1215 Julie Ave · Cahokia Heights, IL 62206

$70,000

3 bd · 3.0 ba · 1,447 sqft · SingleFamily public records · 84 Days on market

Built 1978 8,712 sqft lot $48/sqft · 28% below area Est $97k · 28% 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 +15.0/15.0
• 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

Investor opportunity in Cahokia Heights! This bank-owned property at 1215 Julie Ave offers great potential for the right buyer looking to renovate and add value. With approximately 1,447 square feet of living space, this home features 3 bedrooms, 2 bathrooms, and a sunroom, along with a 2-car attached garage. The property is not move-in ready and will require repairs, making it ideal for investors or buyers seeking a project. There is no basement. Situated in the Cahokia Unit School District 187, this home includes a large backyard with a chain-link fence—perfect for pets or outdoor use—as well as a small storage shed for extra storage. The front yard is spacious and open with no fence, offering a variety of landscaping possibilities. Conveniently located just minutes from the interstate, this home provides easy access for commuting and travel. Property is being sold as-is. Buyer to verify all information and inquire about any required inspections.

Key facts

• 8,712 sq ft lot
• 2 garage spots
• Built 1978

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $673 ($8k/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.
• Cap rate 17.8% vs local median 13.3% 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 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: 152 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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 $1,465/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 $484 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 ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($66k) is reasonable based on typical stale-listing flexibility.

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 $65,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 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 1978 — 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: 2.09% ✓
• Cap rate: 17.84%
• Cash-on-cash: 41.23%
• DSCR: 2.83
• GRM: 4.0

CMA / ARV

• ARV (median comp): $97,154
• List price: $70,000
• Delta: -27.95%
• 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
208 St Christopher Dr	0.65mi	3/2.0	1,463 (+1%)	1mo	$84,000	$57	63
794 Mildred Ave	0.39mi	4/1.0 (+1)	1,480 (+2%)	4mo	$77,500	$52	62
815 Sparks Ave	0.37mi	4/1.0 (+1)	1,398 (-3%)	3mo	$110,000	$79	62
1624 Doris Ave	0.31mi	3/2.0	1,272 (-12%)	2mo	$105,000	$83	59
1620 Doris Ave	0.30mi	3/1.0	1,282 (-11%)	2mo	$105,000	$82	57
614 Cooper Dr	0.55mi	4/2.0 (+1)	1,363 (-6%)	2mo	$90,000	$66	54
1128 Saint Boniface Dr	0.39mi	4/1.0 (+1)	1,305 (-10%)	1mo	$80,000	$61	51
1115 St Bartholemew Dr Dr	0.45mi	4/2.0 (+1)	1,305 (-10%)	4mo	$110,000	$84	50
1427 Williams St	0.41mi	4/1.0 (+1)	1,300 (-10%)	2mo	$59,500	$46	49
300 Saint Kevin St	0.34mi	4/1.0 (+1)	1,632 (+13%)	2mo	$99,900	$61	49
1426 Williams St	0.40mi	4/1.0 (+1)	1,300 (-10%)	7mo	$110,000	$85	46
804 Otto St	0.44mi	3/1.0	1,260 (-13%)	6mo	$35,000	$28	46

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: 37.8%
• Equity multiple: 2.61×
• Total profit: $31,570
• Equity at exit: $10,437

10-year hold

• IRR: 44.3%
• Equity multiple: 5.22×
• Total profit: $82,809
• Equity at exit: $6,052

Cash invested: $19,600 (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: 152
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,465 high
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$88 /mo · $1,050/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $673

Break-even live

Break-even rent $612

Max offer price $70,000

Occupancy floor 49%

Sensitivity live

Price	-10% $722	-5% $698	+0% $673	+5% $649	+10% $625
Rent	-10% $558	-5% $616	+0% $673	+5% $731	+10% $789
Rate	-1.0pp $709	-0.5pp $691	base $673	+0.5pp $655	+1.0pp $637

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 30 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	0.11mi
818 La Salle Dr East Saint Louis, IL	3.0	1.0	1106	$1,300	$1.18	24d	1	0.20mi
302 Saint Leonard Dr East Saint Louis, IL	3.0	1.0	1155	$1,300	$1.13	44d	1	0.28mi
1405 Williams St Cahokia Heights, IL	3.0	1.0	900	$1,500	$1.67	44d	1	0.29mi
819 Mildred Ave East Saint Louis, IL	3.0	1.0	936	$1,250	$1.34	22d	1	0.34mi
1312 Saint Raphael St East Saint Louis, IL	3.0	1.0	1280	$1,500	$1.17	44d	1	0.34mi
1417 Richard Dr East Saint Louis, IL	3.0	1.0	936	$1,400	$1.50	22d	1	0.37mi
1420 Williams St East Saint Louis, IL	4.0	1.0	1300	$1,500	$1.15	44d	1	0.37mi
1421 Richard Dr East Saint Louis, IL	3.0	1.0	936	$1,100	$1.18	3d	1	0.39mi
1713 Loretta Ave East Saint Louis, IL	3.0	1.0	944	$1,095	$1.16	44d	1	0.40mi
850 Saint Bartholomew Dr Cahokia, IL	3.0	1.0	1050	$1,285	$1.22	17d	1	0.41mi
1808 Mullens Ave Cahokia Heights, IL	3.0	1.0	992	$1,500	$1.51	3d	1	0.54mi
1162 Smith St East Saint Louis, IL	3.0	1.0	988	$1,295	$1.31	22d	1	0.70mi
223 Donald St East Saint Louis, IL	4.0	1.0	1794	$1,550	$0.86	44d	1	0.80mi
142 Saint Barbara Ln East Saint Louis, IL	3.0	2.0	990	$1,300	$1.31	44d	1	0.85mi
102 Melvin Dr Unit 34 Sauget, IL	4.0	1.0	1352	$1,700	$1.26	8d	1	0.88mi
121 Saint Dorothy Dr Cahokia, IL	3.0	1.0	988	$1,500	$1.52	44d	1	0.88mi
1614 Parklane Dr East Saint Louis, IL	4.0	1.0	1152	$1,400	$1.22	24d	1	0.89mi
811 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	1040	$1,295	$1.25	24d	1	0.93mi
1710 Parklane Dr East Saint Louis, IL	4.0	1.0	1225	$1,395	$1.14	44d	1	0.96mi
2008 Delores St East Saint Louis, IL	3.0	1.0	925	$1,250	$1.35	5d	1	0.98mi
1706 Andrews Dr East Saint Louis, IL	4.0	1.0	925	$1,320	$1.43	24d	1	0.99mi
124 Saint James Ln Cahokia Heights, IL	3.0	1.0	1064	$1,350	$1.27	44d	1	1.05mi
2116 Doris Ave Cahokia Heights, IL	3.0	1.0	880	$1,400	$1.59	22d	1	1.13mi
111 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	1040	$1,350	$1.30	44d	1	1.14mi
526 Saint Leo Dr East Saint Louis, IL	3.0	1.0	925	$1,400	$1.51	4d	1	1.19mi
725 Saint Norbert Dr East Saint Louis, IL	3.0	1.0	1232	$1,500	$1.22	44d	1	1.21mi
705 Saint Martin Dr East Saint Louis, IL	4.0	1.0	1033	$1,600	$1.55	22d	1	1.23mi
58 David St East Saint Louis, IL	3.0	1.0	900	$1,450	$1.61	44d	1	1.45mi
2231 Loren St Cahokia Heights, IL	2.0	1.0	1000	$1,195	$1.20	45d	1	1.48mi

Listing history 18 events

1. 2026-06-21
   days on market $70,000 Active 84 DOM
2. 2026-06-18
   days on market $70,000 Active 81 DOM
3. 2026-06-17
   days on market $70,000 Active 80 DOM
4. 2026-06-16
   days on market $70,000 Active 79 DOM
5. 2026-06-15
   days on market $70,000 Active 78 DOM
6. 2026-06-13
   days on market $70,000 Active 76 DOM
7. 2026-06-13
   days on market $70,000 Active 75 DOM
8. 2026-06-09
   days on market $70,000 Active 72 DOM
9. 2026-06-08
   days on market $70,000 Active 71 DOM
10. 2026-06-07
    days on market $70,000 Active 70 DOM
11. 2026-06-05
    days on market $70,000 Active 67 DOM
12. 2026-06-03
    days on market $70,000 Active 66 DOM
13. 2026-06-02
    days on market $70,000 Active 65 DOM
14. 2026-06-01
    days on market $70,000 Active 64 DOM
15. 2026-05-31
    days on market $70,000 Active 63 DOM
16. 2026-05-05
    price $75,000 974-char remark

    Show marketing remark (974 chars)

    Investor opportunity in Cahokia Heights! This bank-owned property at 1215 Julie Ave offers great potential for the right buyer looking to renovate and add value. With approximately 1,447 square feet of living space, this home features 3 bedrooms, 2 bathrooms, and a sunroom, along with a 2-car attached garage. The property is not move-in ready and will require repairs, making it ideal for investors or buyers seeking a project. There is no basement. Situated in the Cahokia Unit School District 187, this home includes a large backyard with a chain-link fence—perfect for pets or outdoor use—as well as a small storage shed for extra storage. The front yard is spacious and open with no fence, offering a variety of landscaping possibilities. Conveniently located just minutes from the interstate, this home provides easy access for commuting and travel. Property is being sold as-is. Buyer to verify all information and inquire about any required inspections.

17. 2026-03-29
    listed $80,000 Active 974-char remark

    Show marketing remark (974 chars)

    Investor opportunity in Cahokia Heights! This bank-owned property at 1215 Julie Ave offers great potential for the right buyer looking to renovate and add value. With approximately 1,447 square feet of living space, this home features 3 bedrooms, 2 bathrooms, and a sunroom, along with a 2-car attached garage. The property is not move-in ready and will require repairs, making it ideal for investors or buyers seeking a project. There is no basement. Situated in the Cahokia Unit School District 187, this home includes a large backyard with a chain-link fence—perfect for pets or outdoor use—as well as a small storage shed for extra storage. The front yard is spacious and open with no fence, offering a variety of landscaping possibilities. Conveniently located just minutes from the interstate, this home provides easy access for commuting and travel. Property is being sold as-is. Buyer to verify all information and inquire about any required inspections.

18. 1999-06-16
    soldstatus $69,500

ⓘ 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 6/10 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: $17,577
• − Mortgage interest: −$3,921
• − Property taxes: −$1,050
• − Insurance: −$350
• − Repairs & maintenance: −$1,406
• − Management: −$1,406
• − Depreciation: −$2,036
• Taxable income: $7,408
• Est. tax owed @ 24.0%: −$1,778
• After-tax cash flow: $6,303/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

+7.9% since first listed

3 events — show timeline

• 2026-05-05 Price Changed $75,000 MARIS as Distributed by MLS Grid
• 2026-03-29 Listed $80,000 MARIS as Distributed by MLS Grid
• 1999-06-16 Sold (Public Records) $69,500 Public Records

Property tax history

-30.5%/yr

Latest (2024): $26 · -97.9% YoY. Source: county tax records.