21 W Adams Dr · Cahokia Heights, IL 62206

$110,000

4 bd · 2.0 ba · 1,225 sqft · SingleFamily public records · 1 Days on market

Built 1957 8,276 sqft lot Est $110k · at est.

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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 +26.8/30.0
• DSCR +9.2/10.0
• 1% rule +7.7/10.0
• ARV discount +7.6/15.0
• 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

4 bedroom 1 bath home. The following updates have been made recently: Updated landscaping, fence line cleaned up, painted the outside of the house, replaced some down spouts. New flooring in the living room, kitchen, and hallway. Painted the inside of the house, new carbon detectors, new smoke detectors, replaced bedroom doors, replaced bathroom vanity, cut back tree branches. This property was tenant occupied therefore we could not include interior photos. Add this to your portfolio today. Close to Shopping Areas, Schools, Public Transportation and Interstate Highways. This is a Must See!!!!! Buyer to verify all Listing data including but not limited to sq. ft. , measurements, features, lo

Key facts

• 8,276 sq ft lot
• Built 1957

Property features AI

Exterior

• Utilities: Public water; Public sewer; Electric service by Ameren; Electricity available
• Home design: Single-family residence; One level
• Construction: Vinyl siding
• Exterior features: Back yard

Interior

• Bedrooms: Four bedrooms on the main level
• Bathrooms: One full bathroom on the main level
• Interior features: Forced air heating; Central air conditioning; Seven total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $150 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Cap rate 9.6% vs local median 13.6% 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: 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: 153 active listings in the ZIP; 22 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 $1,401/mo this rent would consume 50% 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 $761 of loan paydown is wiped out by about $3k 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.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 15y ago 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: flood insurance adds $152/mo; built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AH (mandatory federal flood insurance); extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,000

Questions for the listing agent

1. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.27% ✓
• Cap rate: 9.59%
• Cash-on-cash: 11.79%
• DSCR: 1.52
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $110,250
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11 Westwood Dr	0.11mi	4/1.0	1,225 (0%)	6mo	$110,000	$90	86
38 Westwood Dr	0.32mi	4/1.0	1,225 (0%)	2mo	$90,000	$73	80
43 Drexel Dr	0.30mi	4/1.0	1,225 (0%)	8mo	$90,000	$73	76
21 Westwood Dr	0.17mi	4/1.0	1,100 (-10%)	12mo	$56,000	$51	61
2167 Sandy Ridge Rd	0.32mi	3/2.0 (-1)	1,320 (+8%)	10mo	$105,000	$80	59
2 Margie Dr	0.55mi	4/2.0	1,152 (-6%)	8mo	$110,000	$95	58
3 Dora Dr	0.52mi	4/1.0	1,158 (-6%)	5mo	$110,000	$95	58
1851 Camp Jackson Rd	0.59mi	3/1.5 (-1)	1,200 (-2%)	10mo	$117,000	$98	54
1 Helen Ct	0.49mi	3/1.0 (-1)	1,116 (-9%)	2mo	$105,000	$94	51
37 Louise Ln	0.58mi	3/1.5 (-1)	1,104 (-10%)	0mo	$105,000	$95	49
19 Agnes Dr	0.72mi	3/2.0 (-1)	1,296 (+6%)	7mo	$60,000	$46	46
20 Goodman Rd	0.57mi	4/2.0	1,104 (-10%)	14mo	$87,000	$79	45

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: -7.1%
• Equity multiple: 0.74×
• Total profit: $-8,099
• Equity at exit: $16,401

10-year hold

• IRR: 2.6%
• Equity multiple: 1.19×
• Total profit: $5,863
• Equity at exit: $9,511

Cash invested: $30,800 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,401 high
• Mortgage (P&I): −$577
• Tax from tax record: −$181 /mo · $2,177/yr
• Insurance: −$46
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $150

Break-even live

Break-even rent $1,210

Max offer price $110,000

Occupancy floor 84%

Sensitivity live

Price	-10% $213	-5% $182	+0% $150	+5% $119	+10% $88
Rent	-10% $40	-5% $95	+0% $150	+5% $206	+10% $261
Rate	-1.0pp $206	-0.5pp $178	base $150	+0.5pp $122	+1.0pp $93

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2 E Adams Dr East Saint Louis, IL	3.0	1.0	925	$885	$0.96	44d	1	0.10mi
13 Drexel Dr East Saint Louis, IL	3.0	1.0	925	$995	$1.08	13d	1	0.11mi
32 Drexel Dr East Saint Louis, IL	4.0	1.0	1362	$1,675	$1.23	17d	1	0.17mi
70 W Adams Dr East Saint Louis, IL	3.0	1.0	925	$1,200	$1.30	44d	1	0.25mi
2116 Doris Ave Cahokia Heights, IL	3.0	1.0	880	$1,400	$1.59	22d	1	0.41mi
13 Marilyn Ln East Saint Louis, IL	3.0	1.0	995	$1,150	$1.16	44d	1	0.51mi
8 Louise Ln East Saint Louis, IL	3.0	1.0	1150	$1,275	$1.11	18d	1	0.62mi
6 Delores Dr East Saint Louis, IL	3.0	1.0	864	$1,300	$1.50	24d	1	0.66mi
6 Delores Dr East Saint Louis, IL	3.0	1.0	864	$1,300	$1.50	13d	1	0.66mi
2008 Delores St East Saint Louis, IL	3.0	1.0	925	$1,250	$1.35	5d	1	0.68mi
21 Agnes Dr Cahokia, IL	3.0	1.0	864	$1,050	$1.22	22d	1	0.70mi
1808 Mullens Ave Cahokia Heights, IL	3.0	1.0	992	$1,500	$1.51	3d	1	1.00mi
102 Melvin Dr Unit 34 Sauget, IL	4.0	1.0	1352	$1,700	$1.26	8d	1	1.15mi
1713 Loretta Ave East Saint Louis, IL	3.0	1.0	944	$1,095	$1.16	44d	1	1.17mi
1421 Richard Dr East Saint Louis, IL	3.0	1.0	936	$1,100	$1.18	2d	1	1.19mi
1420 Williams St East Saint Louis, IL	4.0	1.0	1300	$1,500	$1.15	44d	1	1.20mi
1417 Richard Dr East Saint Louis, IL	3.0	1.0	936	$1,400	$1.50	22d	1	1.22mi
1710 Parklane Dr East Saint Louis, IL	4.0	1.0	1225	$1,395	$1.14	44d	1	1.23mi
1405 Williams St Cahokia Heights, IL	3.0	1.0	900	$1,500	$1.67	44d	1	1.27mi
1706 Andrews Dr East Saint Louis, IL	4.0	1.0	925	$1,320	$1.43	24d	1	1.28mi
1614 Parklane Dr East Saint Louis, IL	4.0	1.0	1152	$1,400	$1.22	24d	1	1.30mi
1312 Saint Raphael St East Saint Louis, IL	3.0	1.0	1280	$1,500	$1.17	44d	1	1.45mi

Listing history 4 events

1. 2026-05-13
   status Pending
2. 2026-05-13
   listed $110,000 Active
3. 2012-01-09
   soldstatus
4. 2011-06-14
   listed $9,900

ⓘ 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: $2,177 · $181/mo
• Projected year-2 tax: $2,337 · $195/mo
• Expected delta: +$160/yr (+$13/mo · 7.3%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone AH · 24% 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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,810
• − Mortgage interest: −$6,162
• − Property taxes: −$2,177
• − Insurance: −$2,374
• − Repairs & maintenance: −$1,345
• − Management: −$1,345
• − Depreciation: −$3,200
• Taxable income: $207
• Est. tax owed @ 24.0%: −$50
• After-tax cash flow: $1,756/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

+1011.1% since first listed

4 events — show timeline

• 2026-05-13 Pending — MARIS as Distributed by MLS Grid
• 2026-05-13 Listed $110,000 MARIS as Distributed by MLS Grid
• 2012-01-09 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2011-06-14 Listed $9,900 MARIS as Distributed by MLS Grid

Property tax history

+2.6%/yr

Latest (2024): $2,177 · +10.8% YoY. Source: county tax records.