805 E 5th St · Cahokia Heights, IL 62206

$64,900

3 bd · 2.0 ba · 888 sqft · SingleFamily public records · 62 Days on market

Built 1957 6,534 sqft lot $73/sqft · 20% below area Est $81k · 20% under

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

Investors, Downsizers, and First-Time Home Buyers—DON'T MISS THIS!! This well-maintained 3-bedroom, 1-bath single-family home is located in the desirable St. Joseph Gardens 2nd Addition subdivision in Cahokia, Illinois. Featuring an A-frame/traditional design, the home offers a comfortable layout with plenty of potential to make it your own. Conveniently situated in St. Clair County, you’ll enjoy easy access to local amenities, schools, and major roadways. Whether you’re looking for a primary residence, a starter home, or an investment property, this home checks all the boxes. Even better—no need to worry about municipal requirements, as the home has already PASSED inspection.

Key facts

• 6,534 sq ft lot
• Built 1957
• Listed 61 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $713 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $61k (6.0% below list) — sets the bar for market timing.
• Cap rate 19.5% 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 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; 33 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 $1,401/mo this rent would consume 50% 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 $449 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 $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $5k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $45k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• 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 $61,006 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 2.16% ✓
• Cap rate: 19.48%
• Cash-on-cash: 47.08%
• DSCR: 3.09
• GRM: 3.9

CMA / ARV

• ARV (median comp): $81,304
• List price: $64,900
• Delta: -20.18%
• 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
804 Saint Thomas Ln	0.03mi	3/1.0	864 (-3%)	0mo	$85,000	$98	90
712 Saint Monica Dr	0.18mi	3/1.0	888 (0%)	1mo	$82,500	$93	86
502 Saint Thomas Ln	0.18mi	3/1.0	864 (-3%)	1mo	$79,900	$92	82
713 Saint Norbert Dr	0.24mi	3/1.0	864 (-3%)	1mo	$65,000	$75	79
508 Saint James Dr	0.18mi	3/2.0	962 (+8%)	1mo	$35,000	$36	77
1150 Price St	0.40mi	3/1.0	864 (-3%)	1mo	$80,000	$93	72
518 Saint James Dr	0.21mi	3/1.0	967 (+9%)	1mo	$40,000	$41	71
1114 Saint Helena Dr	0.65mi	3/1.0	875 (-2%)	1mo	$82,500	$94	62
311 Green St	0.66mi	3/1.0	936 (+5%)	1mo	$54,000	$58	55
1071 St Margaret Dr	0.72mi	2/1.0 (-1)	864 (-3%)	0mo	$6,150	$7	53
1109 Saint Helena Dr	0.65mi	3/1.0	825 (-7%)	1mo	$75,000	$91	53
1115 Saint Michael Dr	0.63mi	3/1.0	1,017 (+14%)	1mo	$82,500	$81	41

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: 44.4%
• Equity multiple: 2.92×
• Total profit: $34,883
• Equity at exit: $9,677

10-year hold

• IRR: 50.4%
• Equity multiple: 5.89×
• Total profit: $88,800
• Equity at exit: $5,611

Cash invested: $18,172 (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: 3.9×

Monthly cashflow live

• Estimated rent: $1,401 high
• Mortgage (P&I): −$340
• Tax from tax record: −$27 /mo · $321/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $713

Break-even live

Break-even rent $499

Max offer price $64,900

Occupancy floor 44%

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
811 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	1040	$1,295	$1.25	23d	1	0.05mi
121 Saint Dorothy Dr Cahokia, IL	3.0	1.0	988	$1,500	$1.52	44d	1	0.12mi
502 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	864	$1,400	$1.62	3d	1	0.17mi
142 Saint Barbara Ln East Saint Louis, IL	3.0	2.0	990	$1,300	$1.31	44d	1	0.17mi
148 Saint James Ln East Saint Louis, IL	3.0	1.0	864	$1,200	$1.39	44d	1	0.18mi
500 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	864	$950	$1.10	23d	1	0.18mi
526 Saint Leo Dr East Saint Louis, IL	3.0	1.0	925	$1,400	$1.51	3d	1	0.22mi
701 Saint Paul Dr East Saint Louis, IL	3.0	1.0	864	$1,500	$1.74	44d	1	0.25mi
124 Saint James Ln Cahokia Heights, IL	3.0	1.0	1064	$1,350	$1.27	44d	1	0.27mi
705 Saint Martin Dr East Saint Louis, IL	4.0	1.0	1033	$1,600	$1.55	22d	1	0.28mi
101 E 5th St Cahokia, IL	2.0	1.0	770	$900	$1.17	44d	1	0.36mi
111 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	1040	$1,350	$1.30	44d	1	0.38mi
1150 Price St Cahokia, IL	3.0	1.0	864	$1,400	$1.62	3d	1	0.41mi
1162 Smith St East Saint Louis, IL	3.0	1.0	988	$1,295	$1.31	22d	1	0.48mi
1109 Saint Helena Dr Cahokia Heights, IL	3.0	1.0	825	$1,400	$1.70	3d	1	0.63mi
819 Mildred Ave East Saint Louis, IL	3.0	1.0	936	$1,250	$1.34	22d	1	0.79mi
1115 Saint Marcella Dr East Saint Louis, IL	3.0	1.0	864	$1,500	$1.74	14d	1	0.86mi
818 La Salle Dr East Saint Louis, IL	3.0	1.0	1106	$1,300	$1.18	23d	1	0.90mi
1220 Williams St East Saint Louis, IL	3.0	1.0	876	$1,500	$1.71	14d	1	0.92mi
1308 Saint Stephens Dr Cahokia Heights, IL	2.0	1.0	864	$875	$1.01	14d	1	0.94mi
1308 Saint Stephens Dr Cahokia Heights, IL	2.0	1.0	864	$875	$1.01	16d	1	0.94mi
1130 Water St East Saint Louis, IL	3.0	1.0	1100	$1,450	$1.32	23d	1	0.96mi
1002 Upper Cahokia Rd East Saint Louis, IL	3.0	1.0	720	$860	$1.19	14d	1	1.00mi
1405 Williams St Cahokia Heights, IL	3.0	1.0	900	$1,500	$1.67	44d	1	1.14mi
850 Saint Bartholomew Dr Cahokia, IL	3.0	1.0	1050	$1,285	$1.22	16d	1	1.16mi
1417 Richard Dr East Saint Louis, IL	3.0	1.0	936	$1,400	$1.50	22d	1	1.16mi
1421 Richard Dr East Saint Louis, IL	3.0	1.0	936	$1,100	$1.18	2d	1	1.19mi
1706 Andrews Dr East Saint Louis, IL	4.0	1.0	925	$1,320	$1.43	23d	1	1.28mi
1716 # E Unit Loretta Ave unit East St Louis, IL	2.0	1.0	720	$1,000	$1.39	44d	1	1.34mi
1713 Loretta Ave East Saint Louis, IL	3.0	1.0	944	$1,095	$1.16	44d	1	1.35mi
58 David St East Saint Louis, IL	3.0	1.0	900	$1,450	$1.61	44d	1	1.43mi
1808 Mullens Ave Cahokia Heights, IL	3.0	1.0	992	$1,500	$1.51	3d	1	1.44mi
211 Judith Ln East Saint Louis, IL	2.0	1.0	672	$995	$1.48	4d	1	1.47mi

Listing history 27 events

1. 2026-06-18
   days on market $64,900 Active 62 DOM
2. 2026-06-17
   price $64,900 Active 61 DOM
3. 2026-06-17
   days on market $67,400 Active 61 DOM
4. 2026-06-16
   days on market $67,400 Active 60 DOM
5. 2026-06-15
   days on market $67,400 Active 59 DOM
6. 2026-06-13
   days on market $67,400 Active 57 DOM
7. 2026-06-13
   days on market $67,400 Active 56 DOM
8. 2026-06-09
   days on market $67,400 Active 53 DOM
9. 2026-06-08
   days on market $67,400 Active 52 DOM
10. 2026-06-07
    days on market $67,400 Active 51 DOM
11. 2026-06-05
    statusdays on market $67,400 Active 48 DOM
12. 2026-06-03
    days on market $67,400 Active Under Contract 47 DOM
13. 2026-06-02
    days on market $67,400 Active Under Contract 46 DOM
14. 2026-06-01
    days on market $67,400 Active Under Contract 45 DOM
15. 2026-05-31
    days on market $67,400 Active Under Contract 44 DOM
16. 2026-04-18
    listed $69,900 Active 709-char remark

    Show marketing remark (709 chars)

    Investors, Downsizers, and First-Time Home Buyers—DON'T MISS THIS!! This well-maintained 3-bedroom, 1-bath single-family home is located in the desirable St. Joseph Gardens 2nd Addition subdivision in Cahokia, Illinois. Featuring an A-frame/traditional design, the home offers a comfortable layout with plenty of potential to make it your own. Conveniently situated in St. Clair County, you’ll enjoy easy access to local amenities, schools, and major roadways. Whether you’re looking for a primary residence, a starter home, or an investment property, this home checks all the boxes. Even better—no need to worry about municipal requirements, as the home has already PASSED inspection.

17. 2026-04-17
    historical $69,900 709-char remark

    Show marketing remark (709 chars)

    Investors, Downsizers, and First-Time Home Buyers—DON'T MISS THIS!! This well-maintained 3-bedroom, 1-bath single-family home is located in the desirable St. Joseph Gardens 2nd Addition subdivision in Cahokia, Illinois. Featuring an A-frame/traditional design, the home offers a comfortable layout with plenty of potential to make it your own. Conveniently situated in St. Clair County, you’ll enjoy easy access to local amenities, schools, and major roadways. Whether you’re looking for a primary residence, a starter home, or an investment property, this home checks all the boxes. Even better—no need to worry about municipal requirements, as the home has already PASSED inspection.

18. 2024-03-18
    soldstatus $45,000
19. 2024-03-17
    status Pending 273-char remark

    Show marketing remark (273 chars)

    Back on the market at no fault to the seller! Welcome to this Beautiful 3 bedroom 1 full bathroom home. This home has been updated with new carpeting and fresh paint throughout. This move in-ready house is waiting on you. Schedule your appointment today it wont last long.

20. 2024-03-15
    soldstatus Closed 273-char remark

    Show marketing remark (273 chars)

    Back on the market at no fault to the seller! Welcome to this Beautiful 3 bedroom 1 full bathroom home. This home has been updated with new carpeting and fresh paint throughout. This move in-ready house is waiting on you. Schedule your appointment today it wont last long.

21. 2024-02-26
    historical Active Under Contract 273-char remark

    Show marketing remark (273 chars)

    Back on the market at no fault to the seller! Welcome to this Beautiful 3 bedroom 1 full bathroom home. This home has been updated with new carpeting and fresh paint throughout. This move in-ready house is waiting on you. Schedule your appointment today it wont last long.

22. 2024-02-13
    status Active 273-char remark

    Show marketing remark (273 chars)

    Back on the market at no fault to the seller! Welcome to this Beautiful 3 bedroom 1 full bathroom home. This home has been updated with new carpeting and fresh paint throughout. This move in-ready house is waiting on you. Schedule your appointment today it wont last long.

23. 2024-02-13
    price $49,955 273-char remark

    Show marketing remark (273 chars)

    Back on the market at no fault to the seller! Welcome to this Beautiful 3 bedroom 1 full bathroom home. This home has been updated with new carpeting and fresh paint throughout. This move in-ready house is waiting on you. Schedule your appointment today it wont last long.

24. 2024-02-08
    historical Active Under Contract 273-char remark

    Show marketing remark (273 chars)

    Back on the market at no fault to the seller! Welcome to this Beautiful 3 bedroom 1 full bathroom home. This home has been updated with new carpeting and fresh paint throughout. This move in-ready house is waiting on you. Schedule your appointment today it wont last long.

25. 2024-01-25
    price $51,900 273-char remark

    Show marketing remark (273 chars)

    Back on the market at no fault to the seller! Welcome to this Beautiful 3 bedroom 1 full bathroom home. This home has been updated with new carpeting and fresh paint throughout. This move in-ready house is waiting on you. Schedule your appointment today it wont last long.

26. 2024-01-14
    listed $56,900 Active 273-char remark

    Show marketing remark (273 chars)

    Back on the market at no fault to the seller! Welcome to this Beautiful 3 bedroom 1 full bathroom home. This home has been updated with new carpeting and fresh paint throughout. This move in-ready house is waiting on you. Schedule your appointment today it wont last long.

27. 2002-12-17
    soldstatus $20,000

ⓘ 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: $321 · $27/mo
• Projected year-2 tax: $897 · $75/mo
• Expected delta: +$576/yr (+$48/mo · 179.8%)

ⓘ 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: $16,817
• − Mortgage interest: −$3,635
• − Property taxes: −$321
• − Insurance: −$324
• − Repairs & maintenance: −$1,345
• − Management: −$1,345
• − Depreciation: −$1,888
• Taxable income: $7,958
• Est. tax owed @ 24.0%: −$1,910
• After-tax cash flow: $6,646/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

+249.5% since first listed

12 events — show timeline

• 2026-04-18 Listed $69,900 MARIS as Distributed by MLS Grid
• 2026-04-17 Coming Soon $69,900 MARIS as Distributed by MLS Grid
• 2024-03-18 Sold (Public Records) $45,000 Public Records
• 2024-03-17 Pending — MARIS as Distributed by MLS Grid
• 2024-03-15 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2024-02-26 Contingent — MARIS as Distributed by MLS Grid
• 2024-02-13 Relisted — MARIS as Distributed by MLS Grid
• 2024-02-13 Price Changed $49,955 MARIS as Distributed by MLS Grid
• 2024-02-08 Contingent — MARIS as Distributed by MLS Grid
• 2024-01-25 Price Changed $51,900 MARIS as Distributed by MLS Grid
• 2024-01-14 Listed $56,900 MARIS as Distributed by MLS Grid
• 2002-12-17 Sold (Public Records) $20,000 Public Records

Property tax history

-10.7%/yr

Latest (2024): $321 · -79.7% YoY. Source: county tax records.