120 Kinder St · Cahokia Heights, IL 62206

$12,400

2 bd · 1.0 ba · 780 sqft · SingleFamily · 108 Days on market

Built 1942 0.38 ac lot $16/sqft · 67% below area

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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
• 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

Charming 2-bedroom home situated on a large yard, offering plenty of outdoor space and strong potential for investors or buyers looking for their next project. This property is being offered as a cash sale only, with no contingencies accepted, and is sold strictly as-is, where-is. No interior showings will be permitted, no additional interior photos are available, and interior access for inspections will not be granted. No survey or keys will be provided. All listing information is deemed reliable but not guaranteed, and buyers are responsible for completing their own due diligence prior to submitting an offer. Buyers must independently verify all property details, including but not limited to the number of bedrooms and bathrooms, square footage, room sizes, lot dimensions, and any other relevant information. Photos and marketing remarks are provided for reference purposes only. By submitting an offer, the buyer acknowledges they have independently investigated the property and are making their purchase decision based solely on their own findings. Buyer or Buyer's agent to verify MLS info.

Key facts

• 0.38 acre lot
• Built 1942
• Listed 108 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $12k.

Deal economics

• At list price, monthly cash flow is $810 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $12k).
• Recommended offer: $11k (9.0% below list) — sets the bar for market timing.
• Cap rate 84.6% vs local median 13.6% 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.
• Market conditions: 153 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 40% 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 $86 of loan paydown is wiped out by about $372 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 108 days — a 9% lower offer ($11k) 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 $10k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $11,284 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1942 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 9.14% ✓
• Cap rate: 84.63%
• Cash-on-cash: 279.79%
• DSCR: 13.45
• GRM: 0.9

CMA / ARV

• ARV (median comp): $37,407
• List price: $12,400
• Delta: -66.85%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
217 Julian Ave	0.29mi	2/1.0	768 (-2%)	1mo	$59,000	$77	83
28 Cahokia St	0.13mi	3/1.0 (+1)	810 (+4%)	1mo	$105,000	$130	82
457 Mildred Ave	0.43mi	2/1.0	840 (+8%)	1mo	$43,000	$51	66
207 Edwards St	0.23mi	2/1.0	672 (-14%)	2mo	$100,000	$149	64
16 School St	0.29mi	3/1.0 (+1)	864 (+11%)	9mo	$24,900	$29	56
35 School St	0.29mi	3/1.0 (+1)	864 (+11%)	9mo	$105,000	$122	56
23 Kinder St	0.14mi	3/1.0 (+1)	890 (+14%)	14mo	$84,900	$95	54
211 Judith Ln	0.40mi	3/1.0 (+1)	672 (-14%)	1mo	$60,000	$89	53
208 Nadine St	0.44mi	2/1.0	680 (-13%)	8mo	$100,000	$147	51
23 School St	0.30mi	3/1.0 (+1)	888 (+14%)	10mo	$103,000	$116	50
66 David St	0.31mi	3/1.0 (+1)	864 (+11%)	17mo	$97,000	$112	48

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: 15.28×
• Total profit: $49,566
• Equity at exit: $1,849

10-year hold

• IRR: —
• Equity multiple: 32.57×
• Total profit: $109,621
• Equity at exit: $1,072

Cash invested: $3,472 (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: 0.9×

Monthly cashflow live

• Estimated rent: $1,133 high
• Mortgage (P&I): −$65
• Tax est. 1.5%: −$16 /mo · $186/yr
• Insurance: −$5
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $810

Break-even live

Break-even rent $108

Max offer price $12,400

Occupancy floor 24%

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: $3,100
• Closing costs: $372
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
115 Jerome Ln Unit 3 Sauget, IL	1.0	1.0	700	$700	$1.00	44d	1	0.07mi
1002 Upper Cahokia Rd East Saint Louis, IL	3.0	1.0	720	$860	$1.19	15d	1	0.24mi
58 David St East Saint Louis, IL	3.0	1.0	900	$1,450	$1.61	44d	1	0.33mi
211 Judith Ln East Saint Louis, IL	2.0	1.0	672	$995	$1.48	4d	1	0.41mi
819 Mildred Ave East Saint Louis, IL	3.0	1.0	936	$1,250	$1.34	22d	1	0.85mi
111 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	1040	$1,350	$1.30	44d	1	0.86mi
124 Saint James Ln Cahokia Heights, IL	3.0	1.0	1064	$1,350	$1.27	44d	1	0.90mi
850 Saint Bartholomew Dr Cahokia, IL	3.0	1.0	1050	$1,285	$1.22	16d	1	0.92mi
818 La Salle Dr East Saint Louis, IL	3.0	1.0	1106	$1,300	$1.18	23d	1	0.96mi
121 Saint Dorothy Dr Cahokia, IL	3.0	1.0	988	$1,500	$1.52	44d	1	1.02mi
148 Saint James Ln East Saint Louis, IL	3.0	1.0	864	$1,200	$1.39	44d	1	1.03mi
1109 Saint Helena Dr Cahokia Heights, IL	3.0	1.0	825	$1,400	$1.70	3d	1	1.03mi
500 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	864	$950	$1.10	23d	1	1.07mi
502 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	864	$1,400	$1.62	3d	1	1.07mi
101 E 5th St Cahokia, IL	2.0	1.0	770	$900	$1.17	44d	1	1.11mi
811 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	1040	$1,295	$1.25	23d	1	1.13mi
142 Saint Barbara Ln East Saint Louis, IL	3.0	2.0	990	$1,300	$1.31	44d	1	1.19mi
1220 Williams St East Saint Louis, IL	3.0	1.0	876	$1,500	$1.71	15d	1	1.22mi
526 Saint Leo Dr East Saint Louis, IL	3.0	1.0	925	$1,400	$1.51	3d	1	1.25mi
1162 Smith St East Saint Louis, IL	3.0	1.0	988	$1,295	$1.31	22d	1	1.36mi
1308 Saint Stephens Dr Cahokia Heights, IL	2.0	1.0	864	$875	$1.01	16d	1	1.36mi
1308 Saint Stephens Dr Cahokia Heights, IL	2.0	1.0	864	$875	$1.01	15d	1	1.36mi
701 Saint Paul Dr East Saint Louis, IL	3.0	1.0	864	$1,500	$1.74	44d	1	1.37mi
1150 Price St Cahokia, IL	3.0	1.0	864	$1,400	$1.62	3d	1	1.40mi
1405 Williams St Cahokia Heights, IL	3.0	1.0	900	$1,500	$1.67	44d	1	1.46mi
1713 Loretta Ave East Saint Louis, IL	3.0	1.0	944	$1,095	$1.16	44d	1	1.49mi

Listing history 18 events

1. 2026-06-18
   days on market $12,400 Active 108 DOM
2. 2026-06-17
   days on market $12,400 Active 107 DOM
3. 2026-06-16
   days on market $12,400 Active 106 DOM
4. 2026-06-15
   days on market $12,400 Active 105 DOM
5. 2026-06-13
   days on market $12,400 Active 103 DOM
6. 2026-06-13
   days on market $12,400 Active 102 DOM
7. 2026-06-09
   days on market $12,400 Active 99 DOM
8. 2026-06-08
   days on market $12,400 Active 98 DOM
9. 2026-06-07
   days on market $12,400 Active 97 DOM
10. 2026-06-05
    days on market $12,400 Active 94 DOM
11. 2026-06-03
    days on market $12,400 Active 93 DOM
12. 2026-06-02
    days on market $12,400 Active 92 DOM
13. 2026-06-01
    days on market $12,400 Active 91 DOM
14. 2026-05-31
    days on market $12,400 Active 90 DOM
15. 2026-04-16
    status Active 1106-char remark

    Show marketing remark (1106 chars)

    Charming 2-bedroom home situated on a large yard, offering plenty of outdoor space and strong potential for investors or buyers looking for their next project. This property is being offered as a cash sale only, with no contingencies accepted, and is sold strictly as-is, where-is. No interior showings will be permitted, no additional interior photos are available, and interior access for inspections will not be granted. No survey or keys will be provided. All listing information is deemed reliable but not guaranteed, and buyers are responsible for completing their own due diligence prior to submitting an offer. Buyers must independently verify all property details, including but not limited to the number of bedrooms and bathrooms, square footage, room sizes, lot dimensions, and any other relevant information. Photos and marketing remarks are provided for reference purposes only. By submitting an offer, the buyer acknowledges they have independently investigated the property and are making their purchase decision based solely on their own findings. Buyer or Buyer's agent to verify MLS info.

16. 2026-04-04
    historical Active Under Contract 1106-char remark

    Show marketing remark (1106 chars)

    Charming 2-bedroom home situated on a large yard, offering plenty of outdoor space and strong potential for investors or buyers looking for their next project. This property is being offered as a cash sale only, with no contingencies accepted, and is sold strictly as-is, where-is. No interior showings will be permitted, no additional interior photos are available, and interior access for inspections will not be granted. No survey or keys will be provided. All listing information is deemed reliable but not guaranteed, and buyers are responsible for completing their own due diligence prior to submitting an offer. Buyers must independently verify all property details, including but not limited to the number of bedrooms and bathrooms, square footage, room sizes, lot dimensions, and any other relevant information. Photos and marketing remarks are provided for reference purposes only. By submitting an offer, the buyer acknowledges they have independently investigated the property and are making their purchase decision based solely on their own findings. Buyer or Buyer's agent to verify MLS info.

17. 2026-03-02
    listed $12,400 Active 1106-char remark

    Show marketing remark (1106 chars)

    Charming 2-bedroom home situated on a large yard, offering plenty of outdoor space and strong potential for investors or buyers looking for their next project. This property is being offered as a cash sale only, with no contingencies accepted, and is sold strictly as-is, where-is. No interior showings will be permitted, no additional interior photos are available, and interior access for inspections will not be granted. No survey or keys will be provided. All listing information is deemed reliable but not guaranteed, and buyers are responsible for completing their own due diligence prior to submitting an offer. Buyers must independently verify all property details, including but not limited to the number of bedrooms and bathrooms, square footage, room sizes, lot dimensions, and any other relevant information. Photos and marketing remarks are provided for reference purposes only. By submitting an offer, the buyer acknowledges they have independently investigated the property and are making their purchase decision based solely on their own findings. Buyer or Buyer's agent to verify MLS info.

18. 2013-10-17
    soldstatus $10,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 69% 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: $13,598
• − Mortgage interest: −$695
• − Property taxes: −$186
• − Insurance: −$62
• − Repairs & maintenance: −$1,088
• − Management: −$1,088
• − Depreciation: −$361
• Taxable income: $10,119
• Est. tax owed @ 24.0%: −$2,429
• After-tax cash flow: $7,286/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

+24.0% since first listed

4 events — show timeline

• 2026-04-16 Relisted — MARIS as Distributed by MLS Grid
• 2026-04-04 Contingent — MARIS as Distributed by MLS Grid
• 2026-03-02 Listed $12,400 MARIS as Distributed by MLS Grid
• 2013-10-17 Sold (Public Records) $10,000 Public Records

Property tax history

-0.1%/yr

Latest (2024): $784 · +10.7% YoY. Source: county tax records.