1074 Saint Margaret Dr · Cahokia Heights, IL 62206

$45,900

2 bd · 2.0 ba · 864 sqft · SingleFamily public records · 26 Days on market

Built 1975 Est $79k · 42% 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

Investor special: 2 bed, 1 bath property with strong value-add potential. Great for rehab or rental. 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. No title or deeds only bill of sale was last fully remodeled in 2021 broken into and stripped we& apos; ll need partial drywall new flooring havoc central air hot water heater and fuse box All listing information is deemed reliable but not guaranteed, and buyers are responsible for conducting their ow

Key facts

• Built 1975
• Listed 25 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $46k.

Deal economics

• At list price, monthly cash flow is $605 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $46k).
• Recommended offer: $45k (1.5% below list) — sets the bar for market timing.
• Cap rate 26.1% 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.
• Market conditions: 152 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $1,360/mo this rent would consume 48% 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 $317 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 $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($45k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo.
• 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 $45,211 (1.5% below list)

Questions for the listing agent

1. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 2.96% ✓
• Cap rate: 26.09%
• Cash-on-cash: 70.71%
• DSCR: 4.15
• GRM: 2.8

CMA / ARV

• ARV (on-the-fly): $79,488
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1071 St Margaret Dr	0.03mi	2/1.0	864 (0%)	0mo	$6,150	$7	94
6 Saint Columba Dr	0.24mi	3/— (+1)	888 (+3%)	2mo	$35,000	$39	78
713 Saint Norbert Dr	0.47mi	3/1.0 (+1)	864 (0%)	1mo	$65,000	$75	68
607 Saint Monica Dr	0.52mi	3/1.5 (+1)	888 (+3%)	2mo	$35,000	$39	62
601 Saint Monica Dr	0.51mi	3/1.0 (+1)	888 (+3%)	2mo	$105,000	$118	61
700 Saint Martin Dr	0.52mi	3/1.0 (+1)	888 (+3%)	2mo	$105,000	$118	61
712 Saint Monica Dr	0.54mi	3/1.0 (+1)	888 (+3%)	1mo	$82,500	$93	60
804 Saint Thomas Ln	0.74mi	3/1.0 (+1)	864 (0%)	0mo	$85,000	$98	56
802 Saint Thomas Ln	0.74mi	3/1.0 (+1)	864 (0%)	2mo	$105,000	$122	55
526 Saint Leo Dr	0.59mi	3/1.0 (+1)	925 (+7%)	2mo	$85,000	$92	50
508 Saint James Dr	0.69mi	3/2.0 (+1)	962 (+11%)	1mo	$35,000	$36	43
518 Saint James Dr	0.64mi	3/1.0 (+1)	967 (+12%)	1mo	$40,000	$41	40

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: 55.0%
• Equity multiple: 3.43×
• Total profit: $31,226
• Equity at exit: $6,844

10-year hold

• IRR: 60.1%
• Equity multiple: 7.01×
• Total profit: $77,293
• Equity at exit: $3,969

Cash invested: $12,852 (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: $1,360 high
• Mortgage (P&I): −$241
• Tax est. 1.5%: −$57 /mo · $688/yr
• Insurance: −$19
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $605

Break-even live

Break-even rent $594

Max offer price $45,900

Occupancy floor 50%

Sensitivity live

Price	-10% $637	-5% $621	+0% $605	+5% $589	+10% $574
Rent	-10% $498	-5% $552	+0% $605	+5% $659	+10% $713
Rate	-1.0pp $628	-0.5pp $617	base $605	+0.5pp $593	+1.0pp $581

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: $11,475
• Closing costs: $1,377
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1115 Saint Marcella Dr East Saint Louis, IL	3.0	1.0	864	$1,500	$1.74	15d	1	0.13mi
1130 Water St East Saint Louis, IL	3.0	1.0	1100	$1,450	$1.32	24d	1	0.29mi
701 Saint Paul Dr East Saint Louis, IL	3.0	1.0	864	$1,500	$1.74	45d	1	0.53mi
526 Saint Leo Dr East Saint Louis, IL	3.0	1.0	925	$1,400	$1.51	4d	1	0.58mi
1150 Price St Cahokia, IL	3.0	1.0	864	$1,400	$1.62	4d	1	0.73mi
811 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	1040	$1,295	$1.25	24d	1	0.75mi
142 Saint Barbara Ln East Saint Louis, IL	3.0	2.0	990	$1,300	$1.31	45d	1	0.76mi
502 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	864	$1,400	$1.62	4d	1	0.76mi
500 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	864	$950	$1.10	24d	1	0.77mi
101 E 5th St Cahokia, IL	2.0	1.0	770	$900	$1.17	45d	1	0.78mi
148 Saint James Ln East Saint Louis, IL	3.0	1.0	864	$1,200	$1.39	45d	1	0.81mi
121 Saint Dorothy Dr Cahokia, IL	3.0	1.0	988	$1,500	$1.52	45d	1	0.85mi
1162 Smith St East Saint Louis, IL	3.0	1.0	988	$1,295	$1.31	23d	1	0.87mi
124 Saint James Ln Cahokia Heights, IL	3.0	1.0	1064	$1,350	$1.27	45d	1	0.93mi
111 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	1040	$1,350	$1.30	45d	1	0.99mi
1109 Saint Helena Dr Cahokia Heights, IL	3.0	1.0	825	$1,400	$1.70	4d	1	1.25mi
1308 Saint Stephens Dr Cahokia Heights, IL	2.0	1.0	864	$875	$1.01	17d	1	1.43mi
1308 Saint Stephens Dr Cahokia Heights, IL	2.0	1.0	864	$875	$1.01	15d	1	1.43mi
819 Mildred Ave East Saint Louis, IL	3.0	1.0	936	$1,250	$1.34	23d	1	1.47mi
1220 Williams St East Saint Louis, IL	3.0	1.0	876	$1,500	$1.71	15d	1	1.47mi

Listing history 16 events

1. 2026-06-21
   days on market $45,900 Active 26 DOM
2. 2026-06-18
   days on market $45,900 Active 23 DOM
3. 2026-06-17
   days on market $45,900 Active 22 DOM
4. 2026-06-16
   days on market $45,900 Active 21 DOM
5. 2026-06-15
   days on market $45,900 Active 20 DOM
6. 2026-06-13
   days on market $45,900 Active 18 DOM
7. 2026-06-13
   days on market $45,900 Active 17 DOM
8. 2026-06-09
   days on market $45,900 Active 14 DOM
9. 2026-06-08
   days on market $45,900 Active 13 DOM
10. 2026-06-07
    days on market $45,900 Active 12 DOM
11. 2026-06-05
    days on market $45,900 Active 9 DOM
12. 2026-06-03
    days on market $45,900 Active 8 DOM
13. 2026-06-02
    days on market $45,900 Active 7 DOM
14. 2026-06-01
    days on market $45,900 Active 6 DOM
15. 2026-05-31
    days on market $45,900 Active 5 DOM
16. 2026-05-26
    listed $45,900 Active

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone AH · 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: $16,322
• − Mortgage interest: −$2,571
• − Property taxes: −$688
• − Insurance: −$2,054
• − Repairs & maintenance: −$1,306
• − Management: −$1,306
• − Depreciation: −$1,335
• Taxable income: $7,061
• Est. tax owed @ 24.0%: −$1,695
• After-tax cash flow: $5,568/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

1 event — show timeline

• 2026-05-26 Listed $45,900 FSBO.com

Property tax history

-16.0%/yr

Latest (2024): $54 · -96.9% YoY. Source: county tax records.