2412 Mousette Ln · Cahokia Heights, IL 62206

$99,000

4 bd · 3.0 ba · 1,200 sqft · SingleFamily public records · 48 Days on market

Built 1956 9,147 sqft lot $82/sqft · 17% above area Est $85k · 17% over ↓ 10% since listing

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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 +9.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.6/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step into this cozy turn-key house that has been updated from top to bottom. Some of the well-thought updates inside include new luxury vinyl plank flooring, new kitchen cabinets, and fresh paint throughout. Outside you are greeted with brand new vinyl siding and a cheery red door. This 4-bed, 1-bath home offers an inviting open-concept floor plan on a level lot boasting mature trees for extra privacy. Located just minutes from I-64 you have easy access to multiple hospitals, shopping, and the historic Cahokia Mounds. This charming home combines comfort, convenience, and a welcoming community setting. Move-in ready and waiting for you—come see why this one feels like home!

Key facts

• 9,147 sq ft lot
• Built 1956
• Listed 48 days

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $414 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $96k (3.0% 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; 15 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 $1,405/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 $684 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 48 days — a 3% lower offer ($96k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1956 — 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 $96,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 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 1956 — 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: 1.42% ✓
• Cap rate: 11.32%
• Cash-on-cash: 17.94%
• DSCR: 1.80
• GRM: 5.9

CMA / ARV

• ARV (median comp): $84,801
• List price: $99,000
• Delta: 16.74%
• 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
37 Louise Ln	0.11mi	3/1.5 (-1)	1,104 (-8%)	0mo	$105,000	$95	70
3 Dora Dr	0.28mi	4/1.0	1,158 (-4%)	5mo	$110,000	$95	69
20 Goodman Rd	0.09mi	4/2.0	1,104 (-8%)	14mo	$87,000	$79	66
1 Helen Ct	0.28mi	3/1.0 (-1)	1,116 (-7%)	2mo	$105,000	$94	60
19 Agnes Dr	0.31mi	3/2.0 (-1)	1,296 (+8%)	7mo	$60,000	$46	58
2 Margie Dr	0.55mi	4/2.0	1,152 (-4%)	8mo	$110,000	$95	58
38 Westwood Dr	0.66mi	4/1.0	1,225 (+2%)	2mo	$90,000	$73	56
11 Westwood Dr	0.63mi	4/1.0	1,225 (+2%)	6mo	$110,000	$90	54
43 Drexel Dr	0.62mi	4/1.0	1,225 (+2%)	8mo	$90,000	$73	53
3 Agnes Dr	0.23mi	3/1.0 (-1)	1,368 (+14%)	14mo	$80,000	$58	41
21 Westwood Dr	0.64mi	4/1.0	1,100 (-8%)	12mo	$56,000	$51	38
2013 Maple Tree Ln	0.74mi	3/1.0 (-1)	1,026 (-14%)	8mo	$70,000	$68	22

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: 9.5%
• Equity multiple: 1.37×
• Total profit: $10,384
• Equity at exit: $14,761

10-year hold

• IRR: 18.7%
• Equity multiple: 2.56×
• Total profit: $43,149
• Equity at exit: $8,560

Cash invested: $27,720 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,405 high
• Mortgage (P&I): −$519
• Tax from tax record: −$135 /mo · $1,623/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $414

Break-even live

Break-even rent $881

Max offer price $99,000

Occupancy floor 66%

Sensitivity live

Price	-10% $471	-5% $442	+0% $414	+5% $386	+10% $358
Rent	-10% $303	-5% $359	+0% $414	+5% $470	+10% $525
Rate	-1.0pp $464	-0.5pp $440	base $414	+0.5pp $389	+1.0pp $363

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13 Marilyn Ln East Saint Louis, IL	3.0	1.0	995	$1,150	$1.16	44d	1	0.19mi
8 Louise Ln East Saint Louis, IL	3.0	1.0	1150	$1,275	$1.11	18d	1	0.23mi
21 Agnes Dr Cahokia, IL	3.0	1.0	864	$1,050	$1.22	22d	1	0.32mi
6 Delores Dr East Saint Louis, IL	3.0	1.0	864	$1,300	$1.50	13d	1	0.32mi
6 Delores Dr East Saint Louis, IL	3.0	1.0	864	$1,300	$1.50	24d	1	0.32mi
2 E Adams Dr East Saint Louis, IL	3.0	1.0	925	$885	$0.96	44d	1	0.54mi
32 Drexel Dr East Saint Louis, IL	4.0	1.0	1362	$1,675	$1.23	17d	1	0.55mi
13 Drexel Dr East Saint Louis, IL	3.0	1.0	925	$995	$1.08	13d	1	0.57mi
70 W Adams Dr East Saint Louis, IL	3.0	1.0	925	$1,200	$1.30	44d	1	0.72mi
2116 Doris Ave Cahokia Heights, IL	3.0	1.0	880	$1,400	$1.59	22d	1	0.84mi
2008 Delores St East Saint Louis, IL	3.0	1.0	925	$1,250	$1.35	5d	1	1.16mi
1808 Mullens Ave Cahokia Heights, IL	3.0	1.0	992	$1,500	$1.51	3d	1	1.23mi
1713 Loretta Ave East Saint Louis, IL	3.0	1.0	944	$1,095	$1.16	44d	1	1.34mi
1420 Williams St East Saint Louis, IL	4.0	1.0	1300	$1,500	$1.15	44d	1	1.48mi
1421 Richard Dr East Saint Louis, IL	3.0	1.0	936	$1,100	$1.18	3d	1	1.49mi

Listing history 3 events

1. 2026-04-24
   price $99,000 688-char remark

   Show marketing remark (688 chars)

   Step into this cozy turn-key house that has been updated from top to bottom. Some of the well-thought updates inside include new luxury vinyl plank flooring, new kitchen cabinets, and fresh paint throughout. Outside you are greeted with brand new vinyl siding and a cheery red door. This 4-bed, 1-bath home offers an inviting open-concept floor plan on a level lot boasting mature trees for extra privacy. Located just minutes from I-64 you have easy access to multiple hospitals, shopping, and the historic Cahokia Mounds. This charming home combines comfort, convenience, and a welcoming community setting. Move-in ready and waiting for you—come see why this one feels like home!

2. 2026-04-09
   listed $110,000 Active 688-char remark

   Show marketing remark (688 chars)

   Step into this cozy turn-key house that has been updated from top to bottom. Some of the well-thought updates inside include new luxury vinyl plank flooring, new kitchen cabinets, and fresh paint throughout. Outside you are greeted with brand new vinyl siding and a cheery red door. This 4-bed, 1-bath home offers an inviting open-concept floor plan on a level lot boasting mature trees for extra privacy. Located just minutes from I-64 you have easy access to multiple hospitals, shopping, and the historic Cahokia Mounds. This charming home combines comfort, convenience, and a welcoming community setting. Move-in ready and waiting for you—come see why this one feels like home!

3. 2026-04-07
   historical $110,000 688-char remark

   Show marketing remark (688 chars)

   Step into this cozy turn-key house that has been updated from top to bottom. Some of the well-thought updates inside include new luxury vinyl plank flooring, new kitchen cabinets, and fresh paint throughout. Outside you are greeted with brand new vinyl siding and a cheery red door. This 4-bed, 1-bath home offers an inviting open-concept floor plan on a level lot boasting mature trees for extra privacy. Located just minutes from I-64 you have easy access to multiple hospitals, shopping, and the historic Cahokia Mounds. This charming home combines comfort, convenience, and a welcoming community setting. Move-in ready and waiting for you—come see why this one feels like home!

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

Tax reassessment forecast IL · Partial reset (capped growth)

• Current annual tax: $1,623 · $135/mo
• Projected year-2 tax: $1,935 · $161/mo
• Expected delta: +$312/yr (+$26/mo · 19.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 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: $16,863
• − Mortgage interest: −$5,546
• − Property taxes: −$1,623
• − Insurance: −$495
• − Repairs & maintenance: −$1,349
• − Management: −$1,349
• − Depreciation: −$2,880
• Taxable income: $3,621
• Est. tax owed @ 24.0%: −$869
• After-tax cash flow: $4,105/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

-10.0% since first listed

3 events — show timeline

• 2026-04-24 Price Changed $99,000 MARIS as Distributed by MLS Grid
• 2026-04-09 Listed $110,000 MARIS as Distributed by MLS Grid
• 2026-04-07 Coming Soon $110,000 MARIS as Distributed by MLS Grid