768 Leon St · Cahokia Heights, IL 62206

$60,000

3 bd · 2.0 ba · 1,474 sqft · SingleFamily public records · 359 Days on market

Built 1957 10,454 sqft lot $41/sqft · 28% below area Est $83k · 28% 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 +15.0/15.0
• 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

PER SELLER; BACK ON MARKET! NO FAULT OF SELLER!!! PRICE REDUCTION! PRICED WELL TO SELL! Welcome one and all! Home is 1,474 SF, living room (w/fireplace); eat in kitchen; 3 bedrooms, separate dining room, laundry area, huge fenced back lot and plenty of space. Property being Sold AS-IS, WHERE-IS. Seller to make no repairs nor provide City Occupancy.

Key facts

• Laundry area
• Separate dining room
• Eat in kitchen

Tags

• FIREPLACE
• EAT IN KITCHEN
• SEPARATE DINING ROOM
• LAUNDRY AREA
• HUGE FENCED BACK LOT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $575 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.8% 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 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.
• 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; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $415 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 $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 359 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago; this cycle's ask has dropped $22k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; list at $60k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.4% 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 $52,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 359 days. Have you received any prior offers? Is the seller open to a 12% 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. 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.
7. 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.
8. 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: 17.80%
• Cash-on-cash: 41.10%
• DSCR: 2.83
• GRM: 3.5

CMA / ARV

• ARV (median comp): $82,922
• List price: $60,000
• Delta: -27.64%
• 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
794 Mildred Ave	0.11mi	4/1.0 (+1)	1,480 (+0%)	4mo	$77,500	$52	82
505 Garrison Ave	0.33mi	3/1.0	1,391 (-6%)	0mo	$105,000	$75	71
614 Cooper Dr	0.24mi	4/2.0 (+1)	1,363 (-8%)	2mo	$90,000	$66	70
815 Sparks Ave	0.25mi	4/1.0 (+1)	1,398 (-5%)	3mo	$110,000	$79	68
804 Otto St	0.04mi	3/1.0	1,260 (-14%)	6mo	$35,000	$28	66
801 Preston Ln	0.11mi	3/1.0	1,677 (+14%)	6mo	$89,000	$53	63
1304 Julie Ave	0.58mi	3/1.0	1,456 (-1%)	9mo	$103,000	$71	59
1115 St Bartholemew Dr Dr	0.56mi	4/2.0 (+1)	1,305 (-12%)	4mo	$110,000	$84	47
725 St Nicholas Dr	0.67mi	4/1.0 (+1)	1,400 (-5%)	6mo	$52,000	$37	47
1128 Saint Boniface Dr	0.56mi	4/1.0 (+1)	1,305 (-12%)	2mo	$80,000	$61	44
1125 St Boniface Dr	0.55mi	4/1.0 (+1)	1,305 (-12%)	8mo	$110,000	$84	40
300 Saint Kevin St	0.73mi	4/1.0 (+1)	1,632 (+11%)	2mo	$99,900	$61	38

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: 37.7%
• Equity multiple: 2.61×
• Total profit: $27,038
• Equity at exit: $8,946

10-year hold

• IRR: 44.3%
• Equity multiple: 5.24×
• Total profit: $71,189
• Equity at exit: $5,188

Cash invested: $16,800 (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: 152
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,439 high
• Mortgage (P&I): −$315
• Tax from tax record: −$222 /mo · $2,659/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $575

Break-even live

Break-even rent $710

Max offer price $60,000

Occupancy floor 55%

Sensitivity live

Price	-10% $609	-5% $592	+0% $575	+5% $558	+10% $541
Rent	-10% $462	-5% $519	+0% $575	+5% $632	+10% $689
Rate	-1.0pp $606	-0.5pp $591	base $575	+0.5pp $560	+1.0pp $544

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
819 Mildred Ave East Saint Louis, IL	3.0	1.0	936	$1,250	$1.34	23d	1	0.11mi
818 La Salle Dr East Saint Louis, IL	3.0	1.0	1106	$1,300	$1.18	25d	1	0.24mi
850 Saint Bartholomew Dr Cahokia, IL	3.0	1.0	1050	$1,285	$1.22	18d	1	0.39mi
850 Saint Bartholomew Dr Cahokia, IL	3.0	1.0	1050	$1,285	$1.22	0d	1	0.39mi
1220 Williams St East Saint Louis, IL	3.0	1.0	876	$1,500	$1.71	16d	1	0.48mi
302 Saint Leonard Dr East Saint Louis, IL	3.0	1.0	1155	$1,300	$1.13	45d	1	0.51mi
121 Saint Dorothy Dr Cahokia, IL	3.0	1.0	988	$1,500	$1.52	45d	1	0.67mi
1312 Saint Raphael St East Saint Louis, IL	3.0	1.0	1280	$1,500	$1.17	45d	1	0.68mi
1405 Williams St Cahokia Heights, IL	3.0	1.0	900	$1,500	$1.67	45d	1	0.72mi
142 Saint Barbara Ln East Saint Louis, IL	3.0	2.0	990	$1,300	$1.31	45d	1	0.74mi
124 Saint James Ln Cahokia Heights, IL	3.0	1.0	1064	$1,350	$1.27	45d	1	0.75mi
811 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	1040	$1,295	$1.25	0d	1	0.76mi
811 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	1040	$1,295	$1.25	25d	1	0.76mi
1162 Smith St East Saint Louis, IL	3.0	1.0	988	$1,295	$1.31	23d	1	0.76mi
223 Donald St East Saint Louis, IL	4.0	1.0	1794	$1,550	$0.86	45d	1	0.79mi
1417 Richard Dr East Saint Louis, IL	3.0	1.0	936	$1,400	$1.50	23d	1	0.80mi
111 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	1040	$1,350	$1.30	45d	1	0.81mi
1713 Loretta Ave East Saint Louis, IL	3.0	1.0	944	$1,095	$1.16	45d	1	0.81mi
1420 Williams St East Saint Louis, IL	4.0	1.0	1300	$1,500	$1.15	45d	1	0.81mi
1421 Richard Dr East Saint Louis, IL	3.0	1.0	936	$1,100	$1.18	3d	1	0.82mi
1808 Mullens Ave Cahokia Heights, IL	3.0	1.0	992	$1,500	$1.51	4d	1	0.98mi
526 Saint Leo Dr East Saint Louis, IL	3.0	1.0	925	$1,400	$1.51	4d	1	0.99mi
58 David St East Saint Louis, IL	3.0	1.0	900	$1,450	$1.61	45d	1	1.04mi
705 Saint Martin Dr East Saint Louis, IL	4.0	1.0	1033	$1,600	$1.55	23d	1	1.07mi
725 Saint Norbert Dr East Saint Louis, IL	3.0	1.0	1232	$1,500	$1.22	45d	1	1.09mi
1614 Parklane Dr East Saint Louis, IL	4.0	1.0	1152	$1,400	$1.22	25d	1	1.23mi
102 Melvin Dr Unit 34 Sauget, IL	4.0	1.0	1352	$1,700	$1.26	9d	1	1.25mi
1710 Parklane Dr East Saint Louis, IL	4.0	1.0	1225	$1,395	$1.14	45d	1	1.31mi
1706 Andrews Dr East Saint Louis, IL	4.0	1.0	925	$1,320	$1.43	25d	1	1.33mi
2008 Delores St East Saint Louis, IL	3.0	1.0	925	$1,250	$1.35	6d	1	1.42mi

Listing history 28 events

1. 2026-06-21
   days on market $60,000 Active 359 DOM
2. 2026-06-18
   days on market $60,000 Active 356 DOM
3. 2026-06-17
   days on market $60,000 Active 355 DOM
4. 2026-06-16
   days on market $60,000 Active 354 DOM
5. 2026-06-15
   days on market $60,000 Active 353 DOM
6. 2026-06-13
   days on market $60,000 Active 351 DOM
7. 2026-06-13
   days on market $60,000 Active 350 DOM
8. 2026-06-09
   days on market $60,000 Active 347 DOM
9. 2026-06-08
   days on market $60,000 Active 346 DOM
10. 2026-06-07
    days on market $60,000 Active 345 DOM
11. 2026-06-05
    days on market $60,000 Active 342 DOM
12. 2026-06-03
    days on market $60,000 Active 341 DOM
13. 2026-06-02
    days on market $60,000 Active 340 DOM
14. 2026-06-01
    days on market $60,000 Active 339 DOM
15. 2026-05-31
    days on market $60,000 Active 338 DOM
16. 2026-05-19
    price $60,000 350-char remark

    Show marketing remark (350 chars)

    PER SELLER; BACK ON MARKET! NO FAULT OF SELLER!!! PRICE REDUCTION! PRICED WELL TO SELL! Welcome one and all! Home is 1,474 SF, living room (w/fireplace); eat in kitchen; 3 bedrooms, separate dining room, laundry area, huge fenced back lot and plenty of space. Property being Sold AS-IS, WHERE-IS. Seller to make no repairs nor provide City Occupancy.

17. 2026-03-26
    status Active 350-char remark

    Show marketing remark (350 chars)

    PER SELLER; BACK ON MARKET! NO FAULT OF SELLER!!! PRICE REDUCTION! PRICED WELL TO SELL! Welcome one and all! Home is 1,474 SF, living room (w/fireplace); eat in kitchen; 3 bedrooms, separate dining room, laundry area, huge fenced back lot and plenty of space. Property being Sold AS-IS, WHERE-IS. Seller to make no repairs nor provide City Occupancy.

18. 2026-03-16
    status Pending 350-char remark

    Show marketing remark (350 chars)

    PER SELLER; BACK ON MARKET! NO FAULT OF SELLER!!! PRICE REDUCTION! PRICED WELL TO SELL! Welcome one and all! Home is 1,474 SF, living room (w/fireplace); eat in kitchen; 3 bedrooms, separate dining room, laundry area, huge fenced back lot and plenty of space. Property being Sold AS-IS, WHERE-IS. Seller to make no repairs nor provide City Occupancy.

19. 2026-01-27
    status Active 350-char remark

    Show marketing remark (350 chars)

    PER SELLER; BACK ON MARKET! NO FAULT OF SELLER!!! PRICE REDUCTION! PRICED WELL TO SELL! Welcome one and all! Home is 1,474 SF, living room (w/fireplace); eat in kitchen; 3 bedrooms, separate dining room, laundry area, huge fenced back lot and plenty of space. Property being Sold AS-IS, WHERE-IS. Seller to make no repairs nor provide City Occupancy.

20. 2026-01-27
    price $62,500 350-char remark

    Show marketing remark (350 chars)

    PER SELLER; BACK ON MARKET! NO FAULT OF SELLER!!! PRICE REDUCTION! PRICED WELL TO SELL! Welcome one and all! Home is 1,474 SF, living room (w/fireplace); eat in kitchen; 3 bedrooms, separate dining room, laundry area, huge fenced back lot and plenty of space. Property being Sold AS-IS, WHERE-IS. Seller to make no repairs nor provide City Occupancy.

21. 2025-10-31
    price $65,000 350-char remark

    Show marketing remark (350 chars)

    PER SELLER; BACK ON MARKET! NO FAULT OF SELLER!!! PRICE REDUCTION! PRICED WELL TO SELL! Welcome one and all! Home is 1,474 SF, living room (w/fireplace); eat in kitchen; 3 bedrooms, separate dining room, laundry area, huge fenced back lot and plenty of space. Property being Sold AS-IS, WHERE-IS. Seller to make no repairs nor provide City Occupancy.

22. 2025-07-15
    price $78,500 350-char remark

    Show marketing remark (350 chars)

    PER SELLER; BACK ON MARKET! NO FAULT OF SELLER!!! PRICE REDUCTION! PRICED WELL TO SELL! Welcome one and all! Home is 1,474 SF, living room (w/fireplace); eat in kitchen; 3 bedrooms, separate dining room, laundry area, huge fenced back lot and plenty of space. Property being Sold AS-IS, WHERE-IS. Seller to make no repairs nor provide City Occupancy.

23. 2025-05-21
    listed $82,500 Active 350-char remark

    Show marketing remark (350 chars)

    PER SELLER; BACK ON MARKET! NO FAULT OF SELLER!!! PRICE REDUCTION! PRICED WELL TO SELL! Welcome one and all! Home is 1,474 SF, living room (w/fireplace); eat in kitchen; 3 bedrooms, separate dining room, laundry area, huge fenced back lot and plenty of space. Property being Sold AS-IS, WHERE-IS. Seller to make no repairs nor provide City Occupancy.

24. 2024-07-01
    historical
25. 2023-06-19
    status Active
26. 2023-06-17
    historical
27. 2022-12-19
    listed $69,000 Active
28. 1992-04-20
    soldstatus $30,000

ⓘ 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: $2,659 · $222/mo
• Projected year-2 tax: $2,659 · $222/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 5/10 Major 7 d/yr ≥108°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: $17,265
• − Mortgage interest: −$3,361
• − Property taxes: −$2,659
• − Insurance: −$300
• − Repairs & maintenance: −$1,381
• − Management: −$1,381
• − Depreciation: −$1,745
• Taxable income: $6,438
• Est. tax owed @ 24.0%: −$1,545
• After-tax cash flow: $5,360/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

+100.0% since first listed

13 events — show timeline

• 2026-05-19 Price Changed $60,000 MARIS as Distributed by MLS Grid
• 2026-03-26 Relisted — MARIS as Distributed by MLS Grid
• 2026-03-16 Pending — MARIS as Distributed by MLS Grid
• 2026-01-27 Relisted — MARIS as Distributed by MLS Grid
• 2026-01-27 Price Changed $62,500 MARIS as Distributed by MLS Grid
• 2025-10-31 Price Changed $65,000 MARIS as Distributed by MLS Grid
• 2025-07-15 Price Changed $78,500 MARIS as Distributed by MLS Grid
• 2025-05-21 Listed $82,500 MARIS as Distributed by MLS Grid
• 2024-07-01 Delisted — MARIS as Distributed by MLS Grid
• 2023-06-19 Relisted — MARIS as Distributed by MLS Grid
• 2023-06-17 Delisted — MARIS as Distributed by MLS Grid
• 2022-12-19 Listed $69,000 MARIS as Distributed by MLS Grid
• 1992-04-20 Sold (Public Records) $30,000 Public Records

Property tax history

+1.0%/yr

Latest (2024): $2,659 · +10.8% YoY. Source: county tax records.