1820 Doris Ave · Cahokia Heights, IL 62206

$144,750

3 bd · 3.0 ba · 2,317 sqft · SingleFamily public records · 15 Days on market

Built 1952 Est $165k · 12% under

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Why this score? — see what drove the C+ 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 +26.5/30.0
• ARV discount +12.9/15.0
• DSCR +9.0/10.0
• 1% rule +6.1/10.0
• 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

Calling all rehabbers—this is your next project! This ranch-style home offers a good-sized kitchen, living room, large family room, three bedrooms, and two bathrooms, along with an oversized detached garage. The property needs repairs and updating both inside and out, but it's well worth the price. Please note: utilities are currently off and will not be turned on for inspections. The home is being sold strictly in its current "AS IS" condition. The seller will not provide or pay for any inspections or repairs. Buyers will have 7 days from final acceptance to complete any and all desired inspections. Cash offers must include proof of funds. Seller does not pay customary closing costs, including transfer fees, title policy, or escrow fees. Property was built prior to 1978 and may contain lead-based paint. This property may qualify for Seller Financing (Vendee). See Flyer attached in MARIS. Schedule your showing today!

Key facts

• Fenced yard
• Fast easy access
• Room for vehicles

Tags

• MASSIVE 1 ACRE LOT
• ROOM FOR VEHICLES
• FENCED YARD
• FAST EASY ACCESS
• BACKING UP TO LARGE FIELD

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $382 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $143k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.5% vs local median 13.3% in Cahokia Heights — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads: area grade C — 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) — 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; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 783 units permitted in St. Clair County in 2024 (378 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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 $41k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($143k) 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.
• Current owner paid $12k; list at $145k implies a 1106% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — 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 $142,578 (1.5% below list)

Questions for the listing agent

1. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.11% ✓
• Cap rate: 9.46%
• Cash-on-cash: 11.30%
• DSCR: 1.50
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $164,507
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1820 Doris Ave	0.00mi	3/2.0	2,317 (0%)	9mo	$25,000	$11	88
1921 Sandy Ridge Rd	0.19mi	3/1.0	2,100 (-9%)	9mo	$60,000	$29	60
1319 Julie Ave	0.39mi	3/2.5	2,100 (-9%)	12mo	$149,900	$71	55
1919 Marseilles Dr	0.46mi	3/3.0	2,080 (-10%)	14mo	$185,000	$89	50
1723 Theodore Ln	0.52mi	4/2.5 (+1)	2,092 (-10%)	5mo	$127,900	$61	48
1925 Marseilles Blvd	0.48mi	4/2.0 (+1)	2,086 (-10%)	15mo	$198,500	$95	40

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: 0.5%
• Equity multiple: 1.02×
• Total profit: $810
• Equity at exit: $21,583

10-year hold

• IRR: 10.1%
• Equity multiple: 1.79×
• Total profit: $31,822
• Equity at exit: $12,515

Cash invested: $40,530 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,603 medium
• Mortgage (P&I): −$759
• Tax from tax record: −$65 /mo · $786/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $382

Break-even live

Break-even rent $1,120

Max offer price $144,750

Occupancy floor 71%

Sensitivity live

Price	-10% $464	-5% $423	+0% $382	+5% $341	+10% $300
Rent	-10% $255	-5% $318	+0% $382	+5% $445	+10% $508
Rate	-1.0pp $455	-0.5pp $419	base $382	+0.5pp $344	+1.0pp $306

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: $36,188
• Closing costs: $4,342
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
223 Donald St East Saint Louis, IL	4.0	1.0	1794	$1,550	$0.86	45d	1	1.13mi

Listing history 12 events

1. 2026-06-21
   days on market $144,750 Active 15 DOM
2. 2026-06-18
   days on market $144,750 Active 12 DOM
3. 2026-06-17
   days on market $144,750 Active 11 DOM
4. 2026-06-16
   days on market $144,750 Active 10 DOM
5. 2026-06-15
   days on market $144,750 Active 9 DOM
6. 2026-06-13
   days on market $144,750 Active 7 DOM
7. 2026-06-13
   days on market $144,750 Active 6 DOM
8. 2026-06-10
   remarks 695-char remark
9. 2026-06-09
   days on market $144,750 Active 3 DOM
10. 2026-06-08
    days on market $144,750 Active 2 DOM
11. 2026-06-07
    remarks 687-char remark
12. 2026-06-07
    listed $144,750 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: $786 · $65/mo
• Projected year-2 tax: $2,036 · $170/mo
• Expected delta: +$1,250/yr (+$104/mo · 159.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (shaded) · 20% 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: $19,239
• − Mortgage interest: −$8,108
• − Property taxes: −$786
• − Insurance: −$724
• − Repairs & maintenance: −$1,539
• − Management: −$1,539
• − Depreciation: −$4,211
• Taxable income: $2,333
• Est. tax owed @ 24.0%: −$560
• After-tax cash flow: $4,021/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

+1106.2% since first listed

5 events — show timeline

• 2026-06-03 Listed $144,750 Fizber.com
• 2025-09-19 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2025-06-29 Contingent — MARIS as Distributed by MLS Grid
• 2025-06-11 Listed $25,000 MARIS as Distributed by MLS Grid
• 2000-11-09 Sold (Public Records) $12,000 Public Records

Property tax history

-52.9%/yr

Latest (2024): $786 · -79.7% YoY. Source: county tax records.