306 Marion St · Cahokia Heights, IL 62206

$49,000

3 bd · 2.0 ba · 1,000 sqft · SingleFamily public records · 36 Days on market

Built 1960 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 MLS

Great home for the price. Home would make a great starter home or investment property. Buyer to verify all MLS data including by not limited to square feet, measurements, features, exemptions/taxes, schools, etc. Had no access to property due to renters. Room sizes may be verified at a later date.

Key facts

• 6,969 sq ft lot
• Built 1960
• Listed 36 days

Property features AI

Exterior

• Utilities: Public water; Public sewer; Electric service by Ameren
• Home design: Single-family residence; One story; Frame construction
• Construction: Frame construction
• Exterior features: Back yard

Interior

• Bedrooms: 3 bedrooms (all on the main level)
• Bathrooms: 1 full bathroom (main level)
• Interior features: Forced air heating; Central air conditioning

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $49k.

Deal economics

• At list price, monthly cash flow is $823 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $49k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.
• Cap rate 26.4% 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; 40 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 $1,433/mo this rent would consume 51% 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 $339 of loan paydown is wiped out by about $1k 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 ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y ago; this cycle's ask has dropped $16k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $47,530 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 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 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 2.93% ✓
• Cap rate: 26.44%
• Cash-on-cash: 71.95%
• DSCR: 4.20
• GRM: 2.8

CMA / ARV

• ARV (on-the-fly): $112,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
306 Marion St	0.00mi	3/1.0	1,000 (0%)	1mo	$49,000	$49	95
20 Leonard Dr	0.31mi	4/2.0 (+1)	975 (-2%)	0mo	$110,000	$113	76
1708 Parklane Dr	0.13mi	3/1.0	925 (-8%)	2mo	$105,000	$114	76
19 Leonard Dr	0.32mi	3/1.0	936 (-6%)	1mo	$59,000	$63	70
1511 Andrews Dr	0.24mi	3/1.5	1,092 (+9%)	2mo	$105,000	$96	70
235 St Christopher Dr	0.34mi	3/1.0	925 (-8%)	2mo	$22,950	$25	66
103 Kenneth Ave	0.26mi	3/1.0	864 (-14%)	1mo	$105,000	$122	60
1426 Richard Dr	0.65mi	3/1.5	912 (-9%)	2mo	$80,000	$88	51
1417 Richard Dr	0.69mi	3/1.0	936 (-6%)	2mo	$105,000	$112	51
28 Fox Meadow Ln	0.65mi	4/2.5 (+1)	1,056 (+6%)	2mo	$180,000	$170	51
1408 Williams St	0.73mi	3/1.0	936 (-6%)	2mo	$80,000	$85	50
1313 Saint Raphael St	0.64mi	3/1.0	864 (-14%)	1mo	$105,000	$122	43

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: 71.6%
• Equity multiple: 4.24×
• Total profit: $44,460
• Equity at exit: $7,306

10-year hold

• IRR: 75.5%
• Equity multiple: 8.74×
• Total profit: $106,199
• Equity at exit: $4,237

Cash invested: $13,720 (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: 2.8×

Monthly cashflow live

• Estimated rent: $1,433 high
• Mortgage (P&I): −$257
• Tax from tax record: −$32 /mo · $388/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $823

Break-even live

Break-even rent $392

Max offer price $49,000

Occupancy floor 38%

Sensitivity live

Price	-10% $850	-5% $837	+0% $823	+5% $809	+10% $795
Rent	-10% $709	-5% $766	+0% $823	+5% $879	+10% $936
Rate	-1.0pp $847	-0.5pp $835	base $823	+0.5pp $810	+1.0pp $797

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: $12,250
• Closing costs: $1,470
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1614 Parklane Dr East Saint Louis, IL	4.0	1.0	1152	$1,400	$1.22	25d	1	0.06mi
1706 Andrews Dr East Saint Louis, IL	4.0	1.0	925	$1,320	$1.43	25d	1	0.11mi
1710 Parklane Dr East Saint Louis, IL	4.0	1.0	1225	$1,395	$1.14	45d	1	0.14mi
102 Melvin Dr Unit 34 Sauget, IL	4.0	1.0	1352	$1,700	$1.26	9d	1	0.22mi
1312 Saint Raphael St East Saint Louis, IL	3.0	1.0	1280	$1,500	$1.17	45d	1	0.58mi
1421 Richard Dr East Saint Louis, IL	3.0	1.0	936	$1,100	$1.18	3d	1	0.65mi
1417 Richard Dr East Saint Louis, IL	3.0	1.0	936	$1,400	$1.50	23d	1	0.66mi
1308 Saint Stephens Dr Cahokia Heights, IL	2.0	1.0	864	$875	$1.01	17d	1	0.67mi
1308 Saint Stephens Dr Cahokia Heights, IL	2.0	1.0	864	$875	$1.01	16d	1	0.67mi
1420 Williams St East Saint Louis, IL	4.0	1.0	1300	$1,500	$1.15	45d	1	0.68mi
1162 Smith St East Saint Louis, IL	3.0	1.0	988	$1,295	$1.31	23d	1	0.70mi
2008 Delores St East Saint Louis, IL	3.0	1.0	925	$1,250	$1.35	5d	1	0.70mi
1405 Williams St Cahokia Heights, IL	3.0	1.0	900	$1,500	$1.67	45d	1	0.73mi
302 Saint Leonard Dr East Saint Louis, IL	3.0	1.0	1155	$1,300	$1.13	45d	1	0.73mi
1150 Price St Cahokia, IL	3.0	1.0	864	$1,400	$1.62	4d	1	0.77mi
1220 Williams St East Saint Louis, IL	3.0	1.0	876	$1,500	$1.71	16d	1	0.82mi
1808 Mullens Ave Cahokia Heights, IL	3.0	1.0	992	$1,500	$1.51	4d	1	0.85mi
1109 Saint Helena Dr Cahokia Heights, IL	3.0	1.0	825	$1,400	$1.70	4d	1	0.92mi
1716 # E Unit Loretta Ave unit East St Louis, IL	2.0	1.0	720	$1,000	$1.39	45d	1	0.93mi
1713 Loretta Ave East Saint Louis, IL	3.0	1.0	944	$1,095	$1.16	45d	1	0.96mi
142 Saint Barbara Ln East Saint Louis, IL	3.0	2.0	990	$1,300	$1.31	45d	1	1.00mi
2116 Doris Ave Cahokia Heights, IL	3.0	1.0	880	$1,400	$1.59	23d	1	1.02mi
701 Saint Paul Dr East Saint Louis, IL	3.0	1.0	864	$1,500	$1.74	45d	1	1.04mi
818 La Salle Dr East Saint Louis, IL	3.0	1.0	1106	$1,300	$1.18	25d	1	1.08mi
811 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	1040	$1,295	$1.25	25d	1	1.13mi
811 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	1040	$1,295	$1.25	0d	1	1.13mi
819 Mildred Ave East Saint Louis, IL	3.0	1.0	936	$1,250	$1.34	23d	1	1.15mi
725 Saint Norbert Dr East Saint Louis, IL	3.0	1.0	1232	$1,500	$1.22	45d	1	1.15mi
121 Saint Dorothy Dr Cahokia, IL	3.0	1.0	988	$1,500	$1.52	45d	1	1.17mi
705 Saint Martin Dr East Saint Louis, IL	4.0	1.0	1033	$1,600	$1.55	23d	1	1.25mi
526 Saint Leo Dr East Saint Louis, IL	3.0	1.0	925	$1,400	$1.51	4d	1	1.29mi
850 Saint Bartholomew Dr Cahokia, IL	3.0	1.0	1050	$1,285	$1.22	17d	1	1.33mi
850 Saint Bartholomew Dr Cahokia, IL	3.0	1.0	1050	$1,285	$1.22	0d	1	1.33mi
502 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	864	$1,400	$1.62	4d	1	1.35mi
148 Saint James Ln East Saint Louis, IL	3.0	1.0	864	$1,200	$1.39	45d	1	1.35mi
500 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	864	$950	$1.10	25d	1	1.36mi
1115 Saint Marcella Dr East Saint Louis, IL	3.0	1.0	864	$1,500	$1.74	16d	1	1.39mi
124 Saint James Ln Cahokia Heights, IL	3.0	1.0	1064	$1,350	$1.27	45d	1	1.41mi
2 E Adams Dr East Saint Louis, IL	3.0	1.0	925	$885	$0.96	45d	1	1.42mi
13 Drexel Dr East Saint Louis, IL	3.0	1.0	925	$995	$1.08	13d	1	1.48mi

Listing history 9 events

1. 2026-05-01
   status Pending
2. 2026-04-15
   price $49,000
3. 2026-04-06
   price $55,000
4. 2026-03-26
   listed $65,000 Active
5. 2015-01-15
   soldstatus $205,000
6. 2013-04-16
   soldstatus $67,000
7. 2013-04-12
   soldstatus 298-char remark

   Show marketing remark (298 chars)

   Great home for the price. Home would make a great starter home or investment property. Buyer to verify all MLS data including by not limited to square feet, measurements, features, exemptions/taxes, schools, etc. Had no access to property due to renters. Room sizes may be verified at a later date.

8. 2013-01-19
   listed $40,000 298-char remark

   Show marketing remark (298 chars)

   Great home for the price. Home would make a great starter home or investment property. Buyer to verify all MLS data including by not limited to square feet, measurements, features, exemptions/taxes, schools, etc. Had no access to property due to renters. Room sizes may be verified at a later date.

9. 2005-12-29
   soldstatus $185,000

ⓘ 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: $388 · $32/mo
• Projected year-2 tax: $750 · $63/mo
• Expected delta: +$362/yr (+$30/mo · 93.4%)

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

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: $17,200
• − Mortgage interest: −$2,745
• − Property taxes: −$388
• − Insurance: −$245
• − Repairs & maintenance: −$1,376
• − Management: −$1,376
• − Depreciation: −$1,425
• Taxable income: $9,645
• Est. tax owed @ 24.0%: −$2,315
• After-tax cash flow: $7,557/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

-73.5% since first listed

9 events — show timeline

• 2026-05-01 Pending — MARIS as Distributed by MLS Grid
• 2026-04-15 Price Changed $49,000 MARIS as Distributed by MLS Grid
• 2026-04-06 Price Changed $55,000 MARIS as Distributed by MLS Grid
• 2026-03-26 Listed $65,000 MARIS as Distributed by MLS Grid
• 2015-01-15 Sold (Public Records) $205,000 Public Records
• 2013-04-16 Sold (Public Records) $67,000 Public Records
• 2013-04-12 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2013-01-19 Listed $40,000 MARIS as Distributed by MLS Grid
• 2005-12-29 Sold (Public Records) $185,000 Public Records

Property tax history

-11.4%/yr

Latest (2024): $388 · -79.7% YoY. Source: county tax records.