743 Saint Nicholas Dr · Cahokia Heights, IL 62206

$80,000

3 bd · 2.0 ba · 864 sqft · SingleFamily public records · 82 Days on market

Built 1957 6,534 sqft lot $93/sqft · at area comps Est $83k · at est.

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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 +8.9/15.0
• 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

DO NOT DISTURB OCCUPANTS. NO SHOWINGS.

Key facts

• 6,534 sq ft lot
• Built 1957
• Listed 81 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $551 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $75k (6.0% below list) — sets the bar for market timing.

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; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $1,398/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 $553 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 $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 2 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 $80k implies a 60% gain — meaningful room to come down on a strong offer.

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 $75,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 82 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: 1.75% ✓
• Cap rate: 14.56%
• Cash-on-cash: 29.53%
• DSCR: 2.31
• GRM: 4.8

CMA / ARV

• ARV (median comp): $82,653
• List price: $80,000
• Delta: -3.21%
• 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
804 Saint Thomas Ln	0.07mi	3/1.0	864 (0%)	0mo	$85,000	$98	92
802 Saint Thomas Ln	0.07mi	3/1.0	864 (0%)	2mo	$105,000	$122	91
502 Saint Thomas Ln	0.17mi	3/1.0	864 (0%)	1mo	$79,900	$92	88
713 Saint Norbert Dr	0.34mi	3/1.0	864 (0%)	1mo	$65,000	$75	79
712 Saint Monica Dr	0.27mi	3/1.0	888 (+3%)	1mo	$82,500	$93	77
1150 Price St	0.44mi	3/1.0	864 (0%)	1mo	$80,000	$93	74
508 Saint James Dr	0.21mi	3/2.0	962 (+11%)	1mo	$35,000	$36	70
1114 Saint Helena Dr	0.60mi	3/1.0	875 (+1%)	1mo	$82,500	$94	65
518 Saint James Dr	0.25mi	3/1.0	967 (+12%)	1mo	$40,000	$41	64
1109 Saint Helena Dr	0.60mi	3/1.0	825 (-4%)	1mo	$75,000	$91	60
457 Mildred Ave	0.68mi	2/1.0 (-1)	840 (-3%)	1mo	$43,000	$51	54
311 Green St	0.67mi	3/1.0	936 (+8%)	1mo	$54,000	$58	50

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: 24.0%
• Equity multiple: 1.99×
• Total profit: $22,163
• Equity at exit: $11,928

10-year hold

• IRR: 31.9%
• Equity multiple: 3.88×
• Total profit: $64,589
• Equity at exit: $6,917

Cash invested: $22,400 (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: 4.8×

Monthly cashflow live

• Estimated rent: $1,398 high
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $551

Break-even live

Break-even rent $700

Max offer price $80,000

Occupancy floor 56%

Sensitivity live

Price	-10% $606	-5% $579	+0% $551	+5% $524	+10% $496
Rent	-10% $441	-5% $496	+0% $551	+5% $606	+10% $662
Rate	-1.0pp $591	-0.5pp $572	base $551	+0.5pp $530	+1.0pp $509

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
121 Saint Dorothy Dr Cahokia, IL	3.0	1.0	988	$1,500	$1.52	44d	1	0.04mi
811 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	1040	$1,295	$1.25	24d	1	0.09mi
148 Saint James Ln East Saint Louis, IL	3.0	1.0	864	$1,200	$1.39	44d	1	0.17mi
502 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	864	$1,400	$1.62	4d	1	0.18mi
500 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	864	$950	$1.10	24d	1	0.19mi
142 Saint Barbara Ln East Saint Louis, IL	3.0	2.0	990	$1,300	$1.31	44d	1	0.20mi
124 Saint James Ln Cahokia Heights, IL	3.0	1.0	1064	$1,350	$1.27	44d	1	0.22mi
526 Saint Leo Dr East Saint Louis, IL	3.0	1.0	925	$1,400	$1.51	4d	1	0.29mi
701 Saint Paul Dr East Saint Louis, IL	3.0	1.0	864	$1,500	$1.74	44d	1	0.33mi
111 Saint Thomas Ln East Saint Louis, IL	3.0	1.0	1040	$1,350	$1.30	44d	1	0.33mi
705 Saint Martin Dr East Saint Louis, IL	4.0	1.0	1033	$1,600	$1.55	23d	1	0.36mi
101 E 5th St Cahokia, IL	2.0	1.0	770	$900	$1.17	44d	1	0.37mi
1150 Price St Cahokia, IL	3.0	1.0	864	$1,400	$1.62	4d	1	0.45mi
1162 Smith St East Saint Louis, IL	3.0	1.0	988	$1,295	$1.31	23d	1	0.49mi
1109 Saint Helena Dr Cahokia Heights, IL	3.0	1.0	825	$1,400	$1.70	4d	1	0.58mi
819 Mildred Ave East Saint Louis, IL	3.0	1.0	936	$1,250	$1.34	23d	1	0.72mi
818 La Salle Dr East Saint Louis, IL	3.0	1.0	1106	$1,300	$1.18	24d	1	0.83mi
1220 Williams St East Saint Louis, IL	3.0	1.0	876	$1,500	$1.71	15d	1	0.87mi
1308 Saint Stephens Dr Cahokia Heights, IL	2.0	1.0	864	$875	$1.01	15d	1	0.91mi
1308 Saint Stephens Dr Cahokia Heights, IL	2.0	1.0	864	$875	$1.01	17d	1	0.91mi
1002 Upper Cahokia Rd East Saint Louis, IL	3.0	1.0	720	$860	$1.19	15d	1	0.91mi
1115 Saint Marcella Dr East Saint Louis, IL	3.0	1.0	864	$1,500	$1.74	15d	1	0.95mi
1130 Water St East Saint Louis, IL	3.0	1.0	1100	$1,450	$1.32	24d	1	1.05mi
850 Saint Bartholomew Dr Cahokia, IL	3.0	1.0	1050	$1,285	$1.22	17d	1	1.09mi
1405 Williams St Cahokia Heights, IL	3.0	1.0	900	$1,500	$1.67	44d	1	1.10mi
1417 Richard Dr East Saint Louis, IL	3.0	1.0	936	$1,400	$1.50	23d	1	1.14mi
1421 Richard Dr East Saint Louis, IL	3.0	1.0	936	$1,100	$1.18	3d	1	1.16mi
1716 # E Unit Loretta Ave unit East St Louis, IL	2.0	1.0	720	$1,000	$1.39	44d	1	1.30mi
1706 Andrews Dr East Saint Louis, IL	4.0	1.0	925	$1,320	$1.43	24d	1	1.30mi
1713 Loretta Ave East Saint Louis, IL	3.0	1.0	944	$1,095	$1.16	44d	1	1.31mi
58 David St East Saint Louis, IL	3.0	1.0	900	$1,450	$1.61	44d	1	1.35mi
211 Judith Ln East Saint Louis, IL	2.0	1.0	672	$995	$1.48	5d	1	1.38mi
1808 Mullens Ave Cahokia Heights, IL	3.0	1.0	992	$1,500	$1.51	3d	1	1.41mi

Listing history 19 events

1. 2026-06-21
   days on market $80,000 Active 82 DOM
2. 2026-06-18
   days on market $80,000 Active 79 DOM
3. 2026-06-17
   days on market $80,000 Active 78 DOM
4. 2026-06-16
   days on market $80,000 Active 77 DOM
5. 2026-06-15
   days on market $80,000 Active 76 DOM
6. 2026-06-13
   days on market $80,000 Active 74 DOM
7. 2026-06-13
   days on market $80,000 Active 73 DOM
8. 2026-06-09
   days on market $80,000 Active 70 DOM
9. 2026-06-08
   days on market $80,000 Active 69 DOM
10. 2026-06-07
    days on market $80,000 Active 68 DOM
11. 2026-06-05
    days on market $80,000 Active 65 DOM
12. 2026-06-03
    days on market $80,000 Active 64 DOM
13. 2026-06-02
    days on market $80,000 Active 63 DOM
14. 2026-06-01
    days on market $80,000 Active 62 DOM
15. 2026-05-31
    days on market $80,000 Active 61 DOM
16. 2026-03-31
    listed $80,000 Active 38-char remark

    Show marketing remark (38 chars)

    DO NOT DISTURB OCCUPANTS. NO SHOWINGS.

17. 2024-12-19
    historical $1,700
18. 2024-12-02
    listed $1,700
19. 2000-11-27
    soldstatus $50,000

ⓘ 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 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: $16,770
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$1,342
• − Management: −$1,342
• − Depreciation: −$2,327
• Taxable income: $5,679
• Est. tax owed @ 24.0%: −$1,363
• After-tax cash flow: $5,251/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

+60.0% since first listed

4 events — show timeline

• 2026-03-31 Listed $80,000 MARIS as Distributed by MLS Grid
• 2024-12-19 Rental Removed $1,700 BUILDIUM
• 2024-12-02 Listed for Rent $1,700 BUILDIUM
• 2000-11-27 Sold (Public Records) $50,000 Public Records

Property tax history

-29.4%/yr

Latest (2024): $28 · -97.7% YoY. Source: county tax records.