2153 121st Pl · Blue Island, IL 60406

$230,000

4 bd · 2.0 ba · 2,328 sqft · SingleFamily public records · 49 Days on market

Built 1927 $99/sqft · 36% below area Est $271k · 15% 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 +27.3/30.0
• ARV discount +14.3/15.0
• DSCR +9.5/10.0
• 1% rule +7.1/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

See the potential as soon as you step into this well-maintained solid brick bungalow! This spacious home offers 4 bedrooms, a bonus room, 2.5 bathrooms, and a full finished basement. Enjoy the charm of old-style craftsmanship combined with a well-cared-for layout that provides plenty of space and flexibility. Schedule your showing today!

Key facts

• Built 1927
• Listed 48 days

Property features AI

Finance

• Other: Property ownership: Fee simple; Living area reported as estimated; Built before 1978
• HOA & community: No master association fee required

Exterior

• Utilities: Public water; Public sewer; Public power
• Home design: Detached single-family home; 2-story layout; Built 91–100 years ago; Brick construction; Located in Blue Island; commuter and school bus access nearby
• Construction: Brick exterior
• Exterior features: Less than 0.25-acre lot

Interior

• Kitchen: Kitchen on main level (approx. 12 x 12)
• Bedrooms: 4 bedrooms total; Master bedroom on second floor; Additional bedrooms on main and second floors
• Bathrooms: 2 full bathrooms; 1 half bathroom; Basement has bathroom access
• Heating & cooling: Natural gas heating; Window air conditioning units
• Interior features: Finished full basement; 6 total rooms; Bonus room in basement
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $663 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $230k).
• Recommended offer: $223k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.8% vs local median 6.5% in Blue Island — 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 77/100 on livability (#159 in IL, #2,964 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: employment C-, schools F, crime 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: 43 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $7k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $64k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($223k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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 $101k; list at $230k implies a 128% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $223,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1927 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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.
7. 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.
8. 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: 1.21% ✓
• Cap rate: 9.75%
• Cash-on-cash: 12.35%
• DSCR: 1.55
• GRM: 6.9

CMA / ARV

• ARV (median comp): $270,684
• List price: $230,000
• Delta: -15.03%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12412 S Lincoln St	0.48mi	4/2.5	2,169 (-7%)	4mo	$210,000	$97	61
2630 Grunewald St	0.62mi	5/2.0 (+1)	2,290 (-2%)	7mo	$292,500	$128	57
12404 S Wood St	0.56mi	5/3.0 (+1)	2,400 (+3%)	3mo	$307,500	$128	57
12506 Elm St	0.74mi	3/3.0 (-1)	2,338 (+0%)	1mo	$275,000	$118	55
2552 W 117th Pl	0.74mi	4/2.0	2,363 (+2%)	10mo	$410,000	$174	54
12214 Maple Ave	0.54mi	3/2.0 (-1)	2,100 (-10%)	0mo	$272,000	$130	53
2528 Cochran St	0.60mi	5/2.0 (+1)	2,172 (-7%)	3mo	$135,000	$62	53
2207 W 117th Pl	0.53mi	3/3.0 (-1)	2,500 (+7%)	16mo	$389,900	$156	41
11630 S Hale Ave	0.66mi	3/2.0 (-1)	2,637 (+13%)	3mo	$345,000	$131	40
11761 S Vincennes Ave	0.58mi	3/3.5 (-1)	2,008 (-14%)	3mo	$270,000	$134	37
11942 Ann St	0.53mi	4/2.0	2,016 (-13%)	20mo	$300,000	$149	36
11840 S Artesian Ave	0.52mi	4/3.0	2,000 (-14%)	16mo	$330,000	$165	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: 2.0%
• Equity multiple: 1.08×
• Total profit: $4,966
• Equity at exit: $34,294

10-year hold

• IRR: 11.6%
• Equity multiple: 1.91×
• Total profit: $58,747
• Equity at exit: $19,886

Cash invested: $64,400 (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 60406

• Home prices YoY: -26.8%
• Active inventory: 43
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $2,792 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$241 /mo · $2,890/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$586
• Net cashflow: $663

Break-even live

Break-even rent $1,953

Max offer price $230,000

Occupancy floor 71%

Sensitivity live

Price	-10% $793	-5% $728	+0% $663	+5% $598	+10% $533
Rent	-10% $442	-5% $553	+0% $663	+5% $773	+10% $884
Rate	-1.0pp $779	-0.5pp $721	base $663	+0.5pp $603	+1.0pp $543

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12111 S Justine St Chicago, IL	3.0	1.5	1800	$2,400	$1.33	15d	1	0.80mi
11549 S Church St Chicago, IL	4.0	4.5	1800	$3,200	$1.78	2d	1	0.83mi

Listing history 21 events

1. 2026-06-18
   days on market $230,000 Active 49 DOM
2. 2026-06-17
   days on market $230,000 Active 48 DOM
3. 2026-06-16
   days on market $230,000 Active 47 DOM
4. 2026-06-15
   pricedays on market $230,000 Active 46 DOM
5. 2026-06-13
   days on market $234,999 Active 44 DOM
6. 2026-06-09
   days on market $234,999 Active 40 DOM
7. 2026-06-08
   days on market $234,999 Active 39 DOM
8. 2026-06-07
   days on market $234,999 Active 38 DOM
9. 2026-06-04
   days on market $234,999 Active 35 DOM
10. 2026-06-03
    days on market $234,999 Active 34 DOM
11. 2026-06-02
    days on market $234,999 Active 33 DOM
12. 2026-06-01
    days on market $234,999 Active 32 DOM
13. 2026-05-31
    days on market $234,999 Active 31 DOM
14. 2026-04-29
    listed $235,000 Active 339-char remark
15. 2022-01-17
    status Pending
16. 2022-01-10
    status Active
17. 2022-01-03
    status Active
18. 2021-12-31
    historical
19. 2021-09-10
    listed Active
20. 1999-06-24
    soldstatus $101,000
21. 1987-09-01
    soldstatus $72,000

ⓘ 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: $2,890 · $241/mo
• Projected year-2 tax: $4,055 · $338/mo
• Expected delta: +$1,166/yr (+$97/mo · 40.3%)

ⓘ 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 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,504
• − Mortgage interest: −$12,884
• − Property taxes: −$2,890
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,680
• − Management: −$2,680
• − Depreciation: −$6,691
• Taxable income: $4,530
• Est. tax owed @ 24.0%: −$1,087
• After-tax cash flow: $6,868/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 — Blue Island

• Score: 77/100
• State rank: #159
• US rank: #2964

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Blue Island, IL
• City population: 24,887
• Population (ZIP): 24,887

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: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: Hispanic / Latino 44% Black 34% White 19% Two or more races 8%
• Hispanic origin (detail): Mexican 39%
• Common ancestry: Romanian 2% English 1% Iranian 1%
• Foreign-born: 19% · Canada
• Languages at home: 65% English-only · Spanish 33% Other Indo-European 1%

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: ▼ -94.77%
• Current HPI: 259.492
• 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

+219.4% since first listed

10 events — show timeline

• 2026-06-14 Price Changed $230,000 MRED as Distributed by MLS Grid
• 2026-05-19 Price Changed $234,999 MRED as Distributed by MLS Grid
• 2026-04-29 Listed $235,000 MRED as Distributed by MLS Grid
• 2022-01-17 Pending — MRED as Distributed by MLS Grid
• 2022-01-10 Relisted — MRED as Distributed by MLS Grid
• 2022-01-03 Relisted — MRED as Distributed by MLS Grid
• 2021-12-31 Listing Removed — MRED as Distributed by MLS Grid
• 2021-09-10 Listed — MRED as Distributed by MLS Grid
• 1999-06-24 Sold (Public Records) $101,000 Public Records
• 1987-09-01 Sold (Public Records) $72,000 Public Records

Property tax history

-3.0%/yr

Latest (2023): $2,890 · -21.0% YoY. Source: county tax records.