213 Kinder St · Cahokia Heights, IL 62206

$99,000

5 bd · 2.0 ba · 1,440 sqft · SingleFamily public records · 28 Days on market

Built 1955 8,276 sqft lot Est $95k · at est.

---

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 +5.6/15.0
• 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

Spacious 2-story home offering 5 bedrooms, 2 bathrooms and a 1-car carport! This property features a large living room, separate dining area and a roomy kitchen with plenty of cabinet and counter space. The main floor offers flexible living space, while the full basement is partially finished for additional storage or in-law living space as it has a separate entrance and kitchenette. Exterior features include a covered front porch, vinyl siding and driveway with carport parking. Great opportunity for an owner-occupant or investor looking for space and potential. Cash or conventional loan only. Sold as-is.

Key facts

• Separate entrance
• Roomy kitchen
• Large living room

Tags

• LARGE LIVING ROOM
• SEPARATE DINING AREA
• ROOMY KITCHEN
• FLEXIBLE LIVING SPACE
• PARTIALLY FINISHED BASEMENT
• SEPARATE ENTRANCE

Property features AI

Finance

• Other: Property is not currently leased; Possession at closing
• HOA & community: No master association fees required

Exterior

• Parking: Detached garage (1-car)
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; 2-story layout; Fee simple ownership; Property estimated to be 71–80 years old; Built before 1978; Vinyl siding
• Construction: Vinyl siding construction
• Exterior features: Lot dimensions approximately 84 x 83.18; Lot smaller than 0.25 acre

Interior

• Kitchen: Kitchen (main level)
• Bedrooms: 5 bedrooms (Master bedroom on second level; other bedrooms on main and second levels)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric forced air heating; Central air conditioning
• Interior features: Partially finished full basement with walk-out access; 7 total rooms
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $671 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $98k (1.5% 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) — 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; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 $1,791/mo this rent would consume 64% 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 ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $25k; list at $99k implies a 296% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $97,515 (1.5% below list)

Questions for the listing agent

1. Built in 1955 — 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: 1.81% ✓
• Cap rate: 14.43%
• Cash-on-cash: 29.06%
• DSCR: 2.29
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $95,040
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
120 Walnut St	0.44mi	4/2.0 (-1)	1,488 (+3%)	1mo	$154,000	$103	68
444 Chaudet Ave	0.29mi	4/1.0 (-1)	1,448 (+1%)	17mo	$77,500	$54	63
3919 White St	0.37mi	5/1.0	1,529 (+6%)	9mo	$89,500	$59	61
614 Cooper Dr	0.68mi	4/2.0 (-1)	1,363 (-5%)	2mo	$90,000	$66	53
496 Garrison Ave	0.36mi	4/1.0 (-1)	1,565 (+9%)	9mo	$110,000	$70	52
794 Mildred Ave	0.68mi	4/1.0 (-1)	1,480 (+3%)	4mo	$77,500	$52	52
715 Sparks Ave	0.74mi	4/1.0 (-1)	1,407 (-2%)	12mo	$110,000	$78	43

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: 23.5%
• Equity multiple: 1.97×
• Total profit: $26,782
• Equity at exit: $14,761

10-year hold

• IRR: 31.4%
• Equity multiple: 3.84×
• Total profit: $78,640
• 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: 4.6×

Monthly cashflow live

• Estimated rent: $1,791 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$183 /mo · $2,199/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $671

Break-even live

Break-even rent $941

Max offer price $99,000

Occupancy floor 58%

Sensitivity live

Price	-10% $727	-5% $699	+0% $671	+5% $643	+10% $615
Rent	-10% $530	-5% $601	+0% $671	+5% $742	+10% $813
Rate	-1.0pp $721	-0.5pp $697	base $671	+0.5pp $646	+1.0pp $620

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 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
223 Donald St East Saint Louis, IL	4.0	1.0	1794	$1,550	$0.86	45d	1	1.31mi
705 Saint Martin Dr East Saint Louis, IL	4.0	1.0	1033	$1,600	$1.55	23d	1	1.39mi
1420 Williams St East Saint Louis, IL	4.0	1.0	1300	$1,500	$1.15	45d	1	1.41mi

Listing history 17 events

1. 2026-06-21
   days on market $99,000 Active 28 DOM
2. 2026-06-18
   days on market $99,000 Active 25 DOM
3. 2026-06-17
   days on market $99,000 Active 24 DOM
4. 2026-06-16
   days on market $99,000 Active 23 DOM
5. 2026-06-15
   days on market $99,000 Active 22 DOM
6. 2026-06-13
   days on market $99,000 Active 20 DOM
7. 2026-06-13
   days on market $99,000 Active 19 DOM
8. 2026-06-09
   days on market $99,000 Active 16 DOM
9. 2026-06-08
   days on market $99,000 Active 15 DOM
10. 2026-06-07
    days on market $99,000 Active 14 DOM
11. 2026-06-05
    days on market $99,000 Active 11 DOM
12. 2026-06-03
    days on market $99,000 Active 10 DOM
13. 2026-06-02
    days on market $99,000 Active 9 DOM
14. 2026-06-01
    days on market $99,000 Active 8 DOM
15. 2026-05-31
    days on market $99,000 Active 7 DOM
16. 2026-05-24
    listed $99,000 Active
17. 1990-10-26
    soldstatus $25,000

ⓘ 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: $2,199 · $183/mo
• Projected year-2 tax: $2,223 · $185/mo
• Expected delta: +$24/yr (+$2/mo · 1.1%)

ⓘ 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 ≥108°F today · 20 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: $21,494
• − Mortgage interest: −$5,546
• − Property taxes: −$2,199
• − Insurance: −$495
• − Repairs & maintenance: −$1,720
• − Management: −$1,720
• − Depreciation: −$2,880
• Taxable income: $6,936
• Est. tax owed @ 24.0%: −$1,665
• After-tax cash flow: $6,392/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

+296.0% since first listed

2 events — show timeline

• 2026-05-24 Listed $99,000 MRED as Distributed by MLS Grid
• 1990-10-26 Sold (Public Records) $25,000 Public Records

Property tax history

+2.3%/yr

Latest (2024): $2,199 · +10.8% YoY. Source: county tax records.