94 Edwards St · Cahokia Heights, IL 62206

$109,000

4 bd · 2.0 ba · 960 sqft · SingleFamily public records · 16 Days on market

Built 1973 0.38 ac lot Est $102k · 7% over

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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 +27.0/30.0
• DSCR +9.3/10.0
• 1% rule +8.5/10.0
• ARV discount +4.3/15.0
• 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

Prime Investment Opportunity in Cahokia Heights, IL — Stable Cash-Flowing Rental with Long-Term Tenant! Discover a strong addition to your rental portfolio with this well-maintained 4-bedroom, 1.5-bath home located in the heart of Cahokia Heights. This property provides immediate, reliable income thanks to a long-term tenant of seven years who wishes to remain—an ideal scenario for investors seeking stability and minimal turnover. The home features four bedrooms that enhance rental appeal, along with one and a half bathrooms for added convenience. It also includes a newer AC unit for efficient cooling, and the furnace is less than ten years old, reducing near-term maintenance c

Key facts

• 0.38 acre lot
• Built 1973
• Listed 15 days

Property features AI

Exterior

• Utilities: Public water; Public sewer; Electricity connected (Ameren)
• Home design: Single family residence; Multi/split levels; Residential property
• Construction: Vinyl siding
• Exterior features: Back yard

Interior

• Bedrooms: 4 bedrooms total; 2 bedrooms on upper level; 2 bedrooms on lower level; Two lower-level bedrooms (one example: 13x13); Two other bedrooms (one example: 13x14)
• Bathrooms: 1 full bathroom; 1 half bathroom; Upper level has a full bathroom; Lower level has a half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Walk-out basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $304 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $109k).
• Recommended offer: $107k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.6% vs local median 13.6% in Cahokia Heights — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: 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: 153 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $754 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 $31k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago 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 $50k; list at $109k implies a 118% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.
• 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 $107,365 (1.5% below list)

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.35% ✓
• Cap rate: 9.64%
• Cash-on-cash: 11.97%
• DSCR: 1.53
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $101,760
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
239 Nadine St	0.48mi	3/1.0 (-1)	988 (+3%)	0mo	$105,000	$106	63
23 Kinder St	0.08mi	3/1.0 (-1)	890 (-7%)	14mo	$84,900	$95	63
23 School St	0.19mi	3/1.0 (-1)	888 (-8%)	10mo	$103,000	$116	61
237 Nadine St	0.48mi	3/1.0 (-1)	978 (+2%)	6mo	$105,000	$107	61
16 School St	0.19mi	3/1.0 (-1)	864 (-10%)	9mo	$24,900	$29	58
35 School St	0.18mi	3/1.0 (-1)	864 (-10%)	9mo	$105,000	$122	58
58 David St	0.21mi	3/1.0 (-1)	900 (-6%)	17mo	$102,000	$113	57
27 Kinder St	0.06mi	3/1.0 (-1)	1,056 (+10%)	19mo	$74,900	$71	56
1203 Upper Cahokia Rd	0.34mi	4/2.0	1,080 (+12%)	10mo	$110,000	$102	55
436 Chaudet Ave	0.45mi	3/— (-1)	1,036 (+8%)	12mo	$105,000	$101	51
66 David St	0.21mi	3/1.0 (-1)	864 (-10%)	17mo	$97,000	$112	50

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: 1.5%
• Equity multiple: 1.06×
• Total profit: $1,812
• Equity at exit: $16,252

10-year hold

• IRR: 11.2%
• Equity multiple: 1.88×
• Total profit: $26,895
• Equity at exit: $9,424

Cash invested: $30,520 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,472 high
• Mortgage (P&I): −$572
• Tax from tax record: −$241 /mo · $2,897/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $304

Break-even live

Break-even rent $1,087

Max offer price $109,000

Occupancy floor 74%

Sensitivity live

Price	-10% $366	-5% $335	+0% $304	+5% $274	+10% $243
Rent	-10% $188	-5% $246	+0% $304	+5% $363	+10% $421
Rate	-1.0pp $359	-0.5pp $332	base $304	+0.5pp $276	+1.0pp $247

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
58 David St East Saint Louis, IL	3.0	1.0	900	$1,450	$1.61	44d	1	0.19mi
1002 Upper Cahokia Rd East Saint Louis, IL	3.0	1.0	720	$860	$1.19	15d	1	0.37mi
111 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	1040	$1,350	$1.30	44d	1	0.97mi
819 Mildred Ave East Saint Louis, IL	3.0	1.0	936	$1,250	$1.34	22d	1	0.98mi
850 Saint Bartholomew Dr Cahokia, IL	3.0	1.0	1050	$1,285	$1.22	16d	1	1.02mi
124 Saint James Ln Cahokia Heights, IL	3.0	1.0	1064	$1,350	$1.27	44d	1	1.02mi
818 La Salle Dr East Saint Louis, IL	3.0	1.0	1106	$1,300	$1.18	24d	1	1.09mi
148 Saint James Ln East Saint Louis, IL	3.0	1.0	864	$1,200	$1.39	44d	1	1.15mi
121 Saint Dorothy Dr Cahokia, IL	3.0	1.0	988	$1,500	$1.52	44d	1	1.15mi
1109 Saint Helena Dr Cahokia Heights, IL	3.0	1.0	825	$1,400	$1.70	3d	1	1.17mi
500 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	864	$950	$1.10	24d	1	1.19mi
502 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	864	$1,400	$1.62	3d	1	1.19mi
811 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	1040	$1,295	$1.25	24d	1	1.26mi
142 Saint Barbara Ln East Saint Louis, IL	3.0	2.0	990	$1,300	$1.31	44d	1	1.32mi
1220 Williams St East Saint Louis, IL	3.0	1.0	876	$1,500	$1.71	15d	1	1.35mi
526 Saint Leo Dr East Saint Louis, IL	3.0	1.0	925	$1,400	$1.51	3d	1	1.37mi
705 Saint Martin Dr East Saint Louis, IL	4.0	1.0	1033	$1,600	$1.55	22d	1	1.48mi
1162 Smith St East Saint Louis, IL	3.0	1.0	988	$1,295	$1.31	22d	1	1.50mi

Listing history 12 events

1. 2026-06-18
   days on market $109,000 Active 16 DOM
2. 2026-06-17
   days on market $109,000 Active 15 DOM
3. 2026-06-16
   days on market $109,000 Active 14 DOM
4. 2026-06-15
   days on market $109,000 Active 13 DOM
5. 2026-06-13
   days on market $109,000 Active 11 DOM
6. 2026-06-13
   days on market $109,000 Active 10 DOM
7. 2026-06-09
   days on market $109,000 Active 7 DOM
8. 2026-06-08
   days on market $109,000 Active 6 DOM
9. 2026-06-07
   days on market $109,000 Active 5 DOM
10. 2026-06-05
    days on market $109,000 Active 2 DOM
11. 2026-06-03
    remarks 687-char remark
12. 2026-06-03
    listed $109,000 Active 1 DOM

ⓘ 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: $2,897 · $241/mo
• Projected year-2 tax: $2,897 · $241/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

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 ≥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: $17,664
• − Mortgage interest: −$6,106
• − Property taxes: −$2,897
• − Insurance: −$545
• − Repairs & maintenance: −$1,413
• − Management: −$1,413
• − Depreciation: −$3,171
• Taxable income: $2,119
• Est. tax owed @ 24.0%: −$508
• After-tax cash flow: $3,144/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

+47.3% since first listed

7 events — show timeline

• 2026-06-03 Listed $109,000 MARIS as Distributed by MLS Grid
• 2026-06-03 Coming Soon $109,000 MARIS as Distributed by MLS Grid
• 2023-03-23 Delisted — MARIS as Distributed by MLS Grid
• 2022-12-16 Price Changed $75,000 MARIS as Distributed by MLS Grid
• 2022-12-05 Listed $85,000 MARIS as Distributed by MLS Grid
• 2007-10-24 Sold (Public Records) $50,000 Public Records
• 2003-03-31 Sold (Public Records) $74,000 Public Records

Property tax history

+2.9%/yr

Latest (2024): $2,897 · +10.8% YoY. Source: county tax records.