317 Sauget Ave · Cahokia Heights, IL 62206

$99,900

3 bd · 3.0 ba · 1,076 sqft · SingleFamily public records · 166 Days on market

Built 1976 9,147 sqft lot $93/sqft · 51% above area

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• ARV discount +7.5/15.0
• 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 MLS

Back on market and move-in ready! This charming 3 bed, 2 bath home offers an open-concept layout perfect for everyday living and entertaining. Enjoy the convenience of an attached garage and a spacious backyard with plenty of room to relax, play, or host gatherings. Don’t miss your second chance to own this beautiful home!

Key facts

• Covered porch
• Spacious backyard
• Fenced yard

Tags

• SPACIOUS BACKYARD
• FENCED YARD
• COVERED PORCH
• DECK

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $435 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.

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.
• Market conditions: 152 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 41% 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).
• At $1,425/mo this rent would consume 51% 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 $691 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 166 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y 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.
• Current owner paid $44k; list at $100k implies a 127% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 166 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 1976 — 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. 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.
6. 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.
7. 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: 1.43% ✓
• Cap rate: 11.52%
• Cash-on-cash: 18.66%
• DSCR: 1.83
• GRM: 5.8

CMA / ARV

• ARV (median comp): $66,177
• List price: $99,900
• Delta: 50.96%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
600 Plum	0.19mi	3/1.0	1,070 (-1%)	3mo	$43,900	$41	80
805 Plum St	0.11mi	3/1.0	1,210 (+12%)	3mo	$105,000	$87	64
804 Saint Matthew	0.62mi	3/1.0	1,072 (-0%)	2mo	$85,000	$79	61
9 Saint Lambert Dr	0.50mi	4/1.0 (+1)	1,104 (+3%)	1mo	$110,000	$100	58
311 Green St	0.28mi	3/1.0	936 (-13%)	1mo	$54,000	$58	57
9 Saint Lambert Dr	0.50mi	4/1.0 (+1)	1,104 (+3%)	5mo	$55,000	$50	55
508 Saint James Dr	0.51mi	3/2.0	962 (-11%)	1mo	$35,000	$36	54
518 Saint James Dr	0.47mi	3/1.0	967 (-10%)	1mo	$40,000	$41	52
526 Saint Leo Dr	0.49mi	3/1.0	925 (-14%)	2mo	$85,000	$92	44
3 Saint Columba Dr	0.61mi	3/1.0	957 (-11%)	5mo	$105,000	$110	41
510 Saint Paul Dr	0.73mi	4/1.0 (+1)	1,144 (+6%)	5mo	$85,950	$75	38
706 Saint Maud Dr	0.65mi	4/1.0 (+1)	1,232 (+14%)	3mo	$72,500	$59	30

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: 10.4%
• Equity multiple: 1.41×
• Total profit: $11,541
• Equity at exit: $14,895

10-year hold

• IRR: 19.5%
• Equity multiple: 2.64×
• Total profit: $45,816
• Equity at exit: $8,638

Cash invested: $27,972 (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: 5.8×

Monthly cashflow live

• Estimated rent: $1,425 high
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $435

Break-even live

Break-even rent $874

Max offer price $99,900

Occupancy floor 64%

Sensitivity live

Price	-10% $504	-5% $470	+0% $435	+5% $401	+10% $366
Rent	-10% $322	-5% $379	+0% $435	+5% $491	+10% $548
Rate	-1.0pp $485	-0.5pp $460	base $435	+0.5pp $409	+1.0pp $383

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
101 E 5th St Cahokia, IL	2.0	1.0	770	$900	$1.17	44d	1	0.43mi
526 Saint Leo Dr East Saint Louis, IL	3.0	1.0	925	$1,400	$1.51	4d	1	0.50mi
705 Saint Martin Dr East Saint Louis, IL	4.0	1.0	1033	$1,600	$1.55	22d	1	0.51mi
500 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	864	$950	$1.10	24d	1	0.58mi
502 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	864	$1,400	$1.62	4d	1	0.58mi
725 Saint Norbert Dr East Saint Louis, IL	3.0	1.0	1232	$1,500	$1.22	44d	1	0.60mi
148 Saint James Ln East Saint Louis, IL	3.0	1.0	864	$1,200	$1.39	44d	1	0.62mi
1130 Water St East Saint Louis, IL	3.0	1.0	1100	$1,450	$1.32	24d	1	0.64mi
111 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	1040	$1,350	$1.30	44d	1	0.67mi
1115 Saint Marcella Dr East Saint Louis, IL	3.0	1.0	864	$1,500	$1.74	15d	1	0.69mi
124 Saint James Ln Cahokia Heights, IL	3.0	1.0	1064	$1,350	$1.27	44d	1	0.69mi
701 Saint Paul Dr East Saint Louis, IL	3.0	1.0	864	$1,500	$1.74	44d	1	0.73mi
811 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	1040	$1,295	$1.25	24d	1	0.75mi
121 Saint Dorothy Dr Cahokia, IL	3.0	1.0	988	$1,500	$1.52	44d	1	0.80mi
30 Saint Gregory Dr East Saint Louis, IL	4.0	2.0	1330	$1,395	$1.05	22d	1	0.85mi
142 Saint Barbara Ln East Saint Louis, IL	3.0	2.0	990	$1,300	$1.31	44d	1	0.85mi
1150 Price St Cahokia, IL	3.0	1.0	864	$1,400	$1.62	4d	1	1.01mi
1162 Smith St East Saint Louis, IL	3.0	1.0	988	$1,295	$1.31	22d	1	1.13mi
1109 Saint Helena Dr Cahokia Heights, IL	3.0	1.0	825	$1,400	$1.70	4d	1	1.33mi
819 Mildred Ave East Saint Louis, IL	3.0	1.0	936	$1,250	$1.34	22d	1	1.46mi
302 Saint Leonard Dr East Saint Louis, IL	3.0	1.0	1155	$1,300	$1.13	44d	1	1.47mi
1002 Upper Cahokia Rd East Saint Louis, IL	3.0	1.0	720	$860	$1.19	15d	1	1.47mi

Listing history 29 events

1. 2026-06-18
   days on market $99,900 Active 166 DOM
2. 2026-06-17
   days on market $99,900 Active 165 DOM
3. 2026-06-16
   days on market $99,900 Active 164 DOM
4. 2026-06-15
   status $99,900 Active 163 DOM
5. 2026-06-15
   days on market $99,900 Active Under Contract 163 DOM
6. 2026-06-13
   days on market $99,900 Active Under Contract 161 DOM
7. 2026-06-13
   days on market $99,900 Active Under Contract 160 DOM
8. 2026-06-09
   days on market $99,900 Active Under Contract 157 DOM
9. 2026-06-08
   days on market $99,900 Active Under Contract 156 DOM
10. 2026-06-07
    days on market $99,900 Active Under Contract 155 DOM
11. 2026-06-05
    days on market $99,900 Active Under Contract 152 DOM
12. 2026-06-03
    days on market $99,900 Active Under Contract 151 DOM
13. 2026-06-02
    days on market $99,900 Active Under Contract 150 DOM
14. 2026-06-01
    days on market $99,900 Active Under Contract 149 DOM
15. 2026-05-31
    days on market $99,900 Active Under Contract 148 DOM
16. 2026-05-06
    historical Active Under Contract 330-char remark

    Show marketing remark (330 chars)

    Back on market and move-in ready! This charming 3 bed, 2 bath home offers an open-concept layout perfect for everyday living and entertaining. Enjoy the convenience of an attached garage and a spacious backyard with plenty of room to relax, play, or host gatherings. Don’t miss your second chance to own this beautiful home!

17. 2026-04-23
    status Active 330-char remark

    Show marketing remark (330 chars)

    Back on market and move-in ready! This charming 3 bed, 2 bath home offers an open-concept layout perfect for everyday living and entertaining. Enjoy the convenience of an attached garage and a spacious backyard with plenty of room to relax, play, or host gatherings. Don’t miss your second chance to own this beautiful home!

18. 2026-04-07
    status Pending 330-char remark

    Show marketing remark (330 chars)

    Back on market and move-in ready! This charming 3 bed, 2 bath home offers an open-concept layout perfect for everyday living and entertaining. Enjoy the convenience of an attached garage and a spacious backyard with plenty of room to relax, play, or host gatherings. Don’t miss your second chance to own this beautiful home!

19. 2026-03-05
    historical Active Under Contract 330-char remark

    Show marketing remark (330 chars)

    Back on market and move-in ready! This charming 3 bed, 2 bath home offers an open-concept layout perfect for everyday living and entertaining. Enjoy the convenience of an attached garage and a spacious backyard with plenty of room to relax, play, or host gatherings. Don’t miss your second chance to own this beautiful home!

20. 2026-01-24
    status Active 330-char remark

    Show marketing remark (330 chars)

    Back on market and move-in ready! This charming 3 bed, 2 bath home offers an open-concept layout perfect for everyday living and entertaining. Enjoy the convenience of an attached garage and a spacious backyard with plenty of room to relax, play, or host gatherings. Don’t miss your second chance to own this beautiful home!

21. 2026-01-01
    historical Active Under Contract 330-char remark

    Show marketing remark (330 chars)

    Back on market and move-in ready! This charming 3 bed, 2 bath home offers an open-concept layout perfect for everyday living and entertaining. Enjoy the convenience of an attached garage and a spacious backyard with plenty of room to relax, play, or host gatherings. Don’t miss your second chance to own this beautiful home!

22. 2025-12-18
    listed $99,900 Active 330-char remark

    Show marketing remark (330 chars)

    Back on market and move-in ready! This charming 3 bed, 2 bath home offers an open-concept layout perfect for everyday living and entertaining. Enjoy the convenience of an attached garage and a spacious backyard with plenty of room to relax, play, or host gatherings. Don’t miss your second chance to own this beautiful home!

23. 2023-03-22
    soldstatus Closed 895-char remark

    Show marketing remark (895 chars)

    The opportunity to buy your new home starts here with this fabulous brick combo three-bedroom ranch home featuring two full bathrooms complete with a spacious dine-in kitchen updated with new countertops and a single car garage. This home has been completely updated with new flooring and freshly painted throughout. The HVAC system is less than five years old with the roof dating back to about five years as well. The water heater is brand new. Enjoy the large fully fenced back yard which has a rear deck and a spacious storage shed. This home is conveniently located near schools, shopping, and emergency services and just minutes from downtown Saint Louis Missouri. Homeowner to provide passing occupancy inspection. Contact your favorite realtor today for a tour. Buyer to verify all MLS data including by not limited to sq. feet, measurements, features, exemptions/taxes, schools, etc.

24. 2023-03-09
    status Pending 895-char remark

    Show marketing remark (895 chars)

    The opportunity to buy your new home starts here with this fabulous brick combo three-bedroom ranch home featuring two full bathrooms complete with a spacious dine-in kitchen updated with new countertops and a single car garage. This home has been completely updated with new flooring and freshly painted throughout. The HVAC system is less than five years old with the roof dating back to about five years as well. The water heater is brand new. Enjoy the large fully fenced back yard which has a rear deck and a spacious storage shed. This home is conveniently located near schools, shopping, and emergency services and just minutes from downtown Saint Louis Missouri. Homeowner to provide passing occupancy inspection. Contact your favorite realtor today for a tour. Buyer to verify all MLS data including by not limited to sq. feet, measurements, features, exemptions/taxes, schools, etc.

25. 2023-03-02
    listed $79,900 Active 895-char remark

    Show marketing remark (895 chars)

    The opportunity to buy your new home starts here with this fabulous brick combo three-bedroom ranch home featuring two full bathrooms complete with a spacious dine-in kitchen updated with new countertops and a single car garage. This home has been completely updated with new flooring and freshly painted throughout. The HVAC system is less than five years old with the roof dating back to about five years as well. The water heater is brand new. Enjoy the large fully fenced back yard which has a rear deck and a spacious storage shed. This home is conveniently located near schools, shopping, and emergency services and just minutes from downtown Saint Louis Missouri. Homeowner to provide passing occupancy inspection. Contact your favorite realtor today for a tour. Buyer to verify all MLS data including by not limited to sq. feet, measurements, features, exemptions/taxes, schools, etc.

26. 2023-02-10
    historical $79,900 895-char remark

    Show marketing remark (895 chars)

    The opportunity to buy your new home starts here with this fabulous brick combo three-bedroom ranch home featuring two full bathrooms complete with a spacious dine-in kitchen updated with new countertops and a single car garage. This home has been completely updated with new flooring and freshly painted throughout. The HVAC system is less than five years old with the roof dating back to about five years as well. The water heater is brand new. Enjoy the large fully fenced back yard which has a rear deck and a spacious storage shed. This home is conveniently located near schools, shopping, and emergency services and just minutes from downtown Saint Louis Missouri. Homeowner to provide passing occupancy inspection. Contact your favorite realtor today for a tour. Buyer to verify all MLS data including by not limited to sq. feet, measurements, features, exemptions/taxes, schools, etc.

27. 2015-10-28
    soldstatus
28. 2015-08-07
    listed $29,500
29. 1995-07-03
    soldstatus $44,000

ⓘ 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 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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,095
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$1,368
• − Management: −$1,368
• − Depreciation: −$2,906
• Taxable income: $3,860
• Est. tax owed @ 24.0%: −$926
• After-tax cash flow: $4,294/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

+127.0% since first listed

14 events — show timeline

• 2026-05-06 Contingent — MARIS as Distributed by MLS Grid
• 2026-04-23 Relisted — MARIS as Distributed by MLS Grid
• 2026-04-07 Pending — MARIS as Distributed by MLS Grid
• 2026-03-05 Contingent — MARIS as Distributed by MLS Grid
• 2026-01-24 Relisted — MARIS as Distributed by MLS Grid
• 2026-01-01 Contingent — MARIS as Distributed by MLS Grid
• 2025-12-18 Listed $99,900 MARIS as Distributed by MLS Grid
• 2023-03-22 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2023-03-09 Pending — MARIS as Distributed by MLS Grid
• 2023-03-02 Listed $79,900 MARIS as Distributed by MLS Grid
• 2023-02-10 Coming Soon $79,900 MARIS as Distributed by MLS Grid
• 2015-10-28 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2015-08-07 Listed $29,500 MARIS as Distributed by MLS Grid
• 1995-07-03 Sold (Public Records) $44,000 Public Records

Property tax history

-33.8%/yr

Latest (2024): $20 · -99.1% YoY. Source: county tax records.