234 St John Dr · Cahokia Heights, IL 62206

$27,000

3 bd · 2.0 ba · 957 sqft · Land public records · 178 Days on market

Built 1954 0.29 ac lot ↓ 4% since listing

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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

Investor Special with strong upside! New listing located at the end of a quiet cul-de-sac in Cahokia, IL. Property is being sold AS-IS and is priced to reflect needed updates. Excellent opportunity for a fix-and-flip or buy-and-hold investment. The layout and lot provide solid value-add potential for investors looking to force appreciation through renovations. Plenty of room to maximize returns with the right improvements. Bring your vision and capitalize on the upside this property has to offer!

Key facts

• 0.29 acre lot
• Garage
• Built 1954

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $27k.

Deal economics

• At list price, monthly cash flow is $904 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $27k).
• Recommended offer: $24k (12.0% below list) — sets the bar for market timing.
• Cap rate 46.5% 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; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $1,380/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 $187 of loan paydown is wiped out by about $810 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 $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 178 days — a 12% lower offer ($24k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y ago; this cycle's ask has dropped $13k (32%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1954 — 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 $23,760 (12.0% below list)

Questions for the listing agent

1. It's been on market 178 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 1954 — 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: 5.11% ✓
• Cap rate: 46.46%
• Cash-on-cash: 143.45%
• DSCR: 7.38
• GRM: 1.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 8.04×
• Total profit: $53,205
• Equity at exit: $4,026

10-year hold

• IRR: —
• Equity multiple: 16.94×
• Total profit: $120,532
• Equity at exit: $2,334

Cash invested: $7,560 (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: 1.6×

Monthly cashflow live

• Estimated rent: $1,380 high
• Mortgage (P&I): −$142
• Tax est. 1.5%: −$34 /mo · $405/yr
• Insurance: −$11
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $904

Break-even live

Break-even rent $236

Max offer price $27,000

Occupancy floor 30%

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: $6,750
• Closing costs: $810
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1706 Andrews Dr East Saint Louis, IL	4.0	1.0	925	$1,320	$1.43	23d	1	0.25mi
1308 Saint Stephens Dr Cahokia Heights, IL	2.0	1.0	864	$875	$1.01	14d	1	0.56mi
1308 Saint Stephens Dr Cahokia Heights, IL	2.0	1.0	864	$875	$1.01	16d	1	0.56mi
1162 Smith St East Saint Louis, IL	3.0	1.0	988	$1,295	$1.31	21d	1	0.56mi
1421 Richard Dr East Saint Louis, IL	3.0	1.0	936	$1,100	$1.18	1d	1	0.58mi
1417 Richard Dr East Saint Louis, IL	3.0	1.0	936	$1,400	$1.50	21d	1	0.58mi
1150 Price St Cahokia, IL	3.0	1.0	864	$1,400	$1.62	2d	1	0.64mi
1405 Williams St Cahokia Heights, IL	3.0	1.0	900	$1,500	$1.67	43d	1	0.64mi
1220 Williams St East Saint Louis, IL	3.0	1.0	876	$1,500	$1.71	14d	1	0.70mi
2008 Delores St East Saint Louis, IL	3.0	1.0	925	$1,250	$1.35	4d	1	0.76mi
1109 Saint Helena Dr Cahokia Heights, IL	3.0	1.0	825	$1,400	$1.70	2d	1	0.78mi
1808 Mullens Ave Cahokia Heights, IL	3.0	1.0	992	$1,500	$1.51	2d	1	0.82mi
1716 # E Unit Loretta Ave unit East St Louis, IL	2.0	1.0	720	$1,000	$1.39	43d	1	0.86mi
142 Saint Barbara Ln East Saint Louis, IL	3.0	2.0	990	$1,300	$1.31	43d	1	0.86mi
1713 Loretta Ave East Saint Louis, IL	3.0	1.0	944	$1,095	$1.16	43d	1	0.89mi
701 Saint Paul Dr East Saint Louis, IL	3.0	1.0	864	$1,500	$1.74	43d	1	0.91mi
818 La Salle Dr East Saint Louis, IL	3.0	1.0	1106	$1,300	$1.18	23d	1	0.95mi
811 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	1040	$1,295	$1.25	23d	1	0.99mi
819 Mildred Ave East Saint Louis, IL	3.0	1.0	936	$1,250	$1.34	21d	1	1.01mi
121 Saint Dorothy Dr Cahokia, IL	3.0	1.0	988	$1,500	$1.52	43d	1	1.03mi
2116 Doris Ave Cahokia Heights, IL	3.0	1.0	880	$1,400	$1.59	21d	1	1.07mi
705 Saint Martin Dr East Saint Louis, IL	4.0	1.0	1033	$1,600	$1.55	21d	1	1.13mi
526 Saint Leo Dr East Saint Louis, IL	3.0	1.0	925	$1,400	$1.51	2d	1	1.16mi
502 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	864	$1,400	$1.62	2d	1	1.21mi
148 Saint James Ln East Saint Louis, IL	3.0	1.0	864	$1,200	$1.39	43d	1	1.21mi
850 Saint Bartholomew Dr Cahokia, IL	3.0	1.0	1050	$1,285	$1.22	16d	1	1.22mi
500 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	864	$950	$1.10	23d	1	1.22mi
124 Saint James Ln Cahokia Heights, IL	3.0	1.0	1064	$1,350	$1.27	43d	1	1.27mi
1115 Saint Marcella Dr East Saint Louis, IL	3.0	1.0	864	$1,500	$1.74	14d	1	1.32mi
111 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	1040	$1,350	$1.30	43d	1	1.38mi
101 E 5th St Cahokia, IL	2.0	1.0	770	$900	$1.17	43d	1	1.38mi
2 E Adams Dr East Saint Louis, IL	3.0	1.0	925	$885	$0.96	43d	1	1.49mi
1130 Water St East Saint Louis, IL	3.0	1.0	1100	$1,450	$1.32	23d	1	1.50mi

Listing history 16 events

1. 2026-06-09
   days on market $27,000 Active 178 DOM
2. 2026-06-08
   days on market $27,000 Active 177 DOM
3. 2026-06-07
   days on market $27,000 Active 176 DOM
4. 2026-06-05
   days on market $27,000 Active 173 DOM
5. 2026-06-03
   days on market $27,000 Active 172 DOM
6. 2026-06-02
   days on market $27,000 Active 171 DOM
7. 2026-06-01
   days on market $27,000 Active 170 DOM
8. 2026-05-31
   days on market $27,000 Active 169 DOM
9. 2026-04-08
   price $27,000 501-char remark

   Show marketing remark (501 chars)

   Investor Special with strong upside! New listing located at the end of a quiet cul-de-sac in Cahokia, IL. Property is being sold AS-IS and is priced to reflect needed updates. Excellent opportunity for a fix-and-flip or buy-and-hold investment. The layout and lot provide solid value-add potential for investors looking to force appreciation through renovations. Plenty of room to maximize returns with the right improvements. Bring your vision and capitalize on the upside this property has to offer!

10. 2026-01-18
    price $30,000 501-char remark

    Show marketing remark (501 chars)

    Investor Special with strong upside! New listing located at the end of a quiet cul-de-sac in Cahokia, IL. Property is being sold AS-IS and is priced to reflect needed updates. Excellent opportunity for a fix-and-flip or buy-and-hold investment. The layout and lot provide solid value-add potential for investors looking to force appreciation through renovations. Plenty of room to maximize returns with the right improvements. Bring your vision and capitalize on the upside this property has to offer!

11. 2026-01-07
    price $35,000 501-char remark

    Show marketing remark (501 chars)

    Investor Special with strong upside! New listing located at the end of a quiet cul-de-sac in Cahokia, IL. Property is being sold AS-IS and is priced to reflect needed updates. Excellent opportunity for a fix-and-flip or buy-and-hold investment. The layout and lot provide solid value-add potential for investors looking to force appreciation through renovations. Plenty of room to maximize returns with the right improvements. Bring your vision and capitalize on the upside this property has to offer!

12. 2025-12-13
    listed $40,000 Active 501-char remark

    Show marketing remark (501 chars)

    Investor Special with strong upside! New listing located at the end of a quiet cul-de-sac in Cahokia, IL. Property is being sold AS-IS and is priced to reflect needed updates. Excellent opportunity for a fix-and-flip or buy-and-hold investment. The layout and lot provide solid value-add potential for investors looking to force appreciation through renovations. Plenty of room to maximize returns with the right improvements. Bring your vision and capitalize on the upside this property has to offer!

13. 2015-04-10
    soldstatus $50,500
14. 2013-06-14
    soldstatus 33-char remark

    Show marketing remark (33 chars)

    Property Listed and Sold same day

15. 2013-03-14
    listed $35,000 33-char remark

    Show marketing remark (33 chars)

    Property Listed and Sold same day

16. 1992-05-01
    soldstatus $28,000

ⓘ 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: $16,562
• − Mortgage interest: −$1,512
• − Property taxes: −$405
• − Insurance: −$135
• − Repairs & maintenance: −$1,325
• − Management: −$1,325
• − Depreciation: −$785
• Taxable income: $11,074
• Est. tax owed @ 24.0%: −$2,658
• After-tax cash flow: $8,187/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

-3.6% since first listed

8 events — show timeline

• 2026-04-08 Price Changed $27,000 MARIS as Distributed by MLS Grid
• 2026-01-18 Price Changed $30,000 MARIS as Distributed by MLS Grid
• 2026-01-07 Price Changed $35,000 MARIS as Distributed by MLS Grid
• 2025-12-13 Listed $40,000 MARIS as Distributed by MLS Grid
• 2015-04-10 Sold (Public Records) $50,500 Public Records
• 2013-06-14 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2013-03-14 Listed $35,000 MARIS as Distributed by MLS Grid
• 1992-05-01 Sold (Public Records) $28,000 Public Records

Property tax history

+2.6%/yr

Latest (2020): $1,808 · -0.2% YoY. Source: county tax records.