Located in East St. Louis, Illinois — just across the river from downtown St. Louis, Missouri — 838 N 23rd St offers a genuine opportunity for a buyer looking to build equity in a market where affordable owner-financed homes are increasingly hard to find. With 3 bedrooms, 1 bathroom, and 1,107 square feet of living space, this property sits on an expansive grassy lot and includes a detached garage — a feature that adds real utility and value in this price range. The bones here are solid. All mechanicals are in great working condition, the roof has no leaks, and the home is vacant and accessible via lockbox for easy self-guided showings. The seller has been transparent about one known issue: the front and back doors were kicked in during a squatter attempt and need to be replaced. The current pricing — $88,000 with $3,000 down and $975/month — reflects that burden being passed to the buyer. If you'd prefer the seller handle the door replacements before closing, that option is available, and the monthly payment adjusts to $1,000/month. Either way, you're getting a structurally sound home at a price point that acknowledges the work needed upfront. One of the most compelling features of this property is the huge partially finished basement. With the square footage and layout already there, converting it to a 4th or 5th bedroom — or a dedicated workspace, rec room, or rental-ready unit — is a realistic and relatively low-cost upgrade. That kind of expansion potential is rare at this price. East St. Louis is part of the broader St. Louis Metro area, with proximity to major highways, employers, and the urban core of one of the Midwest's most historically significant cities. For buyers who want to own rather than rent, and who aren't dependent on traditional bank financing, this is the kind of property that rewards vision and initiative. Owner financing means no bank approval process, no conventional credit barriers — just a direct agreement between buyer and seller with a clear path to ownership. ---