None · Cahokia Heights, IL 62206

$65,000

3 bd · 2.0 ba · 1,100 sqft · SingleFamily public records · 44 Days on market

Built 1950 0.32 ac lot $59/sqft · 26% below area Est $87k · 26% 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

Discover a unique opportunity at 1921 Camp Jackson RD, Cahokia IL 62206, a single-family residence built in 1950. This property offers a chance to embrace a distinctive lifestyle in a home with established character. Envision your future at this address and schedule a private showing to experience its full potential. This is a perfect investment opportunity already producing rental income with a long term tenant in place. Great for a seasoned investor, or someone looking to get started on their portfolio.

Key facts

• 0.32 acre lot
• Built 1950
• Listed 43 days

Property features AI

Finance

• Other: Above-grade finished area: 1,100 (source: public records); Property type: Residential — Single Family Residence; Ownership type: Private; No pool; No other structures; Green feature: Insulation
• Financial info: Lease not considered
• HOA & community: No community features listed

Exterior

• Parking: Gravel parking
• Security: Fire alarm
• Utilities: Public water; Public sewer; Ameren electric; Cable available
• Home design: Single family residence; One story; Private ownership; Fixer condition
• Construction: Vinyl siding; Shingle roof; Other foundation
• Exterior features: Deck; Entry steps/stairs; Level lot; Other lot features

Interior

• Kitchen: No appliances listed
• Bedrooms: 3 bedrooms (all on main level)
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom (on main level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Ceiling fan(s); Insulated windows; Unfinished basement
• Laundry & utility: Laundry located in basement

🏷️ Possibly a rental listed for sale. The $65,000 price doesn't fit this home's estimated sale value (~$87,290) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $645 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.
• Cap rate 18.2% 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: 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; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $1,386/mo this rent would consume 49% 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 $449 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 $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $63,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.13% ✓
• Cap rate: 18.21%
• Cash-on-cash: 42.55%
• DSCR: 2.89
• GRM: 3.9

CMA / ARV

• ARV (median comp): $87,290
• List price: $65,000
• Delta: -25.54%
• 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
1851 Camp Jackson Rd	0.10mi	3/1.5	1,200 (+9%)	10mo	$117,000	$98	70
20 Melvin Dr	0.60mi	3/1.0	1,105 (+0%)	12mo	$105,000	$95	57
21 Westwood Dr	0.64mi	4/1.0 (+1)	1,100 (0%)	12mo	$56,000	$51	51
20 Leonard Dr	0.55mi	4/2.0 (+1)	975 (-11%)	0mo	$110,000	$113	50
2 Margie Dr	0.67mi	4/2.0 (+1)	1,152 (+5%)	8mo	$110,000	$95	50
1700 Theodore Ln	0.57mi	3/1.0	1,216 (+10%)	6mo	$50,000	$41	46
19 Leonard Dr	0.55mi	3/1.0	936 (-15%)	1mo	$59,000	$63	45
1808 Mullens Ave	0.69mi	3/1.0	992 (-10%)	6mo	$105,000	$106	43
1764 Parklane Dr	0.45mi	3/1.0	936 (-15%)	9mo	$99,000	$106	42
11 Westwood Dr	0.59mi	4/1.0 (+1)	1,225 (+11%)	6mo	$110,000	$90	39
1735 Parklane Dr	0.58mi	4/1.0 (+1)	1,248 (+14%)	6mo	$110,000	$88	37
1710 Parklane Dr	0.72mi	4/1.0 (+1)	1,225 (+11%)	5mo	$110,000	$90	34

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: 39.3%
• Equity multiple: 2.68×
• Total profit: $30,592
• Equity at exit: $9,692

10-year hold

• IRR: 45.7%
• Equity multiple: 5.38×
• Total profit: $79,653
• Equity at exit: $5,620

Cash invested: $18,200 (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: 3.9×

Monthly cashflow live

• Estimated rent: $1,386 high
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $645

Break-even live

Break-even rent $569

Max offer price $65,000

Occupancy floor 48%

Sensitivity live

Price	-10% $690	-5% $668	+0% $645	+5% $623	+10% $600
Rent	-10% $536	-5% $591	+0% $645	+5% $700	+10% $755
Rate	-1.0pp $678	-0.5pp $662	base $645	+0.5pp $629	+1.0pp $611

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2008 Delores St East Saint Louis, IL	3.0	1.0	925	$1,250	$1.35	5d	1	0.20mi
2116 Doris Ave Cahokia Heights, IL	3.0	1.0	880	$1,400	$1.59	23d	1	0.22mi
2 E Adams Dr East Saint Louis, IL	3.0	1.0	925	$885	$0.96	45d	1	0.56mi
13 Drexel Dr East Saint Louis, IL	3.0	1.0	925	$995	$1.08	13d	1	0.61mi
102 Melvin Dr Unit 34 Sauget, IL	4.0	1.0	1352	$1,700	$1.26	9d	1	0.65mi
32 Drexel Dr East Saint Louis, IL	4.0	1.0	1362	$1,675	$1.23	0d	1	0.67mi
1808 Mullens Ave Cahokia Heights, IL	3.0	1.0	992	$1,500	$1.51	4d	1	0.67mi
70 W Adams Dr East Saint Louis, IL	3.0	1.0	925	$1,200	$1.30	45d	1	0.68mi
1710 Parklane Dr East Saint Louis, IL	4.0	1.0	1225	$1,395	$1.14	45d	1	0.74mi
1421 Richard Dr East Saint Louis, IL	3.0	1.0	936	$1,100	$1.18	3d	1	0.78mi
1706 Andrews Dr East Saint Louis, IL	4.0	1.0	925	$1,320	$1.43	25d	1	0.79mi
1420 Williams St East Saint Louis, IL	4.0	1.0	1300	$1,500	$1.15	45d	1	0.80mi
1417 Richard Dr East Saint Louis, IL	3.0	1.0	936	$1,400	$1.50	23d	1	0.81mi
1614 Parklane Dr East Saint Louis, IL	4.0	1.0	1152	$1,400	$1.22	25d	1	0.81mi
1716 # E Unit Loretta Ave unit East St Louis, IL	2.0	1.0	720	$1,000	$1.39	45d	1	0.85mi
1713 Loretta Ave East Saint Louis, IL	3.0	1.0	944	$1,095	$1.16	45d	1	0.87mi
1405 Williams St Cahokia Heights, IL	3.0	1.0	900	$1,500	$1.67	45d	1	0.88mi
2231 Loren St Cahokia Heights, IL	2.0	1.0	1000	$1,195	$1.20	45d	1	0.91mi
13 Marilyn Ln East Saint Louis, IL	3.0	1.0	995	$1,150	$1.16	45d	1	0.95mi
1312 Saint Raphael St East Saint Louis, IL	3.0	1.0	1280	$1,500	$1.17	45d	1	1.01mi
1308 Saint Stephens Dr Cahokia Heights, IL	2.0	1.0	864	$875	$1.01	17d	1	1.02mi
1308 Saint Stephens Dr Cahokia Heights, IL	2.0	1.0	864	$875	$1.01	16d	1	1.02mi
8 Louise Ln East Saint Louis, IL	3.0	1.0	1150	$1,275	$1.11	18d	1	1.09mi
1220 Williams St East Saint Louis, IL	3.0	1.0	876	$1,500	$1.71	16d	1	1.13mi
6 Delores Dr East Saint Louis, IL	3.0	1.0	864	$1,300	$1.50	25d	1	1.14mi
6 Delores Dr East Saint Louis, IL	3.0	1.0	864	$1,300	$1.50	13d	1	1.14mi
21 Agnes Dr Cahokia, IL	3.0	1.0	864	$1,050	$1.22	23d	1	1.18mi
302 Saint Leonard Dr East Saint Louis, IL	3.0	1.0	1155	$1,300	$1.13	45d	1	1.19mi
818 La Salle Dr East Saint Louis, IL	3.0	1.0	1106	$1,300	$1.18	25d	1	1.37mi
1109 Saint Helena Dr Cahokia Heights, IL	3.0	1.0	825	$1,400	$1.70	4d	1	1.40mi
1162 Smith St East Saint Louis, IL	3.0	1.0	988	$1,295	$1.31	23d	1	1.43mi
850 Saint Bartholomew Dr Cahokia, IL	3.0	1.0	1050	$1,285	$1.22	0d	1	1.46mi
850 Saint Bartholomew Dr Cahokia, IL	3.0	1.0	1050	$1,285	$1.22	17d	1	1.46mi
819 Mildred Ave East Saint Louis, IL	3.0	1.0	936	$1,250	$1.34	23d	1	1.50mi

Listing history 21 events

1. 2026-06-21
   days on market $65,000 Active 44 DOM
2. 2026-06-18
   days on market $65,000 Active 41 DOM
3. 2026-06-17
   days on market $65,000 Active 40 DOM
4. 2026-06-16
   days on market $65,000 Active 39 DOM
5. 2026-06-15
   days on market $65,000 Active 38 DOM
6. 2026-06-13
   days on market $65,000 Active 36 DOM
7. 2026-06-13
   days on market $65,000 Active 35 DOM
8. 2026-06-09
   days on market $65,000 Active 32 DOM
9. 2026-06-08
   days on market $65,000 Active 31 DOM
10. 2026-06-07
    days on market $65,000 Active 30 DOM
11. 2026-06-05
    days on market $65,000 Active 27 DOM
12. 2026-06-03
    days on market $65,000 Active 26 DOM
13. 2026-06-02
    days on market $65,000 Active 25 DOM
14. 2026-06-01
    days on market $65,000 Active 24 DOM
15. 2026-05-31
    days on market $65,000 Active 23 DOM
16. 2026-05-09
    listed $65,000 Active 510-char remark
17. 2026-05-08
    historical $65,000 510-char remark
18. 2022-11-02
    soldstatus $141,000
19. 2016-05-06
    soldstatus $45,000
20. 2016-05-06
    soldstatus $177,500
21. 1990-04-03
    soldstatus $42,500

ⓘ 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 1/10 Low FEMA zone X (shaded) · 0% 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: $16,626
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$1,330
• − Management: −$1,330
• − Depreciation: −$1,891
• Taxable income: $7,134
• Est. tax owed @ 24.0%: −$1,712
• After-tax cash flow: $6,032/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

+52.9% since first listed

6 events — show timeline

• 2026-05-09 Listed $65,000 MARIS as Distributed by MLS Grid
• 2026-05-08 Coming Soon $65,000 MARIS as Distributed by MLS Grid
• 2022-11-02 Sold (Public Records) $141,000 Public Records
• 2016-05-06 Sold (Public Records) $177,500 Public Records
• 2016-05-06 Sold (Public Records) $45,000 Public Records
• 1990-04-03 Sold (Public Records) $42,500 Public Records

Property tax history

-27.9%/yr

Latest (2024): $44 · -97.7% YoY. Source: county tax records.