109 Saint Barbara Ln · Cahokia Heights, IL 62206

$105,000

3 bd · 2.0 ba · 1,036 sqft · SingleFamily public records

Built 1957 6,534 sqft lot Est $95k · 10% over

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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 +8.5/10.0
• ARV discount +2.9/15.0
• 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

Investors only! This property is just waiting for a New Owner!!!! This home has over 1000 sq. ft. of Living Space and features Living Room, Kitchen, 3 Bedrooms, and 1 Full Bath - Tenant ready home. Fenced in backyard. Low maintenance home! New water heater and plumbing, Newer Roof. Not much to do except for collect the rent! 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, lot size, taxes/exemptions, schools and etc. Lots of updates to this one! Newer roof! Home is sold as-is, seller to do no inspections or repairs.

Key facts

• 6,534 sq ft lot
• Built 1957

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $398 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Cap rate 10.8% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 $1,422/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 $726 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 $29k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 13y 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: 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 $105,000

Questions for the listing agent

1. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.35% ✓
• Cap rate: 10.84%
• Cash-on-cash: 16.24%
• DSCR: 1.72
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $95,312
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
116 Saint Barbara Ln	0.04mi	3/1.0	975 (-6%)	3mo	$105,000	$108	82
1115 Saint Michael Dr	0.41mi	3/1.0	1,017 (-2%)	1mo	$82,500	$81	72
508 Saint James Dr	0.38mi	3/2.0	962 (-7%)	1mo	$35,000	$36	70
518 Saint James Dr	0.42mi	3/1.0	967 (-7%)	1mo	$40,000	$41	64
945 Howell Ave	0.53mi	3/1.0	1,084 (+5%)	0mo	$35,000	$32	63
804 Saint Matthew	0.59mi	3/1.0	1,072 (+4%)	2mo	$85,000	$79	61
526 Saint Leo Dr	0.42mi	3/1.0	925 (-11%)	2mo	$85,000	$92	57
712 Saint Monica Dr	0.42mi	3/1.0	888 (-14%)	1mo	$82,500	$93	52
603 E 5th St	0.31mi	4/1.0 (+1)	888 (-14%)	2mo	$110,000	$124	51
700 Saint Martin Dr	0.45mi	3/1.0	888 (-14%)	2mo	$105,000	$118	50
607 Saint Monica Dr	0.51mi	3/1.5	888 (-14%)	2mo	$35,000	$39	49
601 Saint Monica Dr	0.55mi	3/1.0	888 (-14%)	2mo	$105,000	$118	44

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: 7.3%
• Equity multiple: 1.28×
• Total profit: $8,354
• Equity at exit: $15,656

10-year hold

• IRR: 16.6%
• Equity multiple: 2.36×
• Total profit: $40,000
• Equity at exit: $9,078

Cash invested: $29,400 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,422 high
• Mortgage (P&I): −$551
• Tax est. 1.5%: −$131 /mo · $1,575/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $398

Break-even live

Break-even rent $919

Max offer price $105,000

Occupancy floor 67%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
121 Saint Dorothy Dr Cahokia, IL	3.0	1.0	988	$1,500	$1.52	43d	1	0.12mi
811 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	1040	$1,295	$1.25	23d	1	0.20mi
142 Saint Barbara Ln East Saint Louis, IL	3.0	2.0	990	$1,300	$1.31	43d	1	0.20mi
148 Saint James Ln East Saint Louis, IL	3.0	1.0	864	$1,200	$1.39	43d	1	0.32mi
124 Saint James Ln Cahokia Heights, IL	3.0	1.0	1064	$1,350	$1.27	43d	1	0.33mi
502 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	864	$1,400	$1.62	2d	1	0.34mi
500 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	864	$950	$1.10	23d	1	0.35mi
701 Saint Paul Dr East Saint Louis, IL	3.0	1.0	864	$1,500	$1.74	43d	1	0.41mi
1162 Smith St East Saint Louis, IL	3.0	1.0	988	$1,295	$1.31	21d	1	0.42mi
1109 Saint Helena Dr Cahokia Heights, IL	3.0	1.0	825	$1,400	$1.70	2d	1	0.42mi
1150 Price St Cahokia, IL	3.0	1.0	864	$1,400	$1.62	2d	1	0.42mi
111 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	1040	$1,350	$1.30	43d	1	0.43mi
526 Saint Leo Dr East Saint Louis, IL	3.0	1.0	925	$1,400	$1.51	2d	1	0.44mi
705 Saint Martin Dr East Saint Louis, IL	4.0	1.0	1033	$1,600	$1.55	21d	1	0.51mi
101 E 5th St Cahokia, IL	2.0	1.0	770	$900	$1.17	43d	1	0.53mi
725 Saint Norbert Dr East Saint Louis, IL	3.0	1.0	1232	$1,500	$1.22	43d	1	0.53mi
819 Mildred Ave East Saint Louis, IL	3.0	1.0	936	$1,250	$1.34	21d	1	0.56mi
302 Saint Leonard Dr East Saint Louis, IL	3.0	1.0	1155	$1,300	$1.13	43d	1	0.58mi
818 La Salle Dr East Saint Louis, IL	3.0	1.0	1106	$1,300	$1.18	23d	1	0.67mi
1220 Williams St East Saint Louis, IL	3.0	1.0	876	$1,500	$1.71	14d	1	0.71mi
1312 Saint Raphael St East Saint Louis, IL	3.0	1.0	1280	$1,500	$1.17	43d	1	0.75mi
1308 Saint Stephens Dr Cahokia Heights, IL	2.0	1.0	864	$875	$1.01	16d	1	0.76mi
1308 Saint Stephens Dr Cahokia Heights, IL	2.0	1.0	864	$875	$1.01	14d	1	0.76mi
1002 Upper Cahokia Rd East Saint Louis, IL	3.0	1.0	720	$860	$1.19	14d	1	0.83mi
850 Saint Bartholomew Dr Cahokia, IL	3.0	1.0	1050	$1,285	$1.22	16d	1	0.93mi
1405 Williams St Cahokia Heights, IL	3.0	1.0	900	$1,500	$1.67	43d	1	0.95mi
1417 Richard Dr East Saint Louis, IL	3.0	1.0	936	$1,400	$1.50	21d	1	0.99mi
1421 Richard Dr East Saint Louis, IL	3.0	1.0	936	$1,100	$1.18	1d	1	1.01mi
1420 Williams St East Saint Louis, IL	4.0	1.0	1300	$1,500	$1.15	43d	1	1.01mi
1115 Saint Marcella Dr East Saint Louis, IL	3.0	1.0	864	$1,500	$1.74	14d	1	1.07mi
1614 Parklane Dr East Saint Louis, IL	4.0	1.0	1152	$1,400	$1.22	23d	1	1.12mi
1716 # E Unit Loretta Ave unit East St Louis, IL	2.0	1.0	720	$1,000	$1.39	43d	1	1.14mi
1713 Loretta Ave East Saint Louis, IL	3.0	1.0	944	$1,095	$1.16	43d	1	1.15mi
1130 Water St East Saint Louis, IL	3.0	1.0	1100	$1,450	$1.32	23d	1	1.18mi
1706 Andrews Dr East Saint Louis, IL	4.0	1.0	925	$1,320	$1.43	23d	1	1.21mi
102 Melvin Dr Unit 34 Sauget, IL	4.0	1.0	1352	$1,700	$1.26	7d	1	1.21mi
1710 Parklane Dr East Saint Louis, IL	4.0	1.0	1225	$1,395	$1.14	43d	1	1.22mi
1808 Mullens Ave Cahokia Heights, IL	3.0	1.0	992	$1,500	$1.51	2d	1	1.25mi
30 Saint Gregory Dr East Saint Louis, IL	4.0	2.0	1330	$1,395	$1.05	21d	1	1.26mi
58 David St East Saint Louis, IL	3.0	1.0	900	$1,450	$1.61	43d	1	1.31mi

Listing history 14 events

1. 2026-05-18
   listed $105,000
2. 2026-05-18
   historical
3. 2026-02-18
   soldstatus $770,000
4. 2021-04-08
   soldstatus Closed 679-char remark

   Show marketing remark (679 chars)

   Investors only! This property is just waiting for a New Owner!!!! This home has over 1000 sq. ft. of Living Space and features Living Room, Kitchen, 3 Bedrooms, and 1 Full Bath - Tenant ready home. Fenced in backyard. Low maintenance home! New water heater and plumbing, Newer Roof. Not much to do except for collect the rent! 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, lot size, taxes/exemptions, schools and etc. Lots of updates to this one! Newer roof! Home is sold as-is, seller to do no inspections or repairs.

5. 2021-03-26
   status Pending 679-char remark

   Show marketing remark (679 chars)

   Investors only! This property is just waiting for a New Owner!!!! This home has over 1000 sq. ft. of Living Space and features Living Room, Kitchen, 3 Bedrooms, and 1 Full Bath - Tenant ready home. Fenced in backyard. Low maintenance home! New water heater and plumbing, Newer Roof. Not much to do except for collect the rent! 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, lot size, taxes/exemptions, schools and etc. Lots of updates to this one! Newer roof! Home is sold as-is, seller to do no inspections or repairs.

6. 2021-03-25
   listed $34,900 Active 679-char remark

   Show marketing remark (679 chars)

   Investors only! This property is just waiting for a New Owner!!!! This home has over 1000 sq. ft. of Living Space and features Living Room, Kitchen, 3 Bedrooms, and 1 Full Bath - Tenant ready home. Fenced in backyard. Low maintenance home! New water heater and plumbing, Newer Roof. Not much to do except for collect the rent! 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, lot size, taxes/exemptions, schools and etc. Lots of updates to this one! Newer roof! Home is sold as-is, seller to do no inspections or repairs.

7. 2021-03-24
   historical $34,900 679-char remark

   Show marketing remark (679 chars)

   Investors only! This property is just waiting for a New Owner!!!! This home has over 1000 sq. ft. of Living Space and features Living Room, Kitchen, 3 Bedrooms, and 1 Full Bath - Tenant ready home. Fenced in backyard. Low maintenance home! New water heater and plumbing, Newer Roof. Not much to do except for collect the rent! 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, lot size, taxes/exemptions, schools and etc. Lots of updates to this one! Newer roof! Home is sold as-is, seller to do no inspections or repairs.

8. 2021-01-27
   soldstatus Closed 295-char remark

   Show marketing remark (295 chars)

   Great Investment Property! Features over 1,100 sq ft. Eat-in kitchen, fireplace in the living room, spacious family room, 1-car attached garage, nice backyard with patio. Buyer to verify all MLS Data including by not limited to sq footage, measurements, features, exemptions/taxes, schools, etc.

9. 2021-01-22
   status Pending 295-char remark

   Show marketing remark (295 chars)

   Great Investment Property! Features over 1,100 sq ft. Eat-in kitchen, fireplace in the living room, spacious family room, 1-car attached garage, nice backyard with patio. Buyer to verify all MLS Data including by not limited to sq footage, measurements, features, exemptions/taxes, schools, etc.

10. 2020-12-29
    listed $18,000 Active 295-char remark

    Show marketing remark (295 chars)

    Great Investment Property! Features over 1,100 sq ft. Eat-in kitchen, fireplace in the living room, spacious family room, 1-car attached garage, nice backyard with patio. Buyer to verify all MLS Data including by not limited to sq footage, measurements, features, exemptions/taxes, schools, etc.

11. 2013-05-16
    soldstatus $50,000
12. 2013-05-09
    listed $28,000
13. 2013-05-06
    soldstatus
14. 2007-08-01
    soldstatus $57,000

ⓘ 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: $17,067
• − Mortgage interest: −$5,882
• − Property taxes: −$1,575
• − Insurance: −$525
• − Repairs & maintenance: −$1,365
• − Management: −$1,365
• − Depreciation: −$3,055
• Taxable income: $3,300
• Est. tax owed @ 24.0%: −$792
• After-tax cash flow: $3,984/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

+84.2% since first listed

14 events — show timeline

• 2026-05-18 Delisted — MARIS as Distributed by MLS Grid
• 2026-05-18 Listed $105,000 MARIS as Distributed by MLS Grid
• 2026-02-18 Sold (Public Records) $770,000 Public Records
• 2021-04-08 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2021-03-26 Pending — MARIS as Distributed by MLS Grid
• 2021-03-25 Listed $34,900 MARIS as Distributed by MLS Grid
• 2021-03-24 Coming Soon $34,900 MARIS as Distributed by MLS Grid
• 2021-01-27 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2021-01-22 Pending — MARIS as Distributed by MLS Grid
• 2020-12-29 Listed $18,000 MARIS as Distributed by MLS Grid
• 2013-05-16 Sold (Public Records) $50,000 Public Records
• 2013-05-09 Listed $28,000 MARIS as Distributed by MLS Grid
• 2013-05-06 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2007-08-01 Sold (Public Records) $57,000 Public Records

Property tax history

-33.8%/yr

Latest (2024): $15 · -99.1% YoY. Source: county tax records.