810 Saint Thomas Ln · Cahokia Heights, IL 62206

$95,000

3 bd · 2.0 ba · 962 sqft · Land public records · 28 Days on market

Built 1957 6,534 sqft lot $99/sqft · 11% above area Est $85k · 11% 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +2.4/15.0
• Schools +0.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

PRICE REDUCTION......Affordable 3 bedroom 1 bath home with 900 sq. ft. of space. Large Front Porch. Spacious Living Room and Eat-In Kitchen. Full basement with fireplace and Storage Shed in Fenced back yard for extra storage space. Lots of Potential.....Great Starter Home or Investment Property. Buyer to verify all MLS data including but not limited to sq. ft., measurements, features, lot size, taxes/exemptions, schools and etc. Utility Activation will be at HUD's discretion. Plumbing passed the Pressure Test at time of Initial Inspection. See Property Condition Report. Property is Sold "AS IS" with no warranties or representation. Case #132-197866. Insured status IE. Repair Escrow $1,375.00.

Key facts

• New furnace
• New plumbing
• New hvac

Tags

• UPDATED KITCHEN
• NEW FURNACE
• NEW HVAC
• NEW ROOF
• NEW PLUMBING
• NEW ELECTRICAL

Property features AI

Finance

• Other: No other structures on property
• Financial info: Seller may consider concessions; Lease not considered

Exterior

• Parking: Driveway with gravel surface
• Utilities: Public water; Ameren electric service; Public sewer; Electricity, natural gas, and sewer connected
• Home design: Single family residence; One story; Private ownership; House structure type
• Construction: Vinyl siding; Architectural shingle roof; Concrete perimeter foundation; Built information from public records
• Exterior features: Patio; Back yard fencing; Panel door(s)

Interior

• Kitchen: Dishwasher; Gas oven; Range hood; Gas range
• Bedrooms: Three bedrooms, all on the main level
• Flooring: Carpet
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Ceiling fan(s); Blinds
• Laundry & utility: Utilities connected: electricity and natural gas

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $95k.

Deal economics

• At list price, monthly cash flow is $458 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $94k (1.5% below list) — sets the bar for market timing.

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; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $1,411/mo this rent would consume 50% 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 $657 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 $27k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y 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 $32k; list at $95k implies a 192% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1957 — 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 $93,575 (1.5% below list)

Questions for the listing agent

1. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.49% ✓
• Cap rate: 12.08%
• Cash-on-cash: 20.67%
• DSCR: 1.92
• GRM: 5.6

CMA / ARV

• ARV (median comp): $85,361
• List price: $95,000
• Delta: 11.29%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.0%
• Equity multiple: 1.52×
• Total profit: $13,808
• Equity at exit: $14,165

10-year hold

• IRR: 21.9%
• Equity multiple: 2.87×
• Total profit: $49,684
• Equity at exit: $8,214

Cash invested: $26,600 (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: 5.6×

Monthly cashflow live

• Estimated rent: $1,411 high
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $458

Break-even live

Break-even rent $831

Max offer price $95,000

Occupancy floor 63%

Sensitivity live

Price	-10% $524	-5% $491	+0% $458	+5% $425	+10% $393
Rent	-10% $347	-5% $402	+0% $458	+5% $514	+10% $570
Rate	-1.0pp $506	-0.5pp $482	base $458	+0.5pp $434	+1.0pp $408

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
811 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	1040	$1,295	$1.25	24d	1	0.06mi
142 Saint Barbara Ln East Saint Louis, IL	3.0	2.0	990	$1,300	$1.31	44d	1	0.14mi
121 Saint Dorothy Dr Cahokia, IL	3.0	1.0	988	$1,500	$1.52	44d	1	0.17mi
701 Saint Paul Dr East Saint Louis, IL	3.0	1.0	864	$1,500	$1.74	44d	1	0.19mi
526 Saint Leo Dr East Saint Louis, IL	3.0	1.0	925	$1,400	$1.51	3d	1	0.21mi
502 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	864	$1,400	$1.62	3d	1	0.22mi
500 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	864	$950	$1.10	24d	1	0.23mi
148 Saint James Ln East Saint Louis, IL	3.0	1.0	864	$1,200	$1.39	44d	1	0.24mi
705 Saint Martin Dr East Saint Louis, IL	4.0	1.0	1033	$1,600	$1.55	22d	1	0.25mi
124 Saint James Ln Cahokia Heights, IL	3.0	1.0	1064	$1,350	$1.27	44d	1	0.34mi
1150 Price St Cahokia, IL	3.0	1.0	864	$1,400	$1.62	3d	1	0.35mi
101 E 5th St Cahokia, IL	2.0	1.0	770	$900	$1.17	44d	1	0.40mi
1162 Smith St East Saint Louis, IL	3.0	1.0	988	$1,295	$1.31	22d	1	0.43mi
111 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	1040	$1,350	$1.30	44d	1	0.44mi
1109 Saint Helena Dr Cahokia Heights, IL	3.0	1.0	825	$1,400	$1.70	3d	1	0.64mi
1115 Saint Marcella Dr East Saint Louis, IL	3.0	1.0	864	$1,500	$1.74	15d	1	0.81mi
819 Mildred Ave East Saint Louis, IL	3.0	1.0	936	$1,250	$1.34	22d	1	0.81mi
818 La Salle Dr East Saint Louis, IL	3.0	1.0	1106	$1,300	$1.18	24d	1	0.91mi
1220 Williams St East Saint Louis, IL	3.0	1.0	876	$1,500	$1.71	15d	1	0.91mi
1130 Water St East Saint Louis, IL	3.0	1.0	1100	$1,450	$1.32	24d	1	0.92mi
1308 Saint Stephens Dr Cahokia Heights, IL	2.0	1.0	864	$875	$1.01	17d	1	0.93mi
1308 Saint Stephens Dr Cahokia Heights, IL	2.0	1.0	864	$875	$1.01	15d	1	0.93mi
1002 Upper Cahokia Rd East Saint Louis, IL	3.0	1.0	720	$860	$1.19	15d	1	1.06mi
1405 Williams St Cahokia Heights, IL	3.0	1.0	900	$1,500	$1.67	44d	1	1.12mi
1417 Richard Dr East Saint Louis, IL	3.0	1.0	936	$1,400	$1.50	22d	1	1.15mi
1421 Richard Dr East Saint Louis, IL	3.0	1.0	936	$1,100	$1.18	2d	1	1.17mi
850 Saint Bartholomew Dr Cahokia, IL	3.0	1.0	1050	$1,285	$1.22	17d	1	1.18mi
1706 Andrews Dr East Saint Louis, IL	4.0	1.0	925	$1,320	$1.43	24d	1	1.23mi
1716 # E Unit Loretta Ave unit East St Louis, IL	2.0	1.0	720	$1,000	$1.39	44d	1	1.34mi
1713 Loretta Ave East Saint Louis, IL	3.0	1.0	944	$1,095	$1.16	44d	1	1.35mi
1808 Mullens Ave Cahokia Heights, IL	3.0	1.0	992	$1,500	$1.51	3d	1	1.43mi

Listing history 18 events

1. 2026-06-10
   status $95,000 Pending 28 DOM
2. 2026-06-09
   days on market $95,000 Active 28 DOM
3. 2026-06-08
   days on market $95,000 Active 27 DOM
4. 2026-06-07
   days on market $95,000 Active 26 DOM
5. 2026-06-05
   days on market $95,000 Active 23 DOM
6. 2026-06-03
   days on market $95,000 Active 22 DOM
7. 2026-06-02
   days on market $95,000 Active 21 DOM
8. 2026-06-01
   days on market $95,000 Active 20 DOM
9. 2026-05-31
   days on market $95,000 Active 19 DOM
10. 2026-05-12
    listed $95,000 Active 687-char remark
11. 2026-03-13
    status Active
12. 2026-02-03
    historical Active Under Contract
13. 2026-01-17
    price $97,000
14. 2025-10-24
    price $100,000
15. 2025-10-10
    listed $105,000 Active
16. 2015-12-10
    soldstatus

    Show marketing remark (713 chars)

    PRICE REDUCTION......Affordable 3 bedroom 1 bath home with 900 sq. ft. of space. Large Front Porch. Spacious Living Room and Eat-In Kitchen. Full basement with fireplace and Storage Shed in Fenced back yard for extra storage space. Lots of Potential.....Great Starter Home or Investment Property. Buyer to verify all MLS data including but not limited to sq. ft., measurements, features, lot size, taxes/exemptions, schools and etc. Utility Activation will be at HUD's discretion. Plumbing passed the Pressure Test at time of Initial Inspection. See Property Condition Report. Property is Sold "AS IS" with no warranties or representation. Case #132-197866. Insured status IE. Repair Escrow $1,375.00.

17. 2015-08-13
    listed $8,800

    Show marketing remark (713 chars)

    PRICE REDUCTION......Affordable 3 bedroom 1 bath home with 900 sq. ft. of space. Large Front Porch. Spacious Living Room and Eat-In Kitchen. Full basement with fireplace and Storage Shed in Fenced back yard for extra storage space. Lots of Potential.....Great Starter Home or Investment Property. Buyer to verify all MLS data including but not limited to sq. ft., measurements, features, lot size, taxes/exemptions, schools and etc. Utility Activation will be at HUD's discretion. Plumbing passed the Pressure Test at time of Initial Inspection. See Property Condition Report. Property is Sold "AS IS" with no warranties or representation. Case #132-197866. Insured status IE. Repair Escrow $1,375.00.

18. 1992-01-09
    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: $16,932
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$1,355
• − Management: −$1,355
• − Depreciation: −$2,764
• Taxable income: $4,238
• Est. tax owed @ 24.0%: −$1,017
• After-tax cash flow: $4,481/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

+192.3% since first listed

10 events — show timeline

• 2026-06-09 Pending — MARIS as Distributed by MLS Grid
• 2026-05-12 Listed $95,000 MARIS as Distributed by MLS Grid
• 2026-03-13 Relisted — MARIS as Distributed by MLS Grid
• 2026-02-03 Contingent — MARIS as Distributed by MLS Grid
• 2026-01-17 Price Changed $97,000 MARIS as Distributed by MLS Grid
• 2025-10-24 Price Changed $100,000 MARIS as Distributed by MLS Grid
• 2025-10-10 Listed $105,000 MARIS as Distributed by MLS Grid
• 2015-12-10 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2015-08-13 Listed $8,800 MARIS as Distributed by MLS Grid
• 1992-01-09 Sold (Public Records) $32,500 Public Records

Property tax history

-24.1%/yr

Latest (2024): $63 · -96.9% YoY. Source: county tax records.