17 Hanover Ln · Cahokia Heights, IL 62206

$50,000

3 bd · 2.0 ba · 925 sqft · SingleFamily public records · 32 Days on market

Built 1956 6,969 sqft lot

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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 +7.5/15.0
• 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

Ready to grow your portfolio? We have three rental properties now hitting the market. Buy them individually or snag all three as a package deal for maximum impact! Perfect for those looking to jumpstart their investment journey or scale up quickly. This 3 bedroom one bath home currently rents for $750 month and is on a month to month basis. Sold as is. Seller will not provide municipal occupancy inspection or any repairs. Listing broker has attempted to offer accurate data & info is deemed reliable but not guaranteed. Square footage may not be accurate. Buyers & agents are responsible for verifying accuracy. Agent owned. Other properties are: 16 Helen Ct, Cahokia, IL 28 Louise

Key facts

• 6,969 sq ft lot
• Built 1956
• Listed 32 days

🏷️ Possibly a rental listed for sale. The $50,000 price doesn't fit this home's estimated sale value (~$105,450) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $384 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.
• Cap rate 19.2% 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.
• 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: 152 active listings in the ZIP; 20 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).
• This rent runs 44% of the median local income ($34k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $346 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 $14k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 3 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

• Watch-outs: property tax is 3.9% of price; flood insurance adds $152/mo; built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AH (mandatory federal flood insurance); extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $48,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.48% ✓
• Cap rate: 19.16%
• Cash-on-cash: 45.96%
• DSCR: 3.05
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $105,450
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17 Hanover Ln	0.00mi	3/1.0	925 (0%)	1mo	$50,000	$54	95
5 E Adams Dr	0.06mi	3/1.0	925 (0%)	5mo	$105,000	$114	89
92 W Adams Dr	0.41mi	3/1.0	925 (0%)	2mo	$79,900	$86	75
16 Helen Ct	0.35mi	3/1.0	900 (-3%)	1mo	$50,000	$56	74
2116 Doris Ave	0.44mi	3/1.0	880 (-5%)	2mo	$105,000	$119	66
48 Louise Ln	0.46mi	3/1.0	864 (-7%)	2mo	$97,500	$113	62
59 Helen Ct	0.49mi	3/1.0	864 (-7%)	1mo	$105,000	$122	61
21 Agnes Dr	0.61mi	3/1.0	864 (-7%)	1mo	$29,900	$35	56
15 Agnes Dr	0.54mi	3/1.0	864 (-7%)	5mo	$105,000	$122	56
23 Delores Dr	0.54mi	3/1.0	864 (-7%)	5mo	$105,000	$122	56
6 Delores Dr	0.57mi	3/1.0	864 (-7%)	5mo	$105,000	$122	54
1936 Doris	0.74mi	2/1.0 (-1)	887 (-4%)	1mo	$32,500	$37	48

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: 28.3%
• Equity multiple: 2.18×
• Total profit: $16,539
• Equity at exit: $7,455

10-year hold

• IRR: 35.8%
• Equity multiple: 4.33×
• Total profit: $46,610
• Equity at exit: $4,323

Cash invested: $14,000 (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: 152
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,241 high
• Mortgage (P&I): −$262
• Tax from tax record: −$161 /mo · $1,934/yr
• Insurance: −$21
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $384

Break-even live

Break-even rent $755

Max offer price $50,000

Occupancy floor 64%

Sensitivity live

Price	-10% $412	-5% $398	+0% $384	+5% $370	+10% $356
Rent	-10% $286	-5% $335	+0% $384	+5% $433	+10% $482
Rate	-1.0pp $409	-0.5pp $397	base $384	+0.5pp $371	+1.0pp $358

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2 E Adams Dr East Saint Louis, IL	3.0	1.0	925	$885	$0.96	45d	1	0.06mi
13 Drexel Dr East Saint Louis, IL	3.0	1.0	925	$995	$1.08	13d	1	0.16mi
70 W Adams Dr East Saint Louis, IL	3.0	1.0	925	$1,200	$1.30	45d	1	0.36mi
2116 Doris Ave Cahokia Heights, IL	3.0	1.0	880	$1,400	$1.59	23d	1	0.41mi
13 Marilyn Ln East Saint Louis, IL	3.0	1.0	995	$1,150	$1.16	45d	1	0.41mi
2231 Loren St Cahokia Heights, IL	2.0	1.0	1000	$1,195	$1.20	45d	1	0.49mi
6 Delores Dr East Saint Louis, IL	3.0	1.0	864	$1,300	$1.50	13d	1	0.59mi
6 Delores Dr East Saint Louis, IL	3.0	1.0	864	$1,300	$1.50	25d	1	0.59mi
21 Agnes Dr Cahokia, IL	3.0	1.0	864	$1,050	$1.22	23d	1	0.63mi
2008 Delores St East Saint Louis, IL	3.0	1.0	925	$1,250	$1.35	5d	1	0.71mi
1808 Mullens Ave Cahokia Heights, IL	3.0	1.0	992	$1,500	$1.51	4d	1	0.95mi
1716 # E Unit Loretta Ave unit East St Louis, IL	2.0	1.0	720	$1,000	$1.39	45d	1	1.11mi
1713 Loretta Ave East Saint Louis, IL	3.0	1.0	944	$1,095	$1.16	45d	1	1.11mi
1421 Richard Dr East Saint Louis, IL	3.0	1.0	936	$1,100	$1.18	3d	1	1.17mi
1417 Richard Dr East Saint Louis, IL	3.0	1.0	936	$1,400	$1.50	23d	1	1.19mi
1405 Williams St Cahokia Heights, IL	3.0	1.0	900	$1,500	$1.67	45d	1	1.24mi
1706 Andrews Dr East Saint Louis, IL	4.0	1.0	925	$1,320	$1.43	25d	1	1.34mi
1308 Saint Stephens Dr Cahokia Heights, IL	2.0	1.0	864	$875	$1.01	17d	1	1.41mi
1308 Saint Stephens Dr Cahokia Heights, IL	2.0	1.0	864	$875	$1.01	16d	1	1.41mi
1220 Williams St East Saint Louis, IL	3.0	1.0	876	$1,500	$1.71	16d	1	1.49mi

Listing history 5 events

1. 2026-02-27
   status Pending
2. 2026-01-26
   listed $50,000 Active
3. 2025-08-07
   status Active
4. 2025-07-24
   status Pending
5. 2025-07-21
   listed $50,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast IL · Partial reset (capped growth)

• Current annual tax: $1,934 · $161/mo
• Projected year-2 tax: $1,934 · $161/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone AH · 24% 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: $14,892
• − Mortgage interest: −$2,801
• − Property taxes: −$1,934
• − Insurance: −$2,074
• − Repairs & maintenance: −$1,191
• − Management: −$1,191
• − Depreciation: −$1,455
• Taxable income: $4,246
• Est. tax owed @ 24.0%: −$1,019
• After-tax cash flow: $3,591/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

+0.0% since first listed

5 events — show timeline

• 2026-02-27 Pending — MARIS as Distributed by MLS Grid
• 2026-01-26 Listed $50,000 MARIS as Distributed by MLS Grid
• 2025-08-07 Relisted — MARIS as Distributed by MLS Grid
• 2025-07-24 Pending — MARIS as Distributed by MLS Grid
• 2025-07-21 Listed $50,000 MARIS as Distributed by MLS Grid

Property tax history

+2.6%/yr

Latest (2024): $1,934 · +10.8% YoY. Source: county tax records.