1234 St Michael Dr · Cahokia Heights, IL 62206

$17,900

3 bd · 2.0 ba · 1,150 sqft · SingleFamily public records · 112 Days on market

Built 1955 6,098 sqft lot $16/sqft · 77% below area

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice ranch-style home with a spacious parking area. This property is being offered as a cash sale only, with no contingencies accepted. The home is sold strictly as-is and where-is. No interior showings will be allowed, no additional interior photos are available, and access for inspections will not be provided. No survey or keys will be issued. All listing information is deemed reliable but not guaranteed, and buyers are responsible for conducting their own due diligence prior to submitting an offer. Buyers must independently verify all property details, including but not limited to the number of bedrooms and bathrooms, square footage, room dimensions, lot size, and any other relevant information. Photos and marketing remarks are provided for reference purposes only. By submitting an offer, the buyer acknowledges they have independently investigated the property and are making their purchase decision based solely on their own findings. Buyer or buyer's agent to verify all MLS info.

Key facts

• 6,098 sq ft lot
• Built 1955
• Listed 112 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $18k.

Deal economics

• At list price, monthly cash flow is $829 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $18k).
• Recommended offer: $16k (9.0% below list) — sets the bar for market timing.
• Cap rate 72.0% vs local median 13.6% 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 D — 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; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $1,378/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 $124 of loan paydown is wiped out by about $537 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 $5k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($16k) is reasonable based on typical stale-listing flexibility.
• 2 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: flood insurance adds $152/mo; built in 1955 — 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 $16,289 (9.0% below list)

Questions for the listing agent

1. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 7.70% ✓
• Cap rate: 72.03%
• Cash-on-cash: 234.79%
• DSCR: 11.45
• GRM: 1.1

CMA / ARV

• ARV (median comp): $78,012
• List price: $17,900
• Delta: -77.05%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
945 Howell Ave	0.35mi	3/1.0	1,084 (-6%)	0mo	$35,000	$32	70
28 Fox Meadow Ln	0.28mi	4/2.5 (+1)	1,056 (-8%)	2mo	$180,000	$170	64
1115 Saint Michael Dr	0.25mi	3/1.0	1,017 (-12%)	1mo	$82,500	$81	64
1511 Andrews Dr	0.55mi	3/1.5	1,092 (-5%)	2mo	$105,000	$96	63
1624 Doris Ave	0.40mi	3/2.0	1,272 (+11%)	2mo	$105,000	$83	62
1420 Doris Ave	0.27mi	3/1.0	1,008 (-12%)	2mo	$105,000	$104	61
1620 Doris Ave	0.39mi	3/1.0	1,282 (+12%)	2mo	$105,000	$82	57
1427 Williams St	0.42mi	4/1.0 (+1)	1,300 (+13%)	2mo	$59,500	$46	48
1601 Andrews Dr	0.63mi	4/1.0 (+1)	1,261 (+10%)	3mo	$110,000	$87	43
306 Marion St	0.73mi	3/1.0	1,000 (-13%)	1mo	$49,000	$49	39
1128 Saint Boniface Dr	0.62mi	4/1.0 (+1)	1,305 (+14%)	1mo	$80,000	$61	38
1711 Parklane Dr	0.67mi	4/1.0 (+1)	1,315 (+14%)	1mo	$110,000	$84	35

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: —
• Equity multiple: 10.97×
• Total profit: $49,977
• Equity at exit: $2,669

10-year hold

• IRR: —
• Equity multiple: 23.33×
• Total profit: $111,898
• Equity at exit: $1,548

Cash invested: $5,012 (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: 1.1×

Monthly cashflow live

• Estimated rent: $1,378 high
• Mortgage (P&I): −$94
• Tax from tax record: −$7 /mo · $85/yr
• Insurance: −$7
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $829

Break-even live

Break-even rent $330

Max offer price $17,900

Occupancy floor 35%

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: $4,475
• Closing costs: $537
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
302 Saint Leonard Dr East Saint Louis, IL	3.0	1.0	1155	$1,300	$1.13	44d	1	0.08mi
1308 Saint Stephens Dr Cahokia Heights, IL	2.0	1.0	864	$875	$1.01	15d	1	0.11mi
1308 Saint Stephens Dr Cahokia Heights, IL	2.0	1.0	864	$875	$1.01	16d	1	0.11mi
1312 Saint Raphael St East Saint Louis, IL	3.0	1.0	1280	$1,500	$1.17	44d	1	0.12mi
1220 Williams St East Saint Louis, IL	3.0	1.0	876	$1,500	$1.71	15d	1	0.15mi
1109 Saint Helena Dr Cahokia Heights, IL	3.0	1.0	825	$1,400	$1.70	3d	1	0.29mi
1405 Williams St Cahokia Heights, IL	3.0	1.0	900	$1,500	$1.67	44d	1	0.30mi
1417 Richard Dr East Saint Louis, IL	3.0	1.0	936	$1,400	$1.50	22d	1	0.33mi
1421 Richard Dr East Saint Louis, IL	3.0	1.0	936	$1,100	$1.18	2d	1	0.35mi
1420 Williams St East Saint Louis, IL	4.0	1.0	1300	$1,500	$1.15	44d	1	0.35mi
818 La Salle Dr East Saint Louis, IL	3.0	1.0	1106	$1,300	$1.18	24d	1	0.39mi
819 Mildred Ave East Saint Louis, IL	3.0	1.0	936	$1,250	$1.34	22d	1	0.46mi
1162 Smith St East Saint Louis, IL	3.0	1.0	988	$1,295	$1.31	22d	1	0.48mi
1716 # E Unit Loretta Ave unit East St Louis, IL	2.0	1.0	720	$1,000	$1.39	44d	1	0.52mi
1713 Loretta Ave East Saint Louis, IL	3.0	1.0	944	$1,095	$1.16	44d	1	0.54mi
1808 Mullens Ave Cahokia Heights, IL	3.0	1.0	992	$1,500	$1.51	3d	1	0.60mi
1150 Price St Cahokia, IL	3.0	1.0	864	$1,400	$1.62	3d	1	0.61mi
850 Saint Bartholomew Dr Cahokia, IL	3.0	1.0	1050	$1,285	$1.22	16d	1	0.66mi
1614 Parklane Dr East Saint Louis, IL	4.0	1.0	1152	$1,400	$1.22	24d	1	0.67mi
102 Melvin Dr Unit 34 Sauget, IL	4.0	1.0	1352	$1,700	$1.26	8d	1	0.69mi
142 Saint Barbara Ln East Saint Louis, IL	3.0	2.0	990	$1,300	$1.31	44d	1	0.69mi
1710 Parklane Dr East Saint Louis, IL	4.0	1.0	1225	$1,395	$1.14	44d	1	0.75mi
1706 Andrews Dr East Saint Louis, IL	4.0	1.0	925	$1,320	$1.43	24d	1	0.77mi
121 Saint Dorothy Dr Cahokia, IL	3.0	1.0	988	$1,500	$1.52	44d	1	0.77mi
811 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	1040	$1,295	$1.25	24d	1	0.79mi
701 Saint Paul Dr East Saint Louis, IL	3.0	1.0	864	$1,500	$1.74	44d	1	0.86mi
2008 Delores St East Saint Louis, IL	3.0	1.0	925	$1,250	$1.35	4d	1	0.92mi
148 Saint James Ln East Saint Louis, IL	3.0	1.0	864	$1,200	$1.39	44d	1	0.98mi
124 Saint James Ln Cahokia Heights, IL	3.0	1.0	1064	$1,350	$1.27	44d	1	0.98mi
502 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	864	$1,400	$1.62	3d	1	0.99mi
500 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	864	$950	$1.10	24d	1	1.00mi
725 Saint Norbert Dr East Saint Louis, IL	3.0	1.0	1232	$1,500	$1.22	44d	1	1.02mi
526 Saint Leo Dr East Saint Louis, IL	3.0	1.0	925	$1,400	$1.51	3d	1	1.04mi
705 Saint Martin Dr East Saint Louis, IL	4.0	1.0	1033	$1,600	$1.55	22d	1	1.06mi
1002 Upper Cahokia Rd East Saint Louis, IL	3.0	1.0	720	$860	$1.19	15d	1	1.07mi
111 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	1040	$1,350	$1.30	44d	1	1.08mi
2116 Doris Ave Cahokia Heights, IL	3.0	1.0	880	$1,400	$1.59	22d	1	1.13mi
101 E 5th St Cahokia, IL	2.0	1.0	770	$900	$1.17	44d	1	1.18mi
1115 Saint Marcella Dr East Saint Louis, IL	3.0	1.0	864	$1,500	$1.74	15d	1	1.47mi

Listing history 17 events

1. 2026-06-18
   days on market $17,900 Active 112 DOM
2. 2026-06-17
   days on market $17,900 Active 111 DOM
3. 2026-06-16
   days on market $17,900 Active 110 DOM
4. 2026-06-15
   days on market $17,900 Active 109 DOM
5. 2026-06-13
   days on market $17,900 Active 107 DOM
6. 2026-06-13
   days on market $17,900 Active 106 DOM
7. 2026-06-09
   days on market $17,900 Active 103 DOM
8. 2026-06-08
   days on market $17,900 Active 102 DOM
9. 2026-06-07
   days on market $17,900 Active 101 DOM
10. 2026-06-05
    days on market $17,900 Active 98 DOM
11. 2026-06-03
    days on market $17,900 Active 97 DOM
12. 2026-06-02
    days on market $17,900 Active 96 DOM
13. 2026-06-01
    days on market $17,900 Active 95 DOM
14. 2026-05-31
    days on market $17,900 Active 94 DOM
15. 2026-04-16
    status Active 997-char remark

    Show marketing remark (997 chars)

    Nice ranch-style home with a spacious parking area. This property is being offered as a cash sale only, with no contingencies accepted. The home is sold strictly as-is and where-is. No interior showings will be allowed, no additional interior photos are available, and access for inspections will not be provided. No survey or keys will be issued. All listing information is deemed reliable but not guaranteed, and buyers are responsible for conducting their own due diligence prior to submitting an offer. Buyers must independently verify all property details, including but not limited to the number of bedrooms and bathrooms, square footage, room dimensions, lot size, and any other relevant information. Photos and marketing remarks are provided for reference purposes only. By submitting an offer, the buyer acknowledges they have independently investigated the property and are making their purchase decision based solely on their own findings. Buyer or buyer's agent to verify all MLS info.

16. 2026-04-04
    historical Active Under Contract 997-char remark

    Show marketing remark (997 chars)

    Nice ranch-style home with a spacious parking area. This property is being offered as a cash sale only, with no contingencies accepted. The home is sold strictly as-is and where-is. No interior showings will be allowed, no additional interior photos are available, and access for inspections will not be provided. No survey or keys will be issued. All listing information is deemed reliable but not guaranteed, and buyers are responsible for conducting their own due diligence prior to submitting an offer. Buyers must independently verify all property details, including but not limited to the number of bedrooms and bathrooms, square footage, room dimensions, lot size, and any other relevant information. Photos and marketing remarks are provided for reference purposes only. By submitting an offer, the buyer acknowledges they have independently investigated the property and are making their purchase decision based solely on their own findings. Buyer or buyer's agent to verify all MLS info.

17. 2026-02-26
    listed $17,900 Active 997-char remark

    Show marketing remark (997 chars)

    Nice ranch-style home with a spacious parking area. This property is being offered as a cash sale only, with no contingencies accepted. The home is sold strictly as-is and where-is. No interior showings will be allowed, no additional interior photos are available, and access for inspections will not be provided. No survey or keys will be issued. All listing information is deemed reliable but not guaranteed, and buyers are responsible for conducting their own due diligence prior to submitting an offer. Buyers must independently verify all property details, including but not limited to the number of bedrooms and bathrooms, square footage, room dimensions, lot size, and any other relevant information. Photos and marketing remarks are provided for reference purposes only. By submitting an offer, the buyer acknowledges they have independently investigated the property and are making their purchase decision based solely on their own findings. Buyer or buyer's agent to verify all MLS info.

ⓘ 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: $85 · $7/mo
• Projected year-2 tax: $245 · $20/mo
• Expected delta: +$161/yr (+$13/mo · 190.3%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone AH · 67% 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: $16,542
• − Mortgage interest: −$1,003
• − Property taxes: −$85
• − Insurance: −$1,914
• − Repairs & maintenance: −$1,323
• − Management: −$1,323
• − Depreciation: −$521
• Taxable income: $10,373
• Est. tax owed @ 24.0%: −$2,490
• After-tax cash flow: $7,453/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

3 events — show timeline

• 2026-04-16 Relisted — MARIS as Distributed by MLS Grid
• 2026-04-04 Contingent — MARIS as Distributed by MLS Grid
• 2026-02-26 Listed $17,900 MARIS as Distributed by MLS Grid

Property tax history

-21.5%/yr

Latest (2024): $85 · -94.6% YoY. Source: county tax records.