122 Lazarcheff Dr · Cahokia Heights, IL 62206

$75,000

3 bd · 2.0 ba · 988 sqft · SingleFamily public records · 122 Days on market

Built 1958 7,405 sqft lot $76/sqft · 24% above area Est $60k · 24% over ↓ 44% since listing

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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
• 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
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is the perfect opportunity! This 3-bedroom, 1-bathroom single-family home already has a reliable tenant with a strong rental history, providing immediate income. Don’t miss out on this turn-key investment property!

Key facts

• 7,405 sq ft lot
• Parking
• Built 1958

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $569 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $66k (12.0% 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.
• Market conditions: 153 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $1,377/mo this rent would consume 49% 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 $519 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 $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 122 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 $56k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1958 — 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 $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 122 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — 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: 1.84% ✓
• Cap rate: 15.40%
• Cash-on-cash: 32.54%
• DSCR: 2.45
• GRM: 4.5

CMA / ARV

• ARV (median comp): $60,302
• List price: $75,000
• Delta: 24.37%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
306 Marion St	0.15mi	3/1.0	1,000 (+1%)	1mo	$49,000	$49	86
20 Leonard Dr	0.22mi	4/2.0 (+1)	975 (-1%)	0mo	$110,000	$113	82
1708 Parklane Dr	0.11mi	3/1.0	925 (-6%)	2mo	$105,000	$114	78
19 Leonard Dr	0.21mi	3/1.0	936 (-5%)	1mo	$59,000	$63	76
235 St Christopher Dr	0.32mi	3/1.0	925 (-6%)	2mo	$22,950	$25	69
103 Kenneth Ave	0.13mi	3/1.0	864 (-13%)	1mo	$105,000	$122	68
1511 Andrews Dr	0.26mi	3/1.5	1,092 (+10%)	2mo	$105,000	$96	67
1426 Richard Dr	0.51mi	3/1.5	912 (-8%)	2mo	$80,000	$88	60
1417 Richard Dr	0.55mi	3/1.0	936 (-5%)	2mo	$105,000	$112	60
1408 Williams St	0.60mi	3/1.0	936 (-5%)	1mo	$80,000	$85	58
1313 Saint Raphael St	0.53mi	3/1.0	864 (-13%)	1mo	$105,000	$122	50
1936 Doris	0.72mi	2/1.0 (-1)	887 (-10%)	1mo	$32,500	$37	39

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: 27.6%
• Equity multiple: 2.15×
• Total profit: $24,132
• Equity at exit: $11,183

10-year hold

• IRR: 35.1%
• Equity multiple: 4.23×
• Total profit: $67,794
• Equity at exit: $6,485

Cash invested: $21,000 (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: 4.5×

Monthly cashflow live

• Estimated rent: $1,377 high
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $569

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 54%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1706 Andrews Dr East Saint Louis, IL	4.0	1.0	925	$1,320	$1.43	23d	1	0.15mi
1421 Richard Dr East Saint Louis, IL	3.0	1.0	936	$1,100	$1.18	1d	1	0.54mi
1417 Richard Dr East Saint Louis, IL	3.0	1.0	936	$1,400	$1.50	21d	1	0.54mi
1308 Saint Stephens Dr Cahokia Heights, IL	2.0	1.0	864	$875	$1.01	16d	1	0.59mi
1308 Saint Stephens Dr Cahokia Heights, IL	2.0	1.0	864	$875	$1.01	14d	1	0.59mi
2008 Delores St East Saint Louis, IL	3.0	1.0	925	$1,250	$1.35	4d	1	0.59mi
1405 Williams St Cahokia Heights, IL	3.0	1.0	900	$1,500	$1.67	43d	1	0.62mi
1162 Smith St East Saint Louis, IL	3.0	1.0	988	$1,295	$1.31	21d	1	0.72mi
1808 Mullens Ave Cahokia Heights, IL	3.0	1.0	992	$1,500	$1.51	2d	1	0.73mi
1220 Williams St East Saint Louis, IL	3.0	1.0	876	$1,500	$1.71	14d	1	0.74mi
1716 # E Unit Loretta Ave unit East St Louis, IL	2.0	1.0	720	$1,000	$1.39	43d	1	0.81mi
1150 Price St Cahokia, IL	3.0	1.0	864	$1,400	$1.62	2d	1	0.81mi
1713 Loretta Ave East Saint Louis, IL	3.0	1.0	944	$1,095	$1.16	43d	1	0.84mi
1109 Saint Helena Dr Cahokia Heights, IL	3.0	1.0	825	$1,400	$1.70	2d	1	0.88mi
2116 Doris Ave Cahokia Heights, IL	3.0	1.0	880	$1,400	$1.59	21d	1	0.91mi
818 La Salle Dr East Saint Louis, IL	3.0	1.0	1106	$1,300	$1.18	23d	1	1.01mi
142 Saint Barbara Ln East Saint Louis, IL	3.0	2.0	990	$1,300	$1.31	43d	1	1.03mi
819 Mildred Ave East Saint Louis, IL	3.0	1.0	936	$1,250	$1.34	21d	1	1.08mi
701 Saint Paul Dr East Saint Louis, IL	3.0	1.0	864	$1,500	$1.74	43d	1	1.09mi
811 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	1040	$1,295	$1.25	23d	1	1.15mi
121 Saint Dorothy Dr Cahokia, IL	3.0	1.0	988	$1,500	$1.52	43d	1	1.18mi
850 Saint Bartholomew Dr Cahokia, IL	3.0	1.0	1050	$1,285	$1.22	16d	1	1.24mi
705 Saint Martin Dr East Saint Louis, IL	4.0	1.0	1033	$1,600	$1.55	21d	1	1.30mi
2 E Adams Dr East Saint Louis, IL	3.0	1.0	925	$885	$0.96	43d	1	1.32mi
526 Saint Leo Dr East Saint Louis, IL	3.0	1.0	925	$1,400	$1.51	2d	1	1.34mi
502 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	864	$1,400	$1.62	2d	1	1.37mi
148 Saint James Ln East Saint Louis, IL	3.0	1.0	864	$1,200	$1.39	43d	1	1.37mi
13 Drexel Dr East Saint Louis, IL	3.0	1.0	925	$995	$1.08	12d	1	1.38mi
500 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	864	$950	$1.10	23d	1	1.38mi
124 Saint James Ln Cahokia Heights, IL	3.0	1.0	1064	$1,350	$1.27	43d	1	1.42mi
70 W Adams Dr East Saint Louis, IL	3.0	1.0	925	$1,200	$1.30	43d	1	1.44mi
1115 Saint Marcella Dr East Saint Louis, IL	3.0	1.0	864	$1,500	$1.74	14d	1	1.49mi

Listing history 23 events

1. 2026-06-18
   days on market $75,000 Active 122 DOM
2. 2026-06-17
   days on market $75,000 Active 121 DOM
3. 2026-06-16
   days on market $75,000 Active 120 DOM
4. 2026-06-15
   days on market $75,000 Active 119 DOM
5. 2026-06-13
   days on market $75,000 Active 117 DOM
6. 2026-06-13
   days on market $75,000 Active 116 DOM
7. 2026-06-09
   days on market $75,000 Active 113 DOM
8. 2026-06-08
   days on market $75,000 Active 112 DOM
9. 2026-06-07
   days on market $75,000 Active 111 DOM
10. 2026-06-05
    days on market $75,000 Active 108 DOM
11. 2026-06-03
    days on market $75,000 Active 107 DOM
12. 2026-06-02
    days on market $75,000 Active 106 DOM
13. 2026-06-01
    days on market $75,000 Active 105 DOM
14. 2026-05-31
    days on market $75,000 Active 104 DOM
15. 2026-02-16
    listed $75,000 Active 225-char remark

    Show marketing remark (225 chars)

    This is the perfect opportunity! This 3-bedroom, 1-bathroom single-family home already has a reliable tenant with a strong rental history, providing immediate income. Don’t miss out on this turn-key investment property!

16. 2024-10-22
    soldstatus $56,000
17. 2024-10-18
    soldstatus Closed 942-char remark

    Show marketing remark (942 chars)

    Seize the opportunity to purchase a tenant-occupied property guaranteeing immediate rental income! The interior of the property was updated in April 2024. Property is tenant occupied, ensuring stability and peace of mind. The current annual lease provides a steady monthly rental income of $800. Key Investment Highlights: reliable lease in place until April 2025, interior updates, average operating expenses are $4756 which yeild an impressive CAP Rate of 6.5%. 10% vacancy rate factored in. Tenant pays all utilities, gas, electric, water, sewer, and trash, reducing landlord expenses. This property not only provides a reliable income stream but also offers excellent potential for increased income as current rent is below market. The low annual expenses and a strong CAP rate makes the decision easy. What are you waiting for? This investment is designed to maximize your returns by adding an asset producing property to your portfolio!

18. 2024-09-05
    status Pending 942-char remark

    Show marketing remark (942 chars)

    Seize the opportunity to purchase a tenant-occupied property guaranteeing immediate rental income! The interior of the property was updated in April 2024. Property is tenant occupied, ensuring stability and peace of mind. The current annual lease provides a steady monthly rental income of $800. Key Investment Highlights: reliable lease in place until April 2025, interior updates, average operating expenses are $4756 which yeild an impressive CAP Rate of 6.5%. 10% vacancy rate factored in. Tenant pays all utilities, gas, electric, water, sewer, and trash, reducing landlord expenses. This property not only provides a reliable income stream but also offers excellent potential for increased income as current rent is below market. The low annual expenses and a strong CAP rate makes the decision easy. What are you waiting for? This investment is designed to maximize your returns by adding an asset producing property to your portfolio!

19. 2024-08-02
    listed $59,900 Active 942-char remark

    Show marketing remark (942 chars)

    Seize the opportunity to purchase a tenant-occupied property guaranteeing immediate rental income! The interior of the property was updated in April 2024. Property is tenant occupied, ensuring stability and peace of mind. The current annual lease provides a steady monthly rental income of $800. Key Investment Highlights: reliable lease in place until April 2025, interior updates, average operating expenses are $4756 which yeild an impressive CAP Rate of 6.5%. 10% vacancy rate factored in. Tenant pays all utilities, gas, electric, water, sewer, and trash, reducing landlord expenses. This property not only provides a reliable income stream but also offers excellent potential for increased income as current rent is below market. The low annual expenses and a strong CAP rate makes the decision easy. What are you waiting for? This investment is designed to maximize your returns by adding an asset producing property to your portfolio!

20. 2024-07-30
    price $59,900 942-char remark

    Show marketing remark (942 chars)

    Seize the opportunity to purchase a tenant-occupied property guaranteeing immediate rental income! The interior of the property was updated in April 2024. Property is tenant occupied, ensuring stability and peace of mind. The current annual lease provides a steady monthly rental income of $800. Key Investment Highlights: reliable lease in place until April 2025, interior updates, average operating expenses are $4756 which yeild an impressive CAP Rate of 6.5%. 10% vacancy rate factored in. Tenant pays all utilities, gas, electric, water, sewer, and trash, reducing landlord expenses. This property not only provides a reliable income stream but also offers excellent potential for increased income as current rent is below market. The low annual expenses and a strong CAP rate makes the decision easy. What are you waiting for? This investment is designed to maximize your returns by adding an asset producing property to your portfolio!

21. 2024-07-30
    historical $59,000 942-char remark

    Show marketing remark (942 chars)

    Seize the opportunity to purchase a tenant-occupied property guaranteeing immediate rental income! The interior of the property was updated in April 2024. Property is tenant occupied, ensuring stability and peace of mind. The current annual lease provides a steady monthly rental income of $800. Key Investment Highlights: reliable lease in place until April 2025, interior updates, average operating expenses are $4756 which yeild an impressive CAP Rate of 6.5%. 10% vacancy rate factored in. Tenant pays all utilities, gas, electric, water, sewer, and trash, reducing landlord expenses. This property not only provides a reliable income stream but also offers excellent potential for increased income as current rent is below market. The low annual expenses and a strong CAP rate makes the decision easy. What are you waiting for? This investment is designed to maximize your returns by adding an asset producing property to your portfolio!

22. 2018-01-17
    soldstatus $50,000
23. 2008-05-23
    soldstatus $135,000

ⓘ 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: $16,522
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$1,322
• − Management: −$1,322
• − Depreciation: −$2,182
• Taxable income: $5,995
• Est. tax owed @ 24.0%: −$1,439
• After-tax cash flow: $5,394/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

-44.4% since first listed

9 events — show timeline

• 2026-02-16 Listed $75,000 MARIS as Distributed by MLS Grid
• 2024-10-22 Sold (Public Records) $56,000 Public Records
• 2024-10-18 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2024-09-05 Pending — MARIS as Distributed by MLS Grid
• 2024-08-02 Listed $59,900 MARIS as Distributed by MLS Grid
• 2024-07-30 Price Changed $59,900 MARIS as Distributed by MLS Grid
• 2024-07-30 Coming Soon $59,000 MARIS as Distributed by MLS Grid
• 2018-01-17 Sold (Public Records) $50,000 Public Records
• 2008-05-23 Sold (Public Records) $135,000 Public Records

Property tax history

-26.5%/yr

Latest (2024): $34 · -98.2% YoY. Source: county tax records.