	14d	1	1.23mi
121 Saint Dorothy Dr Cahokia, IL	3.0	1.0	988	$1,500	$1.52	45d	1	1.25mi
32 Drexel Dr East Saint Louis, IL	4.0	1.0	1362	$1,675	$1.23	0d	1	1.29mi
70 W Adams Dr East Saint Louis, IL	3.0	1.0	925	$1,200	$1.30	45d	1	1.31mi
725 Saint Norbert Dr East Saint Louis, IL	3.0	1.0	1232	$1,500	$1.22	45d	1	1.33mi
2231 Loren St Cahokia Heights, IL	2.0	1.0	1000	$1,195	$1.20	46d	1	1.39mi
705 Saint Martin Dr East Saint Louis, IL	4.0	1.0	1033	$1,600	$1.55	24d	1	1.41mi
526 Saint Leo Dr East Saint Louis, IL	3.0	1.0	925	$1,400	$1.51	5d	1	1.43mi
148 Saint James Ln East Saint Louis, IL	3.0	1.0	864	$1,200	$1.39	45d	1	1.45mi
502 Saint Thomas Ln Cahokia, IL	3.0	1.0	864	$1,400	$1.62	0d	1	1.45mi

Listing history 7 events

1. 2026-06-21
   days on market $32,000 Active 9 DOM
2. 2026-06-18
   days on market $32,000 Active 6 DOM
3. 2026-06-17
   days on market $32,000 Active 5 DOM
4. 2026-06-16
   days on market $32,000 Active 4 DOM
5. 2026-06-15
   days on market $32,000 Active 3 DOM
6. 2026-06-13
   remarks 559-char remark
7. 2026-06-13
   listed $32,000 Active 1 DOM

ⓘ 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: $1,365 · $114/mo
• Projected year-2 tax: $1,365 · $114/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 FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 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: $17,333
• − Mortgage interest: −$1,792
• − Property taxes: −$1,365
• − Insurance: −$160
• − Repairs & maintenance: −$1,387
• − Management: −$1,387
• − Depreciation: −$931
• Taxable income: $10,311
• Est. tax owed @ 24.0%: −$2,475
• After-tax cash flow: $7,680/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

-5.9% since first listed

4 events — show timeline

• 2026-06-12 Listed $32,000 MARIS as Distributed by MLS Grid
• 2004-09-15 Sold (Public Records) $34,500 Public Records
• 1998-02-24 Sold (Public Records) $34,000 Public Records
• 1992-03-31 Sold (Public Records) $34,000 Public Records

Property tax history

-3.2%/yr

Latest (2024): $1,365 · -39.8% YoY. Source: county tax records.