208 St Christopher Dr · Cahokia Heights, IL 62206

$89,900

3 bd · 3.0 ba · 1,517 sqft · SingleFamily public records · 280 Days on market

Built 1960 7,840 sqft lot Est $103k · 13% under

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Why this score? — see what drove the B 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
• ARV discount +13.3/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Welcome Home to 208 Saint Christopher Drive! This ranch home features 3 Bedrooms/2 Bathrooms and approximately 1,463 square feet! This is a Fannie Mae HomePath property and is eligible under the First Look Period until 5/24/2025 at 11:00 PM. Sold AS-IS. Equal Housing Opportunity.

Key facts

• 7,840 sq ft lot
• Built 1960
• Listed 280 days

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $583 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — 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; 12 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% 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 $1,525/mo this rent would consume 54% 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 $622 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 $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 280 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $39k (30%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $32k; list at $90k implies a 177% gain — meaningful room to come down on a strong offer.

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 $79,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 280 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 1960 — 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. 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.
6. 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.
7. 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: 1.70% ✓
• Cap rate: 14.08%
• Cash-on-cash: 27.80%
• DSCR: 2.24
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $103,156
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
208 St Christopher Dr	0.00mi	3/2.0	1,463 (-4%)	1mo	$84,000	$57	89
118 Christopher Ln	0.08mi	4/1.0 (+1)	1,476 (-3%)	8mo	$15,999	$11	72
249 Saint John Dr	0.09mi	4/2.0 (+1)	1,628 (+7%)	8mo	$49,900	$31	68
214 Saint John	0.06mi	4/1.0 (+1)	1,616 (+6%)	7mo	$109,999	$68	68
223 Saint John Dr	0.07mi	4/1.0 (+1)	1,400 (-8%)	7mo	$110,000	$79	65
300 Saint Kevin St	0.32mi	4/1.0 (+1)	1,632 (+8%)	2mo	$99,900	$61	58
109 Dorcas Dr	0.20mi	3/1.0	1,316 (-13%)	7mo	$45,000	$34	55
1711 Parklane Dr	0.26mi	4/1.0 (+1)	1,315 (-13%)	1mo	$110,000	$84	52
1304 Julie Ave	0.58mi	3/1.0	1,456 (-4%)	9mo	$103,000	$71	51
1420 Williams St	0.49mi	4/1.0 (+1)	1,428 (-6%)	10mo	$110,000	$77	46
1427 Williams St	0.52mi	4/1.0 (+1)	1,300 (-14%)	2mo	$59,500	$46	37
1426 Williams St	0.50mi	4/1.0 (+1)	1,300 (-14%)	7mo	$110,000	$85	34

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: 21.9%
• Equity multiple: 1.90×
• Total profit: $22,595
• Equity at exit: $13,404

10-year hold

• IRR: 30.0%
• Equity multiple: 3.69×
• Total profit: $67,593
• Equity at exit: $7,773

Cash invested: $25,172 (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: 4.9×

Monthly cashflow live

• Estimated rent: $1,525 high
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $583

Break-even live

Break-even rent $786

Max offer price $89,900

Occupancy floor 57%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1614 Parklane Dr East Saint Louis, IL	4.0	1.0	1152	$1,400	$1.22	24d	1	0.26mi
1312 Saint Raphael St East Saint Louis, IL	3.0	1.0	1280	$1,500	$1.17	44d	1	0.31mi
102 Melvin Dr Unit 34 Sauget, IL	4.0	1.0	1352	$1,700	$1.26	8d	1	0.34mi
1710 Parklane Dr East Saint Louis, IL	4.0	1.0	1225	$1,395	$1.14	44d	1	0.35mi
302 Saint Leonard Dr East Saint Louis, IL	3.0	1.0	1155	$1,300	$1.13	44d	1	0.46mi
1420 Williams St East Saint Louis, IL	4.0	1.0	1300	$1,500	$1.15	44d	1	0.48mi
223 Donald St East Saint Louis, IL	4.0	1.0	1794	$1,550	$0.86	44d	1	0.63mi
818 La Salle Dr East Saint Louis, IL	3.0	1.0	1106	$1,300	$1.18	24d	1	0.81mi
725 Saint Norbert Dr East Saint Louis, IL	3.0	1.0	1232	$1,500	$1.22	44d	1	1.03mi
850 Saint Bartholomew Dr Cahokia, IL	3.0	1.0	1050	$1,285	$1.22	16d	1	1.07mi
124 Saint James Ln Cahokia Heights, IL	3.0	1.0	1064	$1,350	$1.27	44d	1	1.20mi
30 Saint Gregory Dr East Saint Louis, IL	4.0	2.0	1330	$1,395	$1.05	22d	1	1.48mi

Listing history 14 events

1. 2026-02-13
   status Pending
2. 2026-01-09
   price $89,900
3. 2025-12-26
   status Active
4. 2025-12-12
   status Pending
5. 2025-11-21
   price $93,000
6. 2025-10-24
   price $97,000
7. 2025-09-19
   price $105,000
8. 2025-08-20
   price $109,900
9. 2025-07-23
   price $113,000
10. 2025-06-20
    price $117,000
11. 2025-05-23
    price $124,000
12. 2025-04-24
    listed $129,000 Active
13. 1996-04-11
    soldstatus $32,500
14. 1996-04-11
    soldstatus $32,500

ⓘ 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: $18,295
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$1,464
• − Management: −$1,464
• − Depreciation: −$2,615
• Taxable income: $5,919
• Est. tax owed @ 24.0%: −$1,420
• After-tax cash flow: $5,577/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

+176.6% since first listed

14 events — show timeline

• 2026-02-13 Pending — MRED as Distributed by MLS Grid
• 2026-01-09 Price Changed $89,900 MRED as Distributed by MLS Grid
• 2025-12-26 Relisted — MRED as Distributed by MLS Grid
• 2025-12-12 Pending — MRED as Distributed by MLS Grid
• 2025-11-21 Price Changed $93,000 MRED as Distributed by MLS Grid
• 2025-10-24 Price Changed $97,000 MRED as Distributed by MLS Grid
• 2025-09-19 Price Changed $105,000 MRED as Distributed by MLS Grid
• 2025-08-20 Price Changed $109,900 MRED as Distributed by MLS Grid
• 2025-07-23 Price Changed $113,000 MRED as Distributed by MLS Grid
• 2025-06-20 Price Changed $117,000 MRED as Distributed by MLS Grid
• 2025-05-23 Price Changed $124,000 MRED as Distributed by MLS Grid
• 2025-04-24 Listed $129,000 MRED as Distributed by MLS Grid
• 1996-04-11 Sold (Public Records) $32,500 Public Records
• 1996-04-11 Sold (Public Records) $32,500 Public Records

Property tax history

-25.3%/yr

Latest (2024): $45 · -98.0% YoY. Source: county tax records.