11410 S Neenah Ave · Worth, IL 60482

$320,000

3 bd · 1.0 ba · 1,404 sqft · SingleFamily public records · 70 Days on market

Built 1956 10,087 sqft lot Est $306k · at est.

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Why this score? — see what drove the F 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 +6.5/30.0
• ARV discount +5.5/15.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• Schools +1.6/10.0
• DSCR +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks

This all brick ranch comes with 4 good size bedrooms 2 full baths and includes a private master bath with walk-in closet. Some Rooms with carpeting have wood floors underneath . Large back yard. Windows in 2018 Roof in 2013, newer washer and dryer and furnace. Close to schools and parks, train a 5min drive as is shopping and restaurants . Sliding door from eat-in kitchen onto large deck that leads to backyard and large 2 1/2 car garage. Also a large Sun/Florida room to enjoy. MULTIPLE OFFERS Final and best Thursday 4pm 5-7-26

Key facts

• Large deck
• Walk-in closet
• Large back yard

Tags

• PRIVATE MASTER BATH
• WALK-IN CLOSET
• LARGE BACK YARD
• SLIDING DOOR
• LARGE DECK
• SUN FLORIDA ROOM

Property features AI

Finance

• HOA & community: No master association fee required

Exterior

• Parking: Detached garage with garage door opener; Asphalt driveway; Garage plus driveway provide parking for multiple vehicles
• Utilities: Water source: Lake Michigan; Public sewer
• Home design: Detached single-family home; One-story; Fee simple ownership; Built approximately 61–70 years ago; Located near commuter bus/train and interstate access
• Construction: Brick construction; Asphalt roof; Built before 1978
• Exterior features: Deck; Neighborhood amenities include park and tennis courts; Curbs, sidewalks, street lights, and paved streets

Interior

• Kitchen: Eating area/table space; Laminate flooring; Range; Microwave; Dishwasher
• Bedrooms: Master bedroom on main level with full bath (15 x 11); Bedroom 2 on main level (14 x 10); Bedroom 3 on main level (13 x 11); Bedroom 4 on main level (11 x 10); Sun room on main level (12 x 11)
• Flooring: Hardwood floors; Wood or wood laminate flooring; Carpet in sun room; Vinyl in laundry; Laminate in kitchen
• Bathrooms: Two full bathrooms
• Heating & cooling: Natural gas and electric heating; Central air conditioning
• Interior features: Seven total rooms; Double-pane windows in kitchen; Crawl space basement
• Laundry & utility: Main-level laundry room (10 x 8); Washer and dryer included; Gas and electric dryer hookups

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $320k.

Deal economics

• At list price, monthly cash flow is $-547 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $223k (30.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $219k (31.5% below list).
• Recommended offer: $219k (31.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 79/100 on livability (#128 in IL, #2,352 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools D, amenities F.
• Chsd 218 (suburban): math 14% / reading 20% proficiency, ranked #454 of 620 in IL (top 73%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 17 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($301k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 8y 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 $198k; list at $320k implies a 62% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $219,350 (31.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.69% ✗
• Cap rate: 4.24%
• Cash-on-cash: -7.32%
• DSCR: 0.67
• GRM: 12.2

CMA / ARV

• ARV (on-the-fly): $306,072
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11339 S Normandy Ave	0.17mi	3/2.0	1,376 (-2%)	4mo	$300,000	$218	81
11334 S Nashville Ave	0.09mi	4/2.0 (+1)	1,360 (-3%)	3mo	$350,000	$257	79
11326 S Nashville Ave	0.11mi	3/1.5	1,259 (-10%)	3mo	$295,000	$234	73
6935 W 115th Pl	0.55mi	2/1.0 (-1)	1,384 (-1%)	2mo	$314,500	$227	66
11241 S Nagle Ave	0.25mi	3/1.5	1,205 (-14%)	2mo	$220,000	$183	61
6714 W Lloyd Dr W	0.56mi	3/2.0	1,385 (-1%)	8mo	$265,000	$191	60
6837 W 113th St	0.43mi	3/1.0	1,220 (-13%)	0mo	$245,000	$201	58
7034 W 114th Pl	0.62mi	4/1.5 (+1)	1,425 (+2%)	6mo	$300,000	$211	57
11015 S Natchez Ave	0.50mi	3/2.0	1,285 (-8%)	3mo	$320,000	$249	56
7117 W 113th Pl	0.70mi	4/2.0 (+1)	1,441 (+3%)	6mo	$260,000	$180	49
11030 S Nagle Ave	0.49mi	3/2.0	1,612 (+15%)	11mo	$305,000	$189	40
10909 S Neenah Ave	0.64mi	3/2.0	1,600 (+14%)	10mo	$380,000	$238	35

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: -29.0%
• Equity multiple: 0.03×
• Total profit: $-86,588
• Equity at exit: $47,713

10-year hold

• IRR: -28.9%
• Equity multiple: -0.34×
• Total profit: $-119,917
• Equity at exit: $27,668

Cash invested: $89,600 (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 60482

• Home prices YoY: -27.3%
• Active inventory: 17
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $2,194 high
• Mortgage (P&I): −$1,678
• Tax from tax record: −$468 /mo · $5,615/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$461
• Net cashflow: $-547

Break-even live

Break-even rent $2,885

Max offer price $223,453

Occupancy floor —

Sensitivity live

Price	-10% $-365	-5% $-456	+0% $-547	+5% $-637	+10% $-728
Rent	-10% $-720	-5% $-633	+0% $-547	+5% $-460	+10% $-373
Rate	-1.0pp $-385	-0.5pp $-465	base $-547	+0.5pp $-629	+1.0pp $-714

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: $80,000
• Closing costs: $9,600
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7121 W 110th St Unit 2W Worth, IL	2.0	1.0	900	$1,550	$1.72	16d	1	0.91mi
6352 Orchard Dr Palos Heights, IL	2.0	2.5	1700	$2,950	$1.74	5d	1	1.04mi
11920 S 74th Ave Palos Heights, IL	3.0	1.0	950	$3,100	$3.26	0d	1	1.23mi
6135 Birmingham St Chicago Ridge, IL	3.0	2.0	1100	$2,800	$2.55	0d	1	1.24mi
10410 S Moody Ave Palos Heights, IL	2.0	1.0	1000	$1,600	$1.60	4d	1	1.28mi
10410 Moody Ave Unit 1S Chicago Ridge, IL	2.0	1.0	900	$1,600	$1.78	13d	1	1.32mi
6005 Marshall Ave #8 Chicago Ridge, IL	2.0	1.0	1000	$1,700	$1.70	5d	1	1.39mi
6139 Marshall Ave Apt 1E Chicago Ridge, IL	2.0	2.0	950	$1,850	$1.95	3d	1	1.45mi

Listing history 23 events

1. 2026-05-08
   status Pending
2. 2026-04-29
   price $320,000
3. 2026-02-27
   listed $325,000 Active
4. 2023-12-29
   historical $2,500
5. 2023-12-29
   historical
6. 2023-11-29
   price $2,500
7. 2023-11-15
   listed $2,950
8. 2023-11-14
   listed Active
9. 2023-11-14
   historical
10. 2023-09-21
    listed Active
11. 2023-09-21
    historical
12. 2023-06-22
    listed Active
13. 2023-06-20
    price
14. 2023-06-20
    historical
15. 2023-05-14
    listed Active
16. 2019-04-08
    soldstatus $198,000
17. 2019-03-29
    soldstatus $198,000 Closed Sale
18. 2019-02-13
    historical Contingent
19. 2019-01-22
    listed $199,873 New
20. 2018-12-14
    historical
21. 2018-11-15
    price
22. 2018-09-14
    listed New
23. 1989-06-15
    soldstatus $97,500

ⓘ 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: $5,615 · $468/mo
• Projected year-2 tax: $6,440 · $537/mo
• Expected delta: +$824/yr (+$69/mo · 14.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% 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: $26,322
• − Mortgage interest: −$17,925
• − Property taxes: −$5,615
• − Insurance: −$1,600
• − Repairs & maintenance: −$2,106
• − Management: −$2,106
• − Depreciation: −$9,309
• Taxable loss: −$12,339
• Est. tax savings @ 24.0%: +$2,961
• After-tax cash flow: $-3,597/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: Chsd 218
• NCES district ID: 1706540
• Math proficiency: 14% ▼ -4.00%
• Reading proficiency: 20% ▼ -1.00%
• Median HH income: $57,166
• Composite: 16.09/100
• National rank: #9235
• State rank: #454 of 620 in IL

Livability — Worth

• Score: 79/100
• State rank: #128
• US rank: #2352

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Worth, IL
• City population: 10,878
• Population (ZIP): 10,878

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: Predominantly White (69%)
• Race & ethnicity: White 69% Hispanic / Latino 21% Two or more races 9% Asian 3% Black 3%
• Hispanic origin (detail): Mexican 18% Puerto Rican 1%
• Common ancestry: Romanian 15% Iranian 3% Lithuanian 1%
• Foreign-born: 20% · Canada
• Languages at home: 66% English-only · Spanish 15% Arabic 8% Russian/Polish/Slavic 7%

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: ▼ -96.51%
• Current HPI: 256.694
• Rent YoY: —
• Metro: —
• 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

+228.2% since first listed

23 events — show timeline

• 2026-05-08 Pending — MRED as Distributed by MLS Grid
• 2026-04-29 Price Changed $320,000 MRED as Distributed by MLS Grid
• 2026-02-27 Listed $325,000 MRED as Distributed by MLS Grid
• 2023-12-29 Rental Removed $2,500 MRED
• 2023-12-29 Listing Removed — MRED as Distributed by MLS Grid
• 2023-11-29 Price Changed $2,500 MRED
• 2023-11-15 Listed for Rent $2,950 MRED
• 2023-11-14 Listing Removed — MRED as Distributed by MLS Grid
• 2023-11-14 Listed — MRED as Distributed by MLS Grid
• 2023-09-21 Listing Removed — MRED as Distributed by MLS Grid
• 2023-09-21 Listed — MRED as Distributed by MLS Grid
• 2023-06-22 Listed — MRED as Distributed by MLS Grid
• 2023-06-20 Price Changed — MRED as Distributed by MLS Grid
• 2023-06-20 Listing Removed — MRED as Distributed by MLS Grid
• 2023-05-14 Listed — MRED as Distributed by MLS Grid
• 2019-04-08 Sold (Public Records) $198,000 Public Records
• 2019-03-29 Sold (MLS) $198,000 MRED as Distributed by MLS Grid
• 2019-02-13 Contingent — MRED as Distributed by MLS Grid
• 2019-01-22 Listed $199,873 MRED as Distributed by MLS Grid
• 2018-12-14 Listing Removed — MRED as Distributed by MLS Grid
• 2018-11-15 Price Changed — MRED as Distributed by MLS Grid
• 2018-09-14 Listed — MRED as Distributed by MLS Grid
• 1989-06-15 Sold (Public Records) $97,500 Public Records

Property tax history

+2.4%/yr

Latest (2023): $5,615 · -18.9% YoY. Source: county tax records.