1433 Suttle Ct · Cahokia Heights, IL 62206

$75,900

3 bd · 4.0 ba · 822 sqft · SingleFamily public records · 21 Days on market

Built 2007 9,583 sqft lot $92/sqft · at area comps Est $78k · at est.

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +8.9/15.0
• 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

MOVE IN READY HOME HAS A LOT TO OFFER! Spacious home with over 1300 square feet of living space. Includes 3 bedrooms 1.5 baths, Large living room, eat in kitchen, and 2 car attached garage Cal today to find out more! This property is approved for Homepath renovation Financing. Purchase for as little as 3% down. Buyer to verify all MLS data including by not limited to sq feet, measurements, features, exemptions/taxes, schools, etc

Key facts

• 9,583 sq ft lot
• 2 garage spots
• Built 2007

Property features AI

Exterior

• Parking: Detached or attached garage with space for 2 vehicles
• Utilities: Public water; Public sewer; Electric service by Ameren
• Home design: Single-family residence; Two levels
• Construction: Construction materials: Unknown
• Exterior features: Located on a cul-de-sac

Interior

• Bedrooms: Three bedrooms (all on upper level)
• Bathrooms: One full bathroom; One half bathroom (main level)
• Interior features: Forced air heating; Central air conditioning; Eight total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/4.0-bath single-family listed at $76k.

Deal economics

• At list price, monthly cash flow is $542 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $76k).
• Recommended offer: $75k (1.5% below list) — sets the bar for market timing.

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.
• 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; 34 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 $1,350/mo this rent would consume 48% 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 $525 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 21 days — a 2% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y ago; this cycle's ask is 27% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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 $74,761 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.78% ✓
• Cap rate: 14.87%
• Cash-on-cash: 30.62%
• DSCR: 2.36
• GRM: 4.7

CMA / ARV

• ARV (median comp): $78,423
• List price: $75,900
• Delta: -3.22%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1313 Saint Raphael St	0.22mi	3/1.0	864 (+5%)	1mo	$105,000	$122	69
1426 Richard Dr	0.07mi	3/1.5	912 (+11%)	2mo	$80,000	$88	67
103 Kenneth Ave	0.37mi	3/1.0	864 (+5%)	1mo	$105,000	$122	61
1417 Richard Dr	0.06mi	3/1.0	936 (+14%)	2mo	$105,000	$112	60
1408 Williams St	0.10mi	3/1.0	936 (+14%)	1mo	$80,000	$85	59
1109 Saint Helena Dr	0.60mi	3/1.0	825 (+0%)	1mo	$75,000	$91	58
1745 Harvest Ave	0.48mi	3/1.0	872 (+6%)	2mo	$105,000	$120	54
1114 Saint Helena Dr	0.58mi	3/1.0	875 (+6%)	1mo	$82,500	$94	49
1617 Mullens Ave	0.30mi	2/1.0 (-1)	720 (-12%)	1mo	$56,000	$78	47
1936 Doris	0.50mi	2/1.0 (-1)	887 (+8%)	1mo	$32,500	$37	45
19 Leonard Dr	0.51mi	3/1.0	936 (+14%)	1mo	$59,000	$63	40
1708 Parklane Dr	0.59mi	3/1.0	925 (+12%)	2mo	$105,000	$114	38

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: 25.3%
• Equity multiple: 2.05×
• Total profit: $22,263
• Equity at exit: $11,317

10-year hold

• IRR: 33.1%
• Equity multiple: 4.01×
• Total profit: $63,948
• Equity at exit: $6,562

Cash invested: $21,252 (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: 4.7×

Monthly cashflow live

• Estimated rent: $1,350 high
• Mortgage (P&I): −$398
• Tax est. 1.5%: −$95 /mo · $1,138/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $542

Break-even live

Break-even rent $664

Max offer price $75,900

Occupancy floor 55%

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: $18,975
• Closing costs: $2,277
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1421 Richard Dr East Saint Louis, IL	3.0	1.0	936	$1,100	$1.18	2d	1	0.07mi
1417 Richard Dr East Saint Louis, IL	3.0	1.0	936	$1,400	$1.50	22d	1	0.08mi
1405 Williams St Cahokia Heights, IL	3.0	1.0	900	$1,500	$1.67	43d	1	0.16mi
1308 Saint Stephens Dr Cahokia Heights, IL	2.0	1.0	864	$875	$1.01	16d	1	0.24mi
1308 Saint Stephens Dr Cahokia Heights, IL	2.0	1.0	864	$875	$1.01	14d	1	0.24mi
1808 Mullens Ave Cahokia Heights, IL	3.0	1.0	992	$1,500	$1.51	2d	1	0.33mi
1716 # E Unit Loretta Ave unit East St Louis, IL	2.0	1.0	720	$1,000	$1.39	43d	1	0.35mi
1220 Williams St East Saint Louis, IL	3.0	1.0	876	$1,500	$1.71	14d	1	0.37mi
1713 Loretta Ave East Saint Louis, IL	3.0	1.0	944	$1,095	$1.16	43d	1	0.38mi
2008 Delores St East Saint Louis, IL	3.0	1.0	925	$1,250	$1.35	4d	1	0.58mi
1706 Andrews Dr East Saint Louis, IL	4.0	1.0	925	$1,320	$1.43	23d	1	0.61mi
1109 Saint Helena Dr Cahokia Heights, IL	3.0	1.0	825	$1,400	$1.70	3d	1	0.63mi
818 La Salle Dr East Saint Louis, IL	3.0	1.0	1106	$1,300	$1.18	23d	1	0.63mi
1162 Smith St East Saint Louis, IL	3.0	1.0	988	$1,295	$1.31	22d	1	0.74mi
819 Mildred Ave East Saint Louis, IL	3.0	1.0	936	$1,250	$1.34	22d	1	0.74mi
2116 Doris Ave Cahokia Heights, IL	3.0	1.0	880	$1,400	$1.59	22d	1	0.79mi
850 Saint Bartholomew Dr Cahokia, IL	3.0	1.0	1050	$1,285	$1.22	16d	1	0.81mi
1150 Price St Cahokia, IL	3.0	1.0	864	$1,400	$1.62	3d	1	0.87mi
142 Saint Barbara Ln East Saint Louis, IL	3.0	2.0	990	$1,300	$1.31	43d	1	1.00mi
121 Saint Dorothy Dr Cahokia, IL	3.0	1.0	988	$1,500	$1.52	43d	1	1.10mi
811 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	1040	$1,295	$1.25	23d	1	1.11mi
701 Saint Paul Dr East Saint Louis, IL	3.0	1.0	864	$1,500	$1.74	43d	1	1.15mi
2 E Adams Dr East Saint Louis, IL	3.0	1.0	925	$885	$0.96	43d	1	1.23mi
2231 Loren St Cahokia Heights, IL	2.0	1.0	1000	$1,195	$1.20	44d	1	1.30mi
148 Saint James Ln East Saint Louis, IL	3.0	1.0	864	$1,200	$1.39	43d	1	1.31mi
13 Drexel Dr East Saint Louis, IL	3.0	1.0	925	$995	$1.08	12d	1	1.31mi
124 Saint James Ln Cahokia Heights, IL	3.0	1.0	1064	$1,350	$1.27	43d	1	1.32mi
502 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	864	$1,400	$1.62	3d	1	1.32mi
500 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	864	$950	$1.10	23d	1	1.33mi
526 Saint Leo Dr East Saint Louis, IL	3.0	1.0	925	$1,400	$1.51	3d	1	1.35mi
1002 Upper Cahokia Rd East Saint Louis, IL	3.0	1.0	720	$860	$1.19	14d	1	1.35mi
705 Saint Martin Dr East Saint Louis, IL	4.0	1.0	1033	$1,600	$1.55	22d	1	1.35mi
111 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	1040	$1,350	$1.30	43d	1	1.42mi
70 W Adams Dr East Saint Louis, IL	3.0	1.0	925	$1,200	$1.30	43d	1	1.43mi

Listing history 11 events

1. 2026-06-08
   statusdays on market $75,900 Pending 21 DOM
2. 2026-06-07
   days on market $75,900 Active 20 DOM
3. 2026-06-05
   days on market $75,900 Active 17 DOM
4. 2026-06-03
   days on market $75,900 Active 16 DOM
5. 2026-06-02
   days on market $75,900 Active 15 DOM
6. 2026-06-01
   days on market $75,900 Active 14 DOM
7. 2026-05-31
   days on market $75,900 Active 13 DOM
8. 2026-05-13
   price $75,900 389-char remark
9. 2026-05-13
   listed $59,900 Active 389-char remark
10. 2012-12-21
    soldstatus 437-char remark

    Show marketing remark (437 chars)

    MOVE IN READY HOME HAS A LOT TO OFFER! Spacious home with over 1300 square feet of living space. Includes 3 bedrooms 1.5 baths, Large living room, eat in kitchen, and 2 car attached garage Cal today to find out more! This property is approved for Homepath renovation Financing. Purchase for as little as 3% down. Buyer to verify all MLS data including by not limited to sq feet, measurements, features, exemptions/taxes, schools, etc

11. 2012-11-14
    listed $45,000 437-char remark

    Show marketing remark (437 chars)

    MOVE IN READY HOME HAS A LOT TO OFFER! Spacious home with over 1300 square feet of living space. Includes 3 bedrooms 1.5 baths, Large living room, eat in kitchen, and 2 car attached garage Cal today to find out more! This property is approved for Homepath renovation Financing. Purchase for as little as 3% down. Buyer to verify all MLS data including by not limited to sq feet, measurements, features, exemptions/taxes, schools, etc

ⓘ 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: $16,206
• − Mortgage interest: −$4,252
• − Property taxes: −$1,138
• − Insurance: −$380
• − Repairs & maintenance: −$1,296
• − Management: −$1,296
• − Depreciation: −$2,208
• Taxable income: $5,635
• Est. tax owed @ 24.0%: −$1,352
• After-tax cash flow: $5,156/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

+68.7% since first listed

7 events — show timeline

• 2026-06-08 Pending — MARIS as Distributed by MLS Grid
• 2026-05-26 Relisted — MARIS as Distributed by MLS Grid
• 2026-05-21 Pending — MARIS as Distributed by MLS Grid
• 2026-05-13 Price Changed $75,900 MARIS as Distributed by MLS Grid
• 2026-05-13 Listed $59,900 MARIS as Distributed by MLS Grid
• 2012-12-21 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2012-11-14 Listed $45,000 MARIS as Distributed by MLS Grid

Property tax history

-49.1%/yr

Latest (2024): $1 · -100.0% YoY. Source: county tax records.