1227 Williams St · Cahokia Heights, IL 62206

$69,900

3 bd · 2.0 ba · 960 sqft · SingleFamily public records · 85 Days on market

Built 1953 8,276 sqft lot $73/sqft · 6% below area Est $74k · 6% 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 +10.2/15.0
• 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 MLS

Turnkey cash-flow opportunity with immediate income in place! This professionally managed 3-bedroom, 1-bath ranch has just been leased at $850/month with a tenant scheduled to move in on 6/22, making this an ideal low-hassle addition to any investment portfolio. Major capital improvements have already been completed, including a brand-new furnace, new A/C unit, and a new water heater being installed this week. The roof is only two years old, significantly reducing near-term maintenance concerns and helping protect long-term returns. The City of Cahokia has already granted the occupancy certificate, offering additional peace of mind for the next owner. The home features a functional layout with a spacious living area, eat-in kitchen, and a large detached garage that adds strong tenant appeal through additional storage, workshop potential, or secure parking. Situated on a generous lot, the property offers the kind of practical features renters consistently seek, supporting long-term occupancy and stable performance. Investors will appreciate the combination of immediate cash flow, professional management already in place through Christone Property Management, and recent mechanical updates that help minimize deferred maintenance expenses. Properties in this price range continue to see strong rental demand, making this an attractive option for both seasoned investors and those looking to enter the rental market with a stabilized asset. Conveniently located near major roadways, shopping, and everyday amenities, this property checks the boxes for affordability, functionality, and dependable income potential.

Key facts

• Generous lot
• Eat-in kitchen
• Secure parking

Tags

• DETACHED GARAGE
• EAT-IN KITCHEN
• GENEROUS LOT
• SECURE PARKING
• ACCESS TO MAJOR ROADWAYS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $577 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $66k (6.0% 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; 34 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 $1,342/mo this rent would consume 48% 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 $483 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 $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 2 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 $52k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1953 — 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 $65,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1953 — 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: 1.92% ✓
• Cap rate: 16.20%
• Cash-on-cash: 35.39%
• DSCR: 2.57
• GRM: 4.3

CMA / ARV

• ARV (median comp): $74,427
• List price: $69,900
• Delta: -6.08%
• 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
1408 Williams St	0.23mi	3/1.0	936 (-2%)	1mo	$80,000	$85	80
1106 Saint Benedict Dr	0.37mi	3/1.0	957 (-0%)	2mo	$74,500	$78	76
1426 Richard Dr	0.34mi	3/1.5	912 (-5%)	2mo	$80,000	$88	72
1313 Saint Raphael St	0.22mi	3/1.0	864 (-10%)	1mo	$105,000	$122	68
1115 Saint Michael Dr	0.36mi	3/1.0	1,017 (+6%)	1mo	$82,500	$81	68
1114 Saint Helena Dr	0.35mi	3/1.0	875 (-9%)	1mo	$82,500	$94	64
945 Howell Ave	0.34mi	3/1.0	1,084 (+13%)	0mo	$35,000	$32	58
1109 Saint Helena Dr	0.36mi	3/1.0	825 (-14%)	1mo	$75,000	$91	55
1745 Harvest Ave	0.54mi	3/1.0	872 (-9%)	2mo	$105,000	$120	54
103 Kenneth Ave	0.61mi	3/1.0	864 (-10%)	1mo	$105,000	$122	50
1936 Doris	0.74mi	2/1.0 (-1)	887 (-8%)	1mo	$32,500	$37	43
1511 Andrews Dr	0.70mi	3/1.5	1,092 (+14%)	2mo	$105,000	$96	41

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: 31.0%
• Equity multiple: 2.30×
• Total profit: $25,458
• Equity at exit: $10,422

10-year hold

• IRR: 38.2%
• Equity multiple: 4.56×
• Total profit: $69,592
• Equity at exit: $6,044

Cash invested: $19,572 (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: 4.3×

Monthly cashflow live

• Estimated rent: $1,342 high
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$87 /mo · $1,048/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $577

Break-even live

Break-even rent $611

Max offer price $69,900

Occupancy floor 52%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1220 Williams St East Saint Louis, IL	3.0	1.0	876	$1,500	$1.71	15d	1	0.08mi
1308 Saint Stephens Dr Cahokia Heights, IL	2.0	1.0	864	$875	$1.01	16d	1	0.12mi
1308 Saint Stephens Dr Cahokia Heights, IL	2.0	1.0	864	$875	$1.01	15d	1	0.12mi
1405 Williams St Cahokia Heights, IL	3.0	1.0	900	$1,500	$1.67	44d	1	0.18mi
1417 Richard Dr East Saint Louis, IL	3.0	1.0	936	$1,400	$1.50	22d	1	0.25mi
1421 Richard Dr East Saint Louis, IL	3.0	1.0	936	$1,100	$1.18	2d	1	0.27mi
818 La Salle Dr East Saint Louis, IL	3.0	1.0	1106	$1,300	$1.18	24d	1	0.33mi
1716 # E Unit Loretta Ave unit East St Louis, IL	2.0	1.0	720	$1,000	$1.39	44d	1	0.36mi
1713 Loretta Ave East Saint Louis, IL	3.0	1.0	944	$1,095	$1.16	44d	1	0.37mi
1109 Saint Helena Dr Cahokia Heights, IL	3.0	1.0	825	$1,400	$1.70	3d	1	0.38mi
819 Mildred Ave East Saint Louis, IL	3.0	1.0	936	$1,250	$1.34	22d	1	0.45mi
1808 Mullens Ave Cahokia Heights, IL	3.0	1.0	992	$1,500	$1.51	3d	1	0.47mi
850 Saint Bartholomew Dr Cahokia, IL	3.0	1.0	1050	$1,285	$1.22	16d	1	0.54mi
1162 Smith St East Saint Louis, IL	3.0	1.0	988	$1,295	$1.31	22d	1	0.65mi
1150 Price St Cahokia, IL	3.0	1.0	864	$1,400	$1.62	3d	1	0.79mi
142 Saint Barbara Ln East Saint Louis, IL	3.0	2.0	990	$1,300	$1.31	44d	1	0.85mi
1706 Andrews Dr East Saint Louis, IL	4.0	1.0	925	$1,320	$1.43	24d	1	0.85mi
2008 Delores St East Saint Louis, IL	3.0	1.0	925	$1,250	$1.35	4d	1	0.86mi
121 Saint Dorothy Dr Cahokia, IL	3.0	1.0	988	$1,500	$1.52	44d	1	0.90mi
811 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	1040	$1,295	$1.25	24d	1	0.94mi
701 Saint Paul Dr East Saint Louis, IL	3.0	1.0	864	$1,500	$1.74	44d	1	1.03mi
2116 Doris Ave Cahokia Heights, IL	3.0	1.0	880	$1,400	$1.59	22d	1	1.04mi
1002 Upper Cahokia Rd East Saint Louis, IL	3.0	1.0	720	$860	$1.19	15d	1	1.05mi
124 Saint James Ln Cahokia Heights, IL	3.0	1.0	1064	$1,350	$1.27	44d	1	1.09mi
148 Saint James Ln East Saint Louis, IL	3.0	1.0	864	$1,200	$1.39	44d	1	1.11mi
502 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	864	$1,400	$1.62	3d	1	1.13mi
500 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	864	$950	$1.10	24d	1	1.14mi
111 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	1040	$1,350	$1.30	44d	1	1.19mi
526 Saint Leo Dr East Saint Louis, IL	3.0	1.0	925	$1,400	$1.51	3d	1	1.19mi
705 Saint Martin Dr East Saint Louis, IL	4.0	1.0	1033	$1,600	$1.55	22d	1	1.22mi
101 E 5th St Cahokia, IL	2.0	1.0	770	$900	$1.17	44d	1	1.31mi
211 Judith Ln East Saint Louis, IL	2.0	1.0	672	$995	$1.48	4d	1	1.39mi
2231 Loren St Cahokia Heights, IL	2.0	1.0	1000	$1,195	$1.20	44d	1	1.44mi
2 E Adams Dr East Saint Louis, IL	3.0	1.0	925	$885	$0.96	44d	1	1.46mi

Listing history 19 events

1. 2026-06-18
   days on market $69,900 Active 85 DOM
2. 2026-06-17
   days on market $69,900 Active 84 DOM
3. 2026-06-16
   days on market $69,900 Active 83 DOM
4. 2026-06-15
   days on market $69,900 Active 82 DOM
5. 2026-06-13
   days on market $69,900 Active 80 DOM
6. 2026-06-13
   days on market $69,900 Active 79 DOM
7. 2026-06-09
   days on market $69,900 Active 76 DOM
8. 2026-06-08
   days on market $69,900 Active 75 DOM
9. 2026-06-07
   days on market $69,900 Active 74 DOM
10. 2026-06-05
    days on market $69,900 Active 71 DOM
11. 2026-06-03
    days on market $69,900 Active 70 DOM
12. 2026-06-02
    days on market $69,900 Active 69 DOM
13. 2026-06-01
    days on market $69,900 Active 68 DOM
14. 2026-05-31
    days on market $69,900 Active 67 DOM
15. 2026-03-25
    listed $69,900 Active 1631-char remark

    Show marketing remark (1631 chars)

    Turnkey cash-flow opportunity with immediate income in place! This professionally managed 3-bedroom, 1-bath ranch has just been leased at $850/month with a tenant scheduled to move in on 6/22, making this an ideal low-hassle addition to any investment portfolio. Major capital improvements have already been completed, including a brand-new furnace, new A/C unit, and a new water heater being installed this week. The roof is only two years old, significantly reducing near-term maintenance concerns and helping protect long-term returns. The City of Cahokia has already granted the occupancy certificate, offering additional peace of mind for the next owner. The home features a functional layout with a spacious living area, eat-in kitchen, and a large detached garage that adds strong tenant appeal through additional storage, workshop potential, or secure parking. Situated on a generous lot, the property offers the kind of practical features renters consistently seek, supporting long-term occupancy and stable performance. Investors will appreciate the combination of immediate cash flow, professional management already in place through Christone Property Management, and recent mechanical updates that help minimize deferred maintenance expenses. Properties in this price range continue to see strong rental demand, making this an attractive option for both seasoned investors and those looking to enter the rental market with a stabilized asset. Conveniently located near major roadways, shopping, and everyday amenities, this property checks the boxes for affordability, functionality, and dependable income potential.

16. 2025-12-06
    listed $850
17. 2018-08-14
    soldstatus $52,000
18. 2006-04-26
    soldstatus $48,000
19. 1991-05-22
    soldstatus $23,500

ⓘ 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: $16,106
• − Mortgage interest: −$3,915
• − Property taxes: −$1,048
• − Insurance: −$350
• − Repairs & maintenance: −$1,288
• − Management: −$1,288
• − Depreciation: −$2,033
• Taxable income: $6,182
• Est. tax owed @ 24.0%: −$1,484
• After-tax cash flow: $5,443/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

+197.4% since first listed

5 events — show timeline

• 2026-03-25 Listed $69,900 MARIS as Distributed by MLS Grid
• 2025-12-06 Listed for Rent $850 MARIS
• 2018-08-14 Sold (Public Records) $52,000 Public Records
• 2006-04-26 Sold (Public Records) $48,000 Public Records
• 1991-05-22 Sold (Public Records) $23,500 Public Records

Property tax history

-25.9%/yr

Latest (2024): $49 · -97.7% YoY. Source: county tax records.