16412 George Dr · Oak Forest, IL 60452

$219,900

3 bd · 1.5 ba · 1,285 sqft · SingleFamily public records · 6 Days on market

Built 1968 6,098 sqft lot Est $257k · 14% 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 +26.6/30.0
• ARV discount +14.0/15.0
• DSCR +9.1/10.0
• 1% rule +6.0/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits in this spacious split-level home offering endless potential. Featuring 3 bedrooms, 2 full bathrooms, a large living room, and a generously sized eat-in kitchen, this home provides a solid foundation for renovation and customization. The expansive lower-level family room offers additional living space and flexibility for entertaining, a home office, recreation area, or future updates to suit your needs. An attached 2-car garage provides convenient parking and storage, while the fully fenced backyard offers privacy and ample outdoor space for pets, gatherings, or future landscaping improvements. Enjoy peaceful views of the open grassland behind the property, creating a uni

Key facts

• Large living room
• 6,098 sq ft lot
• 2 garage spots

Tags

• SPACIOUS SPLIT-LEVEL HOME
• LARGE LIVING ROOM
• FULLY FENCED BACKYARD

Property features AI

Finance

• Other: Subdivision: Fieldcrest; Located in Oak Forest, Bremen Township
• HOA & community: No required master association fee

Exterior

• Parking: Attached garage (owned) with space for 2 vehicles; Concrete driveway / parking surface; Total parking for 2 vehicles
• Utilities: Water from Lake Michigan and public supply; Public sewer; Electric service with circuit breakers
• Home design: Detached single-family home; Tri-level / split-level design; Fee simple ownership
• Construction: Built approximately 51–60 years ago; Brick and cedar exterior; Asphalt roof; Built before 1978
• Exterior features: Lot dimensions: 50 x 121 x 63 x 110; Less than 0.25 acre lot; Park nearby, sidewalks, street lights, paved streets; Commuter bus and train access; interstate access; school bus service

Interior

• Kitchen: Eating area / table space; Solid surface counters; Microwave; Dishwasher
• Bedrooms: Three bedrooms (master and two additional bedrooms located on second level)
• Flooring: Carpet in living areas and bedrooms; Vinyl flooring in kitchen; Other flooring in laundry room
• Bathrooms: Two full bathrooms
• Heating & cooling: Natural gas forced air heating; Central air conditioning
• Interior features: Six total rooms; Unfinished attic; Crawl space basement; Ceiling fan(s)
• Laundry & utility: Laundry room on lower level with utility sink; In-unit laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $587 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $220k).
• Cap rate 9.5% vs local median 4.5% in Oak Forest — 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 85/100 on livability (#28 in IL, #501 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: schools C-, amenities F.
• Bremen Chsd 228 (suburban): math 15% / reading 17% proficiency, ranked #468 of 620 in IL (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 50 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).
• This rent runs 31% of the median local income ($93k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $62k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $219,900

Questions for the listing agent

1. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.10% ✓
• Cap rate: 9.50%
• Cash-on-cash: 11.44%
• DSCR: 1.51
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $257,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16380 Terry Ln	0.06mi	3/2.0	1,285 (0%)	5mo	$265,000	$206	91
16465 Roy St	0.16mi	3/1.0	1,325 (+3%)	3mo	$183,000	$138	83
16440 Craig Dr	0.20mi	3/2.0	1,421 (+11%)	0mo	$214,900	$151	71
16416 Harold St	0.15mi	3/2.0	1,421 (+11%)	7mo	$285,000	$201	68
16740 Forest Ave	0.61mi	3/2.0	1,281 (-0%)	1mo	$332,000	$259	68
4335 Mann St	0.31mi	3/2.0	1,421 (+11%)	8mo	$348,000	$245	59
4230 Barry Ln	0.46mi	3/2.0	1,152 (-10%)	2mo	$230,000	$200	58
4316 Mann St	0.37mi	3/1.0	1,140 (-11%)	8mo	$283,000	$248	55
16520 Brenden Ln	0.32mi	3/1.0	1,470 (+14%)	7mo	$231,900	$158	53
16042 Forest Ave	0.59mi	3/2.0	1,404 (+9%)	5mo	$280,000	$199	50
16100 Cicero Ave	0.49mi	3/2.0	1,430 (+11%)	8mo	$285,000	$199	50
16749 Meadowdale Dr	0.74mi	3/1.5	1,450 (+13%)	5mo	$150,000	$103	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: 0.7%
• Equity multiple: 1.03×
• Total profit: $1,663
• Equity at exit: $32,788

10-year hold

• IRR: 10.3%
• Equity multiple: 1.80×
• Total profit: $49,244
• Equity at exit: $19,013

Cash invested: $61,572 (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 60452

• Active inventory: 50
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,421 high
• Mortgage (P&I): −$1,153
• Tax from tax record: −$81 /mo · $975/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$508
• Net cashflow: $587

Break-even live

Break-even rent $1,679

Max offer price $219,900

Occupancy floor 71%

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16450 Roy St Oak Forest, IL	3.0	1.5	1500	$2,400	$1.60	17d	1	0.13mi
5119W 159th St Unit 3SE Oak Forest, IL	2.0	2.0	1300	$2,250	$1.73	24d	1	0.93mi
4800 157th St Oak Forest, IL	2.0	2.0	1031	$2,660	$2.58	1d	1	0.96mi
4800 W 157th St Oak Forest, IL	1.0–2.0	1.0–2.0	1151	$2,660	$2.31	1d	3	0.97mi
15544 Kilpatrick Ave Oak Forest, IL	2.0–3.0	2.5	1630	$3,195	$1.96	1d	2	1.14mi
3952 153rd St Midlothian, IL	4.0	2.0	1677	$2,396	$1.43	2d	1	1.48mi
3900 171st St Country Club Hills, IL	3.0	1.0	1750	$2,250	$1.29	7d	1	1.49mi

Listing history 6 events

1. 2026-06-18
   days on market $219,900 Active 6 DOM
2. 2026-06-17
   days on market $219,900 Active 5 DOM
3. 2026-06-16
   days on market $219,900 Active 4 DOM
4. 2026-06-15
   days on market $219,900 Active 3 DOM
5. 2026-06-13
   remarks 699-char remark
6. 2026-06-13
   listed $219,900 Active 1 DOM

ⓘ 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: $975 · $81/mo
• Projected year-2 tax: $2,983 · $249/mo
• Expected delta: +$2,008/yr (+$167/mo · 206.1%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,057
• − Mortgage interest: −$12,318
• − Property taxes: −$975
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,325
• − Management: −$2,325
• − Depreciation: −$6,397
• Taxable income: $3,619
• Est. tax owed @ 24.0%: −$868
• After-tax cash flow: $6,174/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: Bremen Chsd 228
• NCES district ID: 1707050
• Math proficiency: 15% ▼ -4.00%
• Reading proficiency: 17% ▼ -5.00%
• Median HH income: $57,625
• Composite: 15.32/100
• National rank: #9327
• State rank: #468 of 620 in IL

Livability — Oak Forest

• Score: 85/100
• State rank: #28
• US rank: #501

Category grades

Amenities F Commute A+ Cost of living A- Crime A+ Employment A+ Housing A+ Health & safety C+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oak Forest, IL
• County: Cook County · 4,486,803 people
• City population: 26,739
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 26,739
• Household income: $93,076
• Rent vs Own: 17.6% rent · 82.4% own
• Severe rent burden: 299.0

Population outlook (Cook County) Hauer SSP2

• Today (2025): 5,347,519 people
• By 2030: 5,357,703 · +0.2%
• By 2040: 5,324,924 · -0.4%
• By 2050: 5,230,762 · -2.2%
• By 2075: 4,785,735 · -10.5%
• By 2100: 4,188,836 · -21.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 18% Two or more races 10% Black 8% Asian 6%
• Hispanic origin (detail): Mexican 16% Puerto Rican 1%
• Common ancestry: Romanian 13% Iranian 1% Lithuanian 1%
• Foreign-born: 14% · Canada, Dominican Republic, China
• Languages at home: 77% English-only · Spanish 12% Other Indo-European 4% Arabic 2%

Political lean MEDSL · Cook

• 2024 margin: Solid D (+42.0) · D 70.4% · R 28.4% · Other 1.2%
• 2008→2024 swing: -11.4pp toward R · 2008: 53.4pp · 2024: 42.0pp
• All cycles: 2024: D+42.0 2020: D+50.3 2016: D+53.0 2012: D+49.4 2008: D+53.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -228.62%
• Current HPI: 205.0118
• Rent YoY: —
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• 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

• 2026-06-12 Listed $219,900 MRED as Distributed by MLS Grid

Property tax history

-3.4%/yr

Latest (2023): $975 · -28.3% YoY. Source: county tax records.