10 Ruby St · Cahokia Heights, IL 62206

$89,000

3 bd · 2.0 ba · 1,040 sqft · SingleFamily public records · 16 Days on market

Built 1991 0.25 ac lot $86/sqft · 7% below area Est $83k · 8% over

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Why this score? — see what drove the C+ 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 +4.0/15.0
• 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

Back on market - no fault to seller-What an amazing opportunity to own this investment property. 3 bedroom/1 bathroom house with a great tenant who would love to stay. Tenant is month to month and responsible for all utilities and lawn care. Tenant is current on rent. Call your favorite agent to tour the interior of the home. No interior photos provided for privacy of the tenant.

Key facts

• New furnace
• Tenant occupied
• New hot water tank

Tags

• INVESTOR OPPORTUNITY
• TENANT OCCUPIED
• NEW FURNACE
• NEW HOT WATER TANK
• INCOME PRODUCING PROPERTY

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer; Electric service (other)
• Home design: Single-family residence; One level
• Construction: Vinyl siding
• Exterior features: Quarter-acre lot; Lot features: Other

Interior

• Kitchen: Eat-in kitchen; Kitchen/dining room combo
• Bedrooms: 3 bedrooms (all on the main level)
• Bathrooms: 1 full bathroom (on the main level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (electric)
• Interior features: Eat-in kitchen; Kitchen/dining room combo

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $368 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $88k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — 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: 153 active listings in the ZIP; 29 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 $1,437/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 $615 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y ago 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.
• Current owner paid $50k; list at $89k implies a 78% gain — meaningful room to come down on a strong offer.

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 $87,665 (1.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.61% ✓
• Cap rate: 13.30%
• Cash-on-cash: 25.03%
• DSCR: 2.11
• GRM: 5.2

CMA / ARV

• ARV (median comp): $82,579
• List price: $89,000
• Delta: 7.78%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
508 Saint James Dr	0.26mi	3/2.0	962 (-8%)	1mo	$35,000	$36	75
804 Saint Matthew	0.32mi	3/1.0	1,072 (+3%)	2mo	$85,000	$79	74
518 Saint James Dr	0.21mi	3/1.0	967 (-7%)	1mo	$40,000	$41	74
526 Saint Leo Dr	0.19mi	3/1.0	925 (-11%)	2mo	$85,000	$92	67
601 Saint Monica Dr	0.06mi	3/1.0	888 (-15%)	2mo	$105,000	$118	67
700 Saint Martin Dr	0.19mi	3/1.0	888 (-15%)	2mo	$105,000	$118	61
712 Saint Monica Dr	0.23mi	3/1.0	888 (-15%)	1mo	$82,500	$93	60
9 Saint Lambert Dr	0.44mi	4/1.0 (+1)	1,104 (+6%)	1mo	$110,000	$100	59
311 Green St	0.44mi	3/1.0	936 (-10%)	1mo	$54,000	$58	58
603 E 5th St	0.33mi	4/1.0 (+1)	888 (-15%)	2mo	$110,000	$124	50
6 Saint Columba Dr	0.60mi	3/—	888 (-15%)	2mo	$35,000	$39	46
21 Saint Gregory Dr	0.73mi	4/1.0 (+1)	1,176 (+13%)	1mo	$59,000	$50	34

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: 9.3%
• Equity multiple: 1.37×
• Total profit: $9,115
• Equity at exit: $13,270

10-year hold

• IRR: 18.5%
• Equity multiple: 2.55×
• Total profit: $38,564
• Equity at exit: $7,695

Cash invested: $24,920 (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: 5.2×

Monthly cashflow live

• Estimated rent: $1,437 high
• Mortgage (P&I): −$467
• Tax est. 1.5%: −$111 /mo · $1,335/yr
• Insurance: −$37
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $368

Break-even live

Break-even rent $971

Max offer price $89,000

Occupancy floor 69%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
705 Saint Martin Dr East Saint Louis, IL	4.0	1.0	1033	$1,600	$1.55	22d	1	0.15mi
526 Saint Leo Dr East Saint Louis, IL	3.0	1.0	925	$1,400	$1.51	3d	1	0.17mi
725 Saint Norbert Dr East Saint Louis, IL	3.0	1.0	1232	$1,500	$1.22	44d	1	0.26mi
101 E 5th St Cahokia, IL	2.0	1.0	770	$900	$1.17	44d	1	0.28mi
500 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	864	$950	$1.10	24d	1	0.32mi
502 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	864	$1,400	$1.62	3d	1	0.32mi
148 Saint James Ln East Saint Louis, IL	3.0	1.0	864	$1,200	$1.39	44d	1	0.36mi
701 Saint Paul Dr East Saint Louis, IL	3.0	1.0	864	$1,500	$1.74	44d	1	0.37mi
811 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	1040	$1,295	$1.25	24d	1	0.42mi
124 Saint James Ln Cahokia Heights, IL	3.0	1.0	1064	$1,350	$1.27	44d	1	0.48mi
121 Saint Dorothy Dr Cahokia, IL	3.0	1.0	988	$1,500	$1.52	44d	1	0.49mi
142 Saint Barbara Ln East Saint Louis, IL	3.0	2.0	990	$1,300	$1.31	44d	1	0.51mi
111 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	1040	$1,350	$1.30	44d	1	0.51mi
1115 Saint Marcella Dr East Saint Louis, IL	3.0	1.0	864	$1,500	$1.74	15d	1	0.59mi
1130 Water St East Saint Louis, IL	3.0	1.0	1100	$1,450	$1.32	24d	1	0.64mi
1150 Price St Cahokia, IL	3.0	1.0	864	$1,400	$1.62	3d	1	0.66mi
1162 Smith St East Saint Louis, IL	3.0	1.0	988	$1,295	$1.31	22d	1	0.77mi
30 Saint Gregory Dr East Saint Louis, IL	4.0	2.0	1330	$1,395	$1.05	22d	1	0.79mi
1109 Saint Helena Dr Cahokia Heights, IL	3.0	1.0	825	$1,400	$1.70	3d	1	1.01mi
302 Saint Leonard Dr East Saint Louis, IL	3.0	1.0	1155	$1,300	$1.13	44d	1	1.13mi
819 Mildred Ave East Saint Louis, IL	3.0	1.0	936	$1,250	$1.34	22d	1	1.17mi
1312 Saint Raphael St East Saint Louis, IL	3.0	1.0	1280	$1,500	$1.17	44d	1	1.26mi
818 La Salle Dr East Saint Louis, IL	3.0	1.0	1106	$1,300	$1.18	24d	1	1.28mi
1220 Williams St East Saint Louis, IL	3.0	1.0	876	$1,500	$1.71	15d	1	1.29mi
1002 Upper Cahokia Rd East Saint Louis, IL	3.0	1.0	720	$860	$1.19	15d	1	1.30mi
1308 Saint Stephens Dr Cahokia Heights, IL	2.0	1.0	864	$875	$1.01	15d	1	1.30mi
1308 Saint Stephens Dr Cahokia Heights, IL	2.0	1.0	864	$875	$1.01	16d	1	1.30mi
1614 Parklane Dr East Saint Louis, IL	4.0	1.0	1152	$1,400	$1.22	24d	1	1.44mi
1405 Williams St Cahokia Heights, IL	3.0	1.0	900	$1,500	$1.67	44d	1	1.50mi

Listing history 13 events

1. 2026-05-12
   listed $89,000 Active 466-char remark
2. 2025-10-03
   historical $1,490
3. 2025-09-09
   listed $1,490
4. 2025-01-19
   historical $1,280
5. 2025-01-15
   listed $1,280
6. 2025-01-15
   historical $1,280
7. 2024-12-14
   listed $1,280
8. 2024-11-22
   soldstatus $50,000
9. 2024-11-18
   soldstatus Closed 382-char remark

   Show marketing remark (382 chars)

   Back on market - no fault to seller-What an amazing opportunity to own this investment property. 3 bedroom/1 bathroom house with a great tenant who would love to stay. Tenant is month to month and responsible for all utilities and lawn care. Tenant is current on rent. Call your favorite agent to tour the interior of the home. No interior photos provided for privacy of the tenant.

10. 2024-09-25
    status Pending 382-char remark

    Show marketing remark (382 chars)

    Back on market - no fault to seller-What an amazing opportunity to own this investment property. 3 bedroom/1 bathroom house with a great tenant who would love to stay. Tenant is month to month and responsible for all utilities and lawn care. Tenant is current on rent. Call your favorite agent to tour the interior of the home. No interior photos provided for privacy of the tenant.

11. 2024-09-04
    status Active 382-char remark

    Show marketing remark (382 chars)

    Back on market - no fault to seller-What an amazing opportunity to own this investment property. 3 bedroom/1 bathroom house with a great tenant who would love to stay. Tenant is month to month and responsible for all utilities and lawn care. Tenant is current on rent. Call your favorite agent to tour the interior of the home. No interior photos provided for privacy of the tenant.

12. 2024-08-23
    status Pending 382-char remark

    Show marketing remark (382 chars)

    Back on market - no fault to seller-What an amazing opportunity to own this investment property. 3 bedroom/1 bathroom house with a great tenant who would love to stay. Tenant is month to month and responsible for all utilities and lawn care. Tenant is current on rent. Call your favorite agent to tour the interior of the home. No interior photos provided for privacy of the tenant.

13. 2024-08-12
    listed $53,000 Active 382-char remark

    Show marketing remark (382 chars)

    Back on market - no fault to seller-What an amazing opportunity to own this investment property. 3 bedroom/1 bathroom house with a great tenant who would love to stay. Tenant is month to month and responsible for all utilities and lawn care. Tenant is current on rent. Call your favorite agent to tour the interior of the home. No interior photos provided for privacy of the tenant.

ⓘ 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: $17,238
• − Mortgage interest: −$4,985
• − Property taxes: −$1,335
• − Insurance: −$2,270
• − Repairs & maintenance: −$1,379
• − Management: −$1,379
• − Depreciation: −$2,589
• Taxable income: $3,301
• Est. tax owed @ 24.0%: −$792
• After-tax cash flow: $3,621/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

+67.9% since first listed

14 events — show timeline

• 2026-05-28 Pending — MARIS as Distributed by MLS Grid
• 2026-05-12 Listed $89,000 MARIS as Distributed by MLS Grid
• 2025-10-03 Rental Removed $1,490 TURBOTENANT
• 2025-09-09 Listed for Rent $1,490 TURBOTENANT
• 2025-01-19 Rental Removed $1,280 RENTALBEAST
• 2025-01-15 Listed for Rent $1,280 RENTALBEAST
• 2025-01-15 Rental Removed $1,280 TURBOTENANT
• 2024-12-14 Listed for Rent $1,280 TURBOTENANT
• 2024-11-22 Sold (Public Records) $50,000 Public Records
• 2024-11-18 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2024-09-25 Pending — MARIS as Distributed by MLS Grid
• 2024-09-04 Relisted — MARIS as Distributed by MLS Grid
• 2024-08-23 Pending — MARIS as Distributed by MLS Grid
• 2024-08-12 Listed $53,000 MARIS as Distributed by MLS Grid

Property tax history

-50.1%/yr

Latest (2024): $1 · -100.0% YoY. Source: county tax records.