138 Amelia Dr · Sauget, IL 62206

$17,900

2 bd · 2.0 ba · 925 sqft · SingleFamily public records · 106 Days on market

Built 1950 6,098 sqft lot $19/sqft · 54% below area

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Solid 2-bedroom, 2-bath home featuring durable vinyl siding and located on a very quiet street with minimal traffic. This property presents a strong opportunity for investors or buyers looking for their next project. The property is being offered as a cash sale only, with no contingencies accepted, and is sold strictly as-is, where-is. No interior showings will be permitted, no additional interior photos are available, and interior access for inspections will not be granted. No survey or keys will be provided. All listing information is deemed reliable but not guaranteed, and buyers are responsible for completing their own due diligence prior to submitting an offer. Buyers must independently verify all property details, including but not limited to the number of bedrooms and bathrooms, square footage, room sizes, lot dimensions, and any other relevant information. Photos and marketing remarks are provided for reference purposes only. By submitting an offer, the buyer acknowledges they have independently investigated the property and are making their purchase decision based solely on their own findings. Buyer or buyer's agent to verify all MLS info.

Key facts

• 6,098 sq ft lot
• Built 1950
• Listed 105 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $18k.

Deal economics

• At list price, monthly cash flow is $842 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $18k).
• Recommended offer: $16k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#774 in IL) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• 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: 152 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).
• This rent runs 43% of the median local income ($34k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $124 of loan paydown is wiped out by about $537 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 $5k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 106 days — a 9% lower offer ($16k) 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.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $16,289 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 6.83% ✓
• Cap rate: 62.74%
• Cash-on-cash: 201.58%
• DSCR: 9.97
• GRM: 1.2

CMA / ARV

• ARV (median comp): $39,263
• List price: $17,900
• Delta: -54.41%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2350 Lorraine Dr	0.41mi	3/1.5 (+1)	966 (+4%)	11mo	$69,900	$72	57
2416 Mary St	0.39mi	2/1.0	1,000 (+8%)	9mo	$35,000	$35	56
21 Agnes Dr	0.65mi	3/1.0 (+1)	864 (-7%)	1mo	$29,900	$35	49
2336 Carol St	0.63mi	2/1.0	918 (-1%)	22mo	$85,000	$93	47
6232 Church Rd	0.70mi	2/1.5	932 (+1%)	23mo	$60,000	$64	45
6 Delores Dr	0.70mi	3/1.0 (+1)	864 (-7%)	5mo	$105,000	$122	43
23 Delores Dr	0.72mi	3/1.0 (+1)	864 (-7%)	5mo	$105,000	$122	42
15 Agnes Dr	0.72mi	3/1.0 (+1)	864 (-7%)	5mo	$105,000	$122	42
40 Delores Dr	0.73mi	3/1.0 (+1)	864 (-7%)	14mo	$85,000	$98	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: —
• Equity multiple: 11.12×
• Total profit: $50,741
• Equity at exit: $2,669

10-year hold

• IRR: —
• Equity multiple: 23.61×
• Total profit: $113,308
• Equity at exit: $1,548

Cash invested: $5,012 (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: 1.2×

Monthly cashflow live

• Estimated rent: $1,222 high
• Mortgage (P&I): −$94
• Tax est. 1.5%: −$22 /mo · $268/yr
• Insurance: −$7
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $842

Break-even live

Break-even rent $157

Max offer price $17,900

Occupancy floor 26%

Sensitivity live

Price	-10% $854	-5% $848	+0% $842	+5% $836	+10% $830
Rent	-10% $745	-5% $794	+0% $842	+5% $890	+10% $939
Rate	-1.0pp $851	-0.5pp $846	base $842	+0.5pp $837	+1.0pp $833

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: $4,475
• Closing costs: $537
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21 Agnes Dr Cahokia, IL	3.0	1.0	864	$1,050	$1.22	22d	1	0.64mi
6 Delores Dr East Saint Louis, IL	3.0	1.0	864	$1,300	$1.50	24d	1	0.69mi
6 Delores Dr East Saint Louis, IL	3.0	1.0	864	$1,300	$1.50	13d	1	0.69mi
13 Marilyn Ln East Saint Louis, IL	3.0	1.0	995	$1,150	$1.16	44d	1	0.86mi
2231 Loren St Cahokia Heights, IL	2.0	1.0	1000	$1,195	$1.20	45d	1	1.06mi
13 Drexel Dr East Saint Louis, IL	3.0	1.0	925	$995	$1.08	13d	1	1.24mi
2 E Adams Dr East Saint Louis, IL	3.0	1.0	925	$885	$0.96	44d	1	1.26mi
70 W Adams Dr East Saint Louis, IL	3.0	1.0	925	$1,200	$1.30	44d	1	1.30mi

Listing history 18 events

1. 2026-06-21
   days on market $17,900 Active 106 DOM
2. 2026-06-18
   days on market $17,900 Active 103 DOM
3. 2026-06-17
   days on market $17,900 Active 102 DOM
4. 2026-06-16
   days on market $17,900 Active 101 DOM
5. 2026-06-15
   days on market $17,900 Active 100 DOM
6. 2026-06-13
   days on market $17,900 Active 98 DOM
7. 2026-06-13
   days on market $17,900 Active 97 DOM
8. 2026-06-09
   days on market $17,900 Active 94 DOM
9. 2026-06-08
   days on market $17,900 Active 93 DOM
10. 2026-06-07
    days on market $17,900 Active 92 DOM
11. 2026-06-05
    days on market $17,900 Active 89 DOM
12. 2026-06-03
    days on market $17,900 Active 88 DOM
13. 2026-06-02
    days on market $17,900 Active 87 DOM
14. 2026-06-01
    days on market $17,900 Active 86 DOM
15. 2026-05-31
    days on market $17,900 Active 85 DOM
16. 2026-04-16
    status Active 1166-char remark

    Show marketing remark (1166 chars)

    Solid 2-bedroom, 2-bath home featuring durable vinyl siding and located on a very quiet street with minimal traffic. This property presents a strong opportunity for investors or buyers looking for their next project. The property is being offered as a cash sale only, with no contingencies accepted, and is sold strictly as-is, where-is. No interior showings will be permitted, no additional interior photos are available, and interior access for inspections will not be granted. No survey or keys will be provided. All listing information is deemed reliable but not guaranteed, and buyers are responsible for completing their own due diligence prior to submitting an offer. Buyers must independently verify all property details, including but not limited to the number of bedrooms and bathrooms, square footage, room sizes, lot dimensions, and any other relevant information. Photos and marketing remarks are provided for reference purposes only. By submitting an offer, the buyer acknowledges they have independently investigated the property and are making their purchase decision based solely on their own findings. Buyer or buyer's agent to verify all MLS info.

17. 2026-04-04
    historical Active Under Contract 1166-char remark

    Show marketing remark (1166 chars)

    Solid 2-bedroom, 2-bath home featuring durable vinyl siding and located on a very quiet street with minimal traffic. This property presents a strong opportunity for investors or buyers looking for their next project. The property is being offered as a cash sale only, with no contingencies accepted, and is sold strictly as-is, where-is. No interior showings will be permitted, no additional interior photos are available, and interior access for inspections will not be granted. No survey or keys will be provided. All listing information is deemed reliable but not guaranteed, and buyers are responsible for completing their own due diligence prior to submitting an offer. Buyers must independently verify all property details, including but not limited to the number of bedrooms and bathrooms, square footage, room sizes, lot dimensions, and any other relevant information. Photos and marketing remarks are provided for reference purposes only. By submitting an offer, the buyer acknowledges they have independently investigated the property and are making their purchase decision based solely on their own findings. Buyer or buyer's agent to verify all MLS info.

18. 2026-03-07
    listed $17,900 Active 1166-char remark

    Show marketing remark (1166 chars)

    Solid 2-bedroom, 2-bath home featuring durable vinyl siding and located on a very quiet street with minimal traffic. This property presents a strong opportunity for investors or buyers looking for their next project. The property is being offered as a cash sale only, with no contingencies accepted, and is sold strictly as-is, where-is. No interior showings will be permitted, no additional interior photos are available, and interior access for inspections will not be granted. No survey or keys will be provided. All listing information is deemed reliable but not guaranteed, and buyers are responsible for completing their own due diligence prior to submitting an offer. Buyers must independently verify all property details, including but not limited to the number of bedrooms and bathrooms, square footage, room sizes, lot dimensions, and any other relevant information. Photos and marketing remarks are provided for reference purposes only. By submitting an offer, the buyer acknowledges they have independently investigated the property and are making their purchase decision based solely on their own findings. Buyer or buyer's agent to verify all MLS info.

ⓘ 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 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 2% 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: $14,668
• − Mortgage interest: −$1,003
• − Property taxes: −$268
• − Insurance: −$90
• − Repairs & maintenance: −$1,173
• − Management: −$1,173
• − Depreciation: −$521
• Taxable income: $10,440
• Est. tax owed @ 24.0%: −$2,506
• After-tax cash flow: $7,598/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 — Sauget

• Score: 63/100
• State rank: #774
• US rank: #15488

Category grades

Amenities F Commute A+ Cost of living A+ Crime F Employment D- Housing A+ Health & safety C User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• 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

3 events — show timeline

• 2026-04-16 Relisted — MARIS as Distributed by MLS Grid
• 2026-04-04 Contingent — MARIS as Distributed by MLS Grid
• 2026-03-07 Listed $17,900 MARIS as Distributed by MLS Grid

Property tax history

+2.3%/yr

Latest (2024): $900 · +11.4% YoY. Source: county tax records.