2335 Jerome Ln · Cahokia Heights, IL 62206

$69,000

3 bd · 2.0 ba · 1,344 sqft · Manufactured · 65 Days on market

Built 1988 $51/sqft · 61% below area

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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

Possibilities are endless here. Address listed is the lot with the move in ready mobile home. Roof is known to be approximately ten years old. Updated bathroom 2023, new hv/ac 2023. Set up perfect for that individual looking to live in a home without having to pay lot rent. Better yet, exploring other investment options such as your own mobile home park that you get to control. Whether you're looking for an enormous yard or perhaps adding a few homes to the 3 additional lots.... This property is inclusive of four parcels with three additional mobile home pads, concrete poured utility ready. May even be able to build (check with Cahokia city confirmation) complete with newer covered deck on the front and one on the side entry. Large storage shed. There's even a built-in handmade bar. Includes 4 parcels 06-12.0-210-014 at 2335 Jerome Lane, 06-12.0-210-013 at 2333 Jerome Lane, 06-12.0-210-012 at 2331 Jerome Lane and 06-12.0-210-011 at 2329 Jerome Lane

Key facts

• Built 1988
• Listed 65 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $69k.

Deal economics

• At list price, monthly cash flow is $623 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Recommended offer: $65k (6.0% below list) — sets the bar for market timing.
• Cap rate 17.1% vs local median 13.6% in Cahokia Heights — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: 153 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 $1,390/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 $477 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 $19k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($65k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $10k; list at $69k implies a 590% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $64,859 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 2.01% ✓
• Cap rate: 17.13%
• Cash-on-cash: 38.71%
• DSCR: 2.72
• GRM: 4.1

CMA / ARV

• ARV (median comp): $174,974
• List price: $69,000
• Delta: -60.57%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 34.9%
• Equity multiple: 2.48×
• Total profit: $28,531
• Equity at exit: $10,288

10-year hold

• IRR: 41.7%
• Equity multiple: 4.94×
• Total profit: $76,035
• Equity at exit: $5,966

Cash invested: $19,320 (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: 4.1×

Monthly cashflow live

• Estimated rent: $1,390 high
• Mortgage (P&I): −$362
• Tax from tax record: −$85 /mo · $1,015/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $623

Break-even live

Break-even rent $601

Max offer price $69,000

Occupancy floor 50%

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Rent comps 22 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	43d	1	0.22mi
2116 Doris Ave Cahokia Heights, IL	3.0	1.0	880	$1,400	$1.59	22d	1	0.23mi
13 Drexel Dr East Saint Louis, IL	3.0	1.0	925	$995	$1.08	12d	1	0.31mi
32 Drexel Dr East Saint Louis, IL	4.0	1.0	1362	$1,675	$1.23	16d	1	0.37mi
70 W Adams Dr East Saint Louis, IL	3.0	1.0	925	$1,200	$1.30	43d	1	0.48mi
2231 Loren St Cahokia Heights, IL	2.0	1.0	1000	$1,195	$1.20	44d	1	0.53mi
2008 Delores St East Saint Louis, IL	3.0	1.0	925	$1,250	$1.35	4d	1	0.54mi
13 Marilyn Ln East Saint Louis, IL	3.0	1.0	995	$1,150	$1.16	43d	1	0.56mi
8 Louise Ln East Saint Louis, IL	3.0	1.0	1150	$1,275	$1.11	17d	1	0.70mi
1808 Mullens Ave Cahokia Heights, IL	3.0	1.0	992	$1,500	$1.51	2d	1	0.78mi
1713 Loretta Ave East Saint Louis, IL	3.0	1.0	944	$1,095	$1.16	43d	1	0.95mi
1421 Richard Dr East Saint Louis, IL	3.0	1.0	936	$1,100	$1.18	2d	1	0.99mi
1420 Williams St East Saint Louis, IL	4.0	1.0	1300	$1,500	$1.15	43d	1	0.99mi
1417 Richard Dr East Saint Louis, IL	3.0	1.0	936	$1,400	$1.50	22d	1	1.01mi
102 Melvin Dr Unit 34 Sauget, IL	4.0	1.0	1352	$1,700	$1.26	7d	1	1.03mi
1405 Williams St Cahokia Heights, IL	3.0	1.0	900	$1,500	$1.67	43d	1	1.06mi
1710 Parklane Dr East Saint Louis, IL	4.0	1.0	1225	$1,395	$1.14	43d	1	1.13mi
1706 Andrews Dr East Saint Louis, IL	4.0	1.0	925	$1,320	$1.43	23d	1	1.18mi
1614 Parklane Dr East Saint Louis, IL	4.0	1.0	1152	$1,400	$1.22	23d	1	1.19mi
1312 Saint Raphael St East Saint Louis, IL	3.0	1.0	1280	$1,500	$1.17	43d	1	1.26mi
1220 Williams St East Saint Louis, IL	3.0	1.0	876	$1,500	$1.71	14d	1	1.32mi
302 Saint Leonard Dr East Saint Louis, IL	3.0	1.0	1155	$1,300	$1.13	43d	1	1.42mi

Listing history 20 events

1. 2026-06-18
   days on market $69,000 Active 65 DOM
2. 2026-06-17
   days on market $69,000 Active 64 DOM
3. 2026-06-16
   days on market $69,000 Active 63 DOM
4. 2026-06-15
   days on market $69,000 Active 62 DOM
5. 2026-06-13
   days on market $69,000 Active 60 DOM
6. 2026-06-13
   days on market $69,000 Active 59 DOM
7. 2026-06-09
   days on market $69,000 Active 56 DOM
8. 2026-06-08
   days on market $69,000 Active 55 DOM
9. 2026-06-07
   days on market $69,000 Active 54 DOM
10. 2026-06-05
    days on market $69,000 Active 51 DOM
11. 2026-06-03
    days on market $69,000 Active 50 DOM
12. 2026-06-02
    days on market $69,000 Active 49 DOM
13. 2026-06-02
    price $69,000 Active 48 DOM
14. 2026-06-01
    days on market $79,000 Active 48 DOM
15. 2026-05-31
    days on market $79,000 Active 47 DOM
16. 2026-05-13
    price $79,000 964-char remark

    Show marketing remark (964 chars)

    Possibilities are endless here. Address listed is the lot with the move in ready mobile home. Roof is known to be approximately ten years old. Updated bathroom 2023, new hv/ac 2023. Set up perfect for that individual looking to live in a home without having to pay lot rent. Better yet, exploring other investment options such as your own mobile home park that you get to control. Whether you're looking for an enormous yard or perhaps adding a few homes to the 3 additional lots.... This property is inclusive of four parcels with three additional mobile home pads, concrete poured utility ready. May even be able to build (check with Cahokia city confirmation) complete with newer covered deck on the front and one on the side entry. Large storage shed. There's even a built-in handmade bar. Includes 4 parcels 06-12.0-210-014 at 2335 Jerome Lane, 06-12.0-210-013 at 2333 Jerome Lane, 06-12.0-210-012 at 2331 Jerome Lane and 06-12.0-210-011 at 2329 Jerome Lane

17. 2026-04-14
    listed $89,900 Active 964-char remark

    Show marketing remark (964 chars)

    Possibilities are endless here. Address listed is the lot with the move in ready mobile home. Roof is known to be approximately ten years old. Updated bathroom 2023, new hv/ac 2023. Set up perfect for that individual looking to live in a home without having to pay lot rent. Better yet, exploring other investment options such as your own mobile home park that you get to control. Whether you're looking for an enormous yard or perhaps adding a few homes to the 3 additional lots.... This property is inclusive of four parcels with three additional mobile home pads, concrete poured utility ready. May even be able to build (check with Cahokia city confirmation) complete with newer covered deck on the front and one on the side entry. Large storage shed. There's even a built-in handmade bar. Includes 4 parcels 06-12.0-210-014 at 2335 Jerome Lane, 06-12.0-210-013 at 2333 Jerome Lane, 06-12.0-210-012 at 2331 Jerome Lane and 06-12.0-210-011 at 2329 Jerome Lane

18. 2018-09-21
    soldstatus $10,000
19. 2007-07-24
    soldstatus $10,000
20. 2005-07-07
    soldstatus $10,000

ⓘ 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: $1,015 · $85/mo
• Projected year-2 tax: $1,291 · $108/mo
• Expected delta: +$276/yr (+$23/mo · 27.2%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (shaded) · 48% 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: $16,684
• − Mortgage interest: −$3,865
• − Property taxes: −$1,015
• − Insurance: −$345
• − Repairs & maintenance: −$1,335
• − Management: −$1,335
• − Depreciation: −$2,007
• Taxable income: $6,782
• Est. tax owed @ 24.0%: −$1,628
• After-tax cash flow: $5,851/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

+690.0% since first listed

5 events — show timeline

• 2026-05-13 Price Changed $79,000 MARIS as Distributed by MLS Grid
• 2026-04-14 Listed $89,900 MARIS as Distributed by MLS Grid
• 2018-09-21 Sold (Public Records) $10,000 Public Records
• 2007-07-24 Sold (Public Records) $10,000 Public Records
• 2005-07-07 Sold (Public Records) $10,000 Public Records

Property tax history

+22.3%/yr

Latest (2024): $1,015 · -39.8% YoY. Source: county tax records.