37 Saint Lambert · Cahokia Heights, IL 62206

$27,900

3 bd · 2.0 ba · 1,224 sqft · SingleFamily public records · 103 Days on market

Built 1975 7,405 sqft lot $23/sqft · 58% 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
• 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

Sharp 3-bedroom, 2-bath ranch home featuring a 3-car-deep metal carport, providing ample covered parking and convenience. 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

• Metal carport
• 7,405 sq ft lot
• Parking

Tags

• METAL CARPORT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $28k.

Deal economics

• At list price, monthly cash flow is $968 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $28k).
• Recommended offer: $25k (9.0% below list) — sets the bar for market timing.
• Cap rate 47.9% vs local median 13.6% in Cahokia Heights — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads: area grade D — 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; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 $1,470/mo this rent would consume 52% 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 $193 of loan paydown is wiped out by about $837 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 $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 103 days — a 9% lower offer ($25k) 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

• 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 $25,389 (9.0% below list)

Questions for the listing agent

1. It's been on market 103 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 1975 — 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. 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?
6. 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.
7. 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.
8. 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: 5.27% ✓
• Cap rate: 47.94%
• Cash-on-cash: 148.74%
• DSCR: 7.62
• GRM: 1.6

CMA / ARV

• ARV (median comp): $65,744
• List price: $27,900
• Delta: -57.56%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21 Saint Gregory Dr	0.28mi	4/1.0 (+1)	1,176 (-4%)	1mo	$59,000	$50	70
1132 Saint Rose Ln	0.19mi	4/1.0 (+1)	1,305 (+7%)	1mo	$80,000	$61	70
9 Saint Lambert Dr	0.14mi	4/1.0 (+1)	1,104 (-10%)	1mo	$110,000	$100	67
805 Plum St	0.52mi	3/1.0	1,210 (-1%)	3mo	$105,000	$87	67
9 Saint Lambert Dr	0.14mi	4/1.0 (+1)	1,104 (-10%)	5mo	$55,000	$50	64
706 Saint Maud Dr	0.53mi	4/1.0 (+1)	1,232 (+1%)	3mo	$72,500	$59	63
23 Saint Gregory Dr	0.28mi	4/1.0 (+1)	1,305 (+7%)	5mo	$110,000	$84	63
10 Saint Gregory Dr	0.32mi	4/1.0 (+1)	1,305 (+7%)	6mo	$110,000	$84	60
804 Saint Matthew	0.36mi	3/1.0	1,072 (-12%)	2mo	$85,000	$79	57
25 Godin Ave	0.65mi	4/2.0 (+1)	1,310 (+7%)	4mo	$28,400	$22	50
510 Saint Paul Dr	0.67mi	4/1.0 (+1)	1,144 (-6%)	5mo	$85,950	$75	44
600 Plum	0.68mi	3/1.0	1,070 (-13%)	3mo	$43,900	$41	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: —
• Equity multiple: 8.32×
• Total profit: $57,173
• Equity at exit: $4,160

10-year hold

• IRR: —
• Equity multiple: 17.55×
• Total profit: $129,288
• Equity at exit: $2,412

Cash invested: $7,812 (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: 1.6×

Monthly cashflow live

• Estimated rent: $1,470 high
• Mortgage (P&I): −$146
• Tax est. 1.5%: −$35 /mo · $418/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $968

Break-even live

Break-even rent $244

Max offer price $27,900

Occupancy floor 29%

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: $6,975
• Closing costs: $837
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1115 Saint Marcella Dr East Saint Louis, IL	3.0	1.0	864	$1,500	$1.74	14d	1	0.09mi
1130 Water St East Saint Louis, IL	3.0	1.0	1100	$1,450	$1.32	23d	1	0.24mi
30 Saint Gregory Dr East Saint Louis, IL	4.0	2.0	1330	$1,395	$1.05	21d	1	0.29mi
725 Saint Norbert Dr East Saint Louis, IL	3.0	1.0	1232	$1,500	$1.22	43d	1	0.45mi
705 Saint Martin Dr East Saint Louis, IL	4.0	1.0	1033	$1,600	$1.55	21d	1	0.51mi
701 Saint Paul Dr East Saint Louis, IL	3.0	1.0	864	$1,500	$1.74	43d	1	0.58mi
526 Saint Leo Dr East Saint Louis, IL	3.0	1.0	925	$1,400	$1.51	3d	1	0.61mi
1150 Price St Cahokia, IL	3.0	1.0	864	$1,400	$1.62	3d	1	0.78mi
811 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	1040	$1,295	$1.25	23d	1	0.79mi
502 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	864	$1,400	$1.62	3d	1	0.79mi
101 E 5th St Cahokia, IL	2.0	1.0	770	$900	$1.17	43d	1	0.79mi
500 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	864	$950	$1.10	23d	1	0.79mi
142 Saint Barbara Ln East Saint Louis, IL	3.0	2.0	990	$1,300	$1.31	43d	1	0.80mi
148 Saint James Ln East Saint Louis, IL	3.0	1.0	864	$1,200	$1.39	43d	1	0.84mi
121 Saint Dorothy Dr Cahokia, IL	3.0	1.0	988	$1,500	$1.52	43d	1	0.89mi
1162 Smith St East Saint Louis, IL	3.0	1.0	988	$1,295	$1.31	21d	1	0.92mi
124 Saint James Ln Cahokia Heights, IL	3.0	1.0	1064	$1,350	$1.27	43d	1	0.96mi
111 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	1040	$1,350	$1.30	43d	1	1.02mi
1109 Saint Helena Dr Cahokia Heights, IL	3.0	1.0	825	$1,400	$1.70	3d	1	1.30mi
302 Saint Leonard Dr East Saint Louis, IL	3.0	1.0	1155	$1,300	$1.13	43d	1	1.35mi
1614 Parklane Dr East Saint Louis, IL	4.0	1.0	1152	$1,400	$1.22	23d	1	1.40mi
1312 Saint Raphael St East Saint Louis, IL	3.0	1.0	1280	$1,500	$1.17	43d	1	1.41mi
1706 Andrews Dr East Saint Louis, IL	4.0	1.0	925	$1,320	$1.43	23d	1	1.44mi
1710 Parklane Dr East Saint Louis, IL	4.0	1.0	1225	$1,395	$1.14	43d	1	1.48mi
1308 Saint Stephens Dr Cahokia Heights, IL	2.0	1.0	864	$875	$1.01	14d	1	1.49mi
1308 Saint Stephens Dr Cahokia Heights, IL	2.0	1.0	864	$875	$1.01	16d	1	1.49mi

Listing history 17 events

1. 2026-06-18
   days on market $27,900 Active 103 DOM
2. 2026-06-17
   days on market $27,900 Active 102 DOM
3. 2026-06-16
   days on market $27,900 Active 101 DOM
4. 2026-06-15
   days on market $27,900 Active 100 DOM
5. 2026-06-13
   days on market $27,900 Active 98 DOM
6. 2026-06-13
   days on market $27,900 Active 97 DOM
7. 2026-06-09
   days on market $27,900 Active 94 DOM
8. 2026-06-08
   days on market $27,900 Active 93 DOM
9. 2026-06-07
   days on market $27,900 Active 92 DOM
10. 2026-06-05
    days on market $27,900 Active 89 DOM
11. 2026-06-03
    days on market $27,900 Active 88 DOM
12. 2026-06-02
    days on market $27,900 Active 87 DOM
13. 2026-06-01
    days on market $27,900 Active 86 DOM
14. 2026-05-31
    days on market $27,900 Active 85 DOM
15. 2026-04-16
    status Active 1170-char remark

    Show marketing remark (1170 chars)

    Sharp 3-bedroom, 2-bath ranch home featuring a 3-car-deep metal carport, providing ample covered parking and convenience. 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

16. 2026-04-04
    historical Active Under Contract 1170-char remark

    Show marketing remark (1170 chars)

    Sharp 3-bedroom, 2-bath ranch home featuring a 3-car-deep metal carport, providing ample covered parking and convenience. 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. 2026-03-07
    listed $27,900 Active 1170-char remark

    Show marketing remark (1170 chars)

    Sharp 3-bedroom, 2-bath ranch home featuring a 3-car-deep metal carport, providing ample covered parking and convenience. 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 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: $17,637
• − Mortgage interest: −$1,563
• − Property taxes: −$418
• − Insurance: −$140
• − Repairs & maintenance: −$1,411
• − Management: −$1,411
• − Depreciation: −$812
• Taxable income: $11,883
• Est. tax owed @ 24.0%: −$2,852
• After-tax cash flow: $8,768/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

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 $27,900 MARIS as Distributed by MLS Grid

Property tax history

-31.8%/yr

Latest (2024): $24 · -98.0% YoY. Source: county tax records.