47 Saint Henry Dr · Cahokia Heights, IL 62206

$79,900

3 bd · 2.0 ba · 864 sqft · SingleFamily public records · 39 Days on market

Built 1960 6,098 sqft lot $92/sqft · 9% above area Est $73k · 9% over

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +3.3/15.0
• 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

Freshly updated 3 bedroom, 1 bathroom home with a 1 car attached garage located just minutes from Downtown St. Louis! This move-in ready property features fresh paint throughout, new carpet and new flooring, some updated light fixtures, and an updated bathroom. The refreshed kitchen includes freshly painted cabinets and new countertops for a clean, modern feel. Major updates include a new roof in 2024. Enjoy the large partially fenced flat yard with plenty of space for outdoor activities, entertaining, or pets. Excellent opportunity for homeowners or investors alike! Property has strong rental potential with estimated rents of approximately $1,200-$1,400 per month. Conveniently located near

Key facts

• Updated bathroom
• Refreshed kitchen
• New roof

Tags

• UPDATED BATHROOM
• REFRESHED KITCHEN
• NEW ROOF
• PARTIALLY FENCED YARD
• STRONG RENTAL POTENTIAL
• CONVENIENTLY LOCATED

Property features AI

Finance

• Other: Living area reported as 864 (assessor)
• Financial info: Lease not considered

Exterior

• Parking: Attached garage with space for 1 car
• Utilities: Public water; Public sewer; Electric service by Ameren; Cable available
• Home design: Single-family residence; One-story home; Residential property
• Construction: Vinyl siding; Built year and foundation information from assessor
• Exterior features: Level lot

Interior

• Bedrooms: Three bedrooms, all on the main level
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: No built-in appliances listed

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $614 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $78k (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.
• Zoned schools: Wirth/Parks Middle School (617 students, 0% FRL); 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; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $1,476/mo this rent would consume 52% 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 $552 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 $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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 $65k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $77,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 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 1960 — 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: 1.85% ✓
• Cap rate: 15.51%
• Cash-on-cash: 32.92%
• DSCR: 2.46
• GRM: 4.5

CMA / ARV

• ARV (median comp): $73,098
• List price: $79,900
• Delta: 9.31%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6 Saint Columba Dr	0.20mi	3/—	888 (+3%)	2mo	$35,000	$39	84
1071 St Margaret Dr	0.18mi	2/1.0 (-1)	864 (0%)	0mo	$6,150	$7	82
6 Saint Columba Dr	0.20mi	3/1.0	888 (+3%)	0mo	$105,000	$118	82
4 Saint Lambert Dr	0.28mi	3/1.0	864 (0%)	3mo	$105,000	$122	80
713 Saint Norbert Dr	0.65mi	3/1.0	864 (0%)	1mo	$65,000	$75	65
3 Saint Columba Dr	0.22mi	3/1.0	957 (+11%)	5mo	$105,000	$110	63
8 Saint Gregory Dr	0.21mi	4/1.0 (+1)	957 (+11%)	1mo	$110,000	$115	62
607 Saint Monica Dr	0.70mi	3/1.5	888 (+3%)	2mo	$35,000	$39	59
601 Saint Monica Dr	0.68mi	3/1.0	888 (+3%)	2mo	$105,000	$118	58
700 Saint Martin Dr	0.70mi	3/1.0	888 (+3%)	2mo	$105,000	$118	57
712 Saint Monica Dr	0.72mi	3/1.0	888 (+3%)	2mo	$82,500	$93	57
718 Saint Martin Dr	0.61mi	3/1.0	912 (+6%)	3mo	$105,000	$115	56

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: 28.1%
• Equity multiple: 2.17×
• Total profit: $26,169
• Equity at exit: $11,913

10-year hold

• IRR: 35.6%
• Equity multiple: 4.27×
• Total profit: $73,217
• Equity at exit: $6,908

Cash invested: $22,372 (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: 4.5×

Monthly cashflow live

• Estimated rent: $1,476 high
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $614

Break-even live

Break-even rent $699

Max offer price $79,900

Occupancy floor 53%

Sensitivity live

Price	-10% $669	-5% $641	+0% $614	+5% $586	+10% $559
Rent	-10% $497	-5% $556	+0% $614	+5% $672	+10% $730
Rate	-1.0pp $654	-0.5pp $634	base $614	+0.5pp $593	+1.0pp $572

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1115 Saint Marcella Dr East Saint Louis, IL	3.0	1.0	864	$1,500	$1.74	16d	1	0.08mi
1130 Water St East Saint Louis, IL	3.0	1.0	1100	$1,450	$1.32	25d	1	0.22mi
705 Saint Martin Dr East Saint Louis, IL	4.0	1.0	1033	$1,600	$1.55	24d	1	0.65mi
701 Saint Paul Dr East Saint Louis, IL	3.0	1.0	864	$1,500	$1.74	45d	1	0.70mi
526 Saint Leo Dr East Saint Louis, IL	3.0	1.0	925	$1,400	$1.51	5d	1	0.75mi
1150 Price St Cahokia, IL	3.0	1.0	864	$1,400	$1.62	5d	1	0.88mi
811 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	1040	$1,295	$1.25	0d	1	0.92mi
811 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	1040	$1,295	$1.25	25d	1	0.92mi
142 Saint Barbara Ln East Saint Louis, IL	3.0	2.0	990	$1,300	$1.31	45d	1	0.92mi
502 Saint Thomas Ln Cahokia, IL	3.0	1.0	864	$1,400	$1.62	0d	1	0.94mi
500 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	864	$950	$1.10	25d	1	0.94mi
101 E 5th St Cahokia, IL	2.0	1.0	770	$900	$1.17	45d	1	0.94mi
148 Saint James Ln East Saint Louis, IL	3.0	1.0	864	$1,200	$1.39	45d	1	0.98mi
1162 Smith St East Saint Louis, IL	3.0	1.0	988	$1,295	$1.31	24d	1	1.01mi
121 Saint Dorothy Dr Cahokia, IL	3.0	1.0	988	$1,500	$1.52	45d	1	1.03mi
124 Saint James Ln Cahokia Heights, IL	3.0	1.0	1064	$1,350	$1.27	45d	1	1.11mi
111 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	1040	$1,350	$1.30	45d	1	1.16mi
1109 Saint Helena Dr Cahokia Heights, IL	3.0	1.0	825	$1,400	$1.70	5d	1	1.42mi
1706 Andrews Dr East Saint Louis, IL	4.0	1.0	925	$1,320	$1.43	25d	1	1.46mi

Listing history 22 events

1. 2026-06-21
   days on market $79,900 Active 39 DOM
2. 2026-06-18
   days on market $79,900 Active 36 DOM
3. 2026-06-17
   statusdays on market $79,900 Active 35 DOM
4. 2026-06-16
   days on market $79,900 Active Under Contract 34 DOM
5. 2026-06-15
   days on market $79,900 Active Under Contract 33 DOM
6. 2026-06-13
   days on market $79,900 Active Under Contract 31 DOM
7. 2026-06-13
   statusdays on market $79,900 Active Under Contract 30 DOM
8. 2026-06-09
   days on market $79,900 Active 27 DOM
9. 2026-06-08
   days on market $79,900 Active 26 DOM
10. 2026-06-07
    days on market $79,900 Active 25 DOM
11. 2026-06-05
    days on market $79,900 Active 22 DOM
12. 2026-06-03
    days on market $79,900 Active 21 DOM
13. 2026-06-02
    days on market $79,900 Active 20 DOM
14. 2026-06-01
    days on market $79,900 Active 19 DOM
15. 2026-05-31
    days on market $79,900 Active 18 DOM
16. 2026-05-13
    listed $79,900 Active 1024-char remark
17. 2025-05-20
    listed $87,500 Active
18. 2025-05-19
    historical
19. 2025-03-26
    listed $87,500 Active
20. 2024-03-13
    soldstatus $65,000
21. 2017-08-18
    price $32,900
22. 2005-12-27
    soldstatus $40,000

ⓘ 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 3/10 Moderate FEMA zone X (shaded) · 20% 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: $17,711
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$400
• − Repairs & maintenance: −$1,417
• − Management: −$1,417
• − Depreciation: −$2,324
• Taxable income: $6,479
• Est. tax owed @ 24.0%: −$1,555
• After-tax cash flow: $5,811/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

+99.8% since first listed

9 events — show timeline

• 2026-06-16 Relisted — MARIS as Distributed by MLS Grid
• 2026-06-10 Contingent — MARIS as Distributed by MLS Grid
• 2026-05-13 Listed $79,900 MARIS as Distributed by MLS Grid
• 2025-05-20 Listed $87,500 MARIS as Distributed by MLS Grid
• 2025-05-19 Coming Soon — MARIS as Distributed by MLS Grid
• 2025-03-26 Listed $87,500 MARIS as Distributed by MLS Grid
• 2024-03-13 Sold (Public Records) $65,000 Public Records
• 2017-08-18 Price Changed $32,900 MARIS as Distributed by MLS Grid
• 2005-12-27 Sold (Public Records) $40,000 Public Records

Property tax history

-21.6%/yr

Latest (2024): $90 · -94.6% YoY. Source: county tax records.