5 Arrowhead Ct · Park Forest, IL 60466

$159,900

3 bd · 1.5 ba · 1,341 sqft · SingleFamily public records · 20 Days on market

Built 1954 Est $173k · 8% under

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Why this score? — see what drove the C- 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 +20.7/30.0
• ARV discount +10.9/15.0
• 1% rule +6.9/10.0
• DSCR +6.6/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Owner said SALE! Come check out this 4 bedroom 2 bath bungalow. The property is being sold as is. Please see under additional information all documents. Thanks for showing!

Key facts

• Built 1954
• Listed 20 days

Property features AI

Finance

• Other: Possession at closing
• HOA & community: No master association fee required

Exterior

• Utilities: Public water; Public sewer
• Home design: Detached single-family home; 1.5-story design; Fee simple ownership; Built before 1978
• Construction: Frame construction; Estimated age 71–80 years
• Exterior features: Lot less than 0.25 acre; Lot dimensions approximately 0.14

Interior

• Kitchen: Kitchen (11 x 11)
• Bedrooms: Four bedrooms total; Master bedroom on main level (13 x 12); Second bedroom on main level (13 x 12); Two additional bedrooms on second level (12 x 11; 12 x 10)
• Bathrooms: Two full bathrooms
• Heating & cooling: Natural gas heating; Forced air
• Interior features: Seven total rooms; Family room; Living room (16 x 13); Dining room (11 x 10)
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $217 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $158k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 78/100 on livability (#148 in IL, #2,726 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools D+, amenities F.
• Rich Twp Hsd 227 (suburban): math 5% / reading 12% proficiency, ranked #577 of 620 in IL (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 102 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).
• This rent runs 37% of the median local income ($62k/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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 15y 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.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $157,501 (1.5% below list)

Questions for the listing agent

1. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.19% ✓
• Cap rate: 7.92%
• Cash-on-cash: 5.82%
• DSCR: 1.26
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $172,989
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
283 Allegheny St	0.13mi	4/1.0 (+1)	1,400 (+4%)	6mo	$205,000	$146	74
243 Arcadia St	0.28mi	4/1.0 (+1)	1,250 (-7%)	1mo	$179,000	$143	68
330 Hickory St	0.53mi	3/1.0	1,300 (-3%)	1mo	$179,900	$138	67
1904 Campbell Ave	0.48mi	3/1.0	1,269 (-5%)	5mo	$76,000	$60	63
267 Arrowhead St	0.17mi	4/1.0 (+1)	1,496 (+12%)	6mo	$160,000	$107	61
263 Allegheny St	0.22mi	4/1.0 (+1)	1,200 (-10%)	7mo	$155,000	$129	60
364 Hickory St	0.52mi	3/1.5	1,250 (-7%)	6mo	$106,590	$85	60
223 Arrowhead St	0.37mi	4/1.0 (+1)	1,250 (-7%)	8mo	$160,000	$128	58
235 Arcadia St	0.32mi	4/1.0 (+1)	1,199 (-11%)	8mo	$81,000	$68	54
230 Arcadia St	0.34mi	4/1.0 (+1)	1,496 (+12%)	4mo	$175,000	$117	54
128 Algonquin St	0.72mi	3/1.0	1,150 (-14%)	2mo	$169,000	$147	39
1923 Revere St	0.64mi	4/2.0 (+1)	1,191 (-11%)	10mo	$180,000	$151	37

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: -7.2%
• Equity multiple: 0.73×
• Total profit: $-11,937
• Equity at exit: $23,842

10-year hold

• IRR: 2.5%
• Equity multiple: 1.18×
• Total profit: $7,983
• Equity at exit: $13,825

Cash invested: $44,772 (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 60466

• Home prices YoY: -21.1%
• Active inventory: 102
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,900 high
• Mortgage (P&I): −$839
• Tax from tax record: −$378 /mo · $4,540/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $217

Break-even live

Break-even rent $1,625

Max offer price $159,900

Occupancy floor 84%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
432 Hickory St Unit 2 Chicago Heights, IL	3.0	1.0	1200	$1,800	$1.50	20d	1	0.56mi
436 W Hickory St Unit Na Chicago Heights, IL	3.0	1.0	1091	$1,800	$1.65	1d	1	0.56mi
417 W Hickory St Unit 2 Chicago Heights, IL	3.0	1.0	900	$1,800	$2.00	20d	1	0.57mi
370 E 17th St Chicago Heights, IL	3.0	1.0	1058	$2,600	$2.46	16d	1	0.57mi
444 Hickory St Unit 2A Chicago Heights, IL	3.0	1.0	900	$1,695	$1.88	1d	1	0.57mi
1667 Buena Vista Ave Unit 1st floor Chicago Heights, IL	2.0	1.0	1300	$1,525	$1.17	24d	1	0.80mi
1665 Buena Vista Ave Unit 3 Chicago Heights, IL	4.0	1.0	1700	$1,800	$1.06	18d	1	0.81mi
1631 Buena Vista Ave Unit 2 Chicago Heights, IL	4.0	1.0	1200	$1,900	$1.58	24d	1	0.86mi
631 Andover St Chicago Heights, IL	3.0	1.0	900	$1,450	$1.61	3d	1	0.87mi
63 Hickory St Unit 2 Chicago Heights, IL	3.0	1.0	900	$1,700	$1.89	24d	1	0.90mi
236 Chestnut Ave Unit S South Chicago Heights, IL	3.0	1.0	1032	$2,000	$1.94	24d	1	0.95mi
398 W Lincoln Hwy Unit 4 Chicago Heights, IL	3.0	2.0	1200	$1,850	$1.54	1d	1	0.95mi
41 E Main St Unit 2 Chicago Heights, IL	2.0	1.0	1000	$1,550	$1.55	7d	1	1.05mi
83 W 15th St #1 Chicago Heights, IL	3.0	1.0	1050	$1,500	$1.43	3d	1	1.07mi
3324 Western Ave Park Forest, IL	1.0–3.0	1.0	1026	$1,995	$1.94	1d	11	1.13mi
1267 Division St Unit 1267 Chicago Heights, IL	3.0	1.5	1200	$1,500	$1.25	1d	1	1.16mi
41 W 14th Pl Unit 1 Chicago Heights, IL	3.0	1.0	1250	$1,750	$1.40	10d	1	1.18mi
169 E 23rd St Unit 1F Chicago Heights, IL	3.0	1.0	1200	$1,550	$1.29	12d	1	1.40mi

Listing history 13 events

1. 2026-06-18
   days on market $159,900 Active 20 DOM
2. 2026-06-17
   days on market $159,900 Active 19 DOM
3. 2026-06-16
   days on market $159,900 Active 18 DOM
4. 2026-06-15
   days on market $159,900 Active 17 DOM
5. 2026-06-13
   days on market $159,900 Active 15 DOM
6. 2026-06-09
   days on market $159,900 Active 11 DOM
7. 2026-06-08
   days on market $159,900 Active 10 DOM
8. 2026-06-07
   days on market $159,900 Active 9 DOM
9. 2026-06-04
   days on market $159,900 Active 6 DOM
10. 2026-06-03
    days on market $159,900 Active 5 DOM
11. 2026-06-02
    days on market $159,900 Active 4 DOM
12. 2026-06-01
    days on market $159,900 Active 3 DOM
13. 2026-05-31
    days on market $159,900 Active 2 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: $4,540 · $378/mo
• Projected year-2 tax: $4,540 · $378/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2/10 Low 7 d/yr ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,796
• − Mortgage interest: −$8,957
• − Property taxes: −$4,540
• − Insurance: −$800
• − Repairs & maintenance: −$1,824
• − Management: −$1,824
• − Depreciation: −$4,652
• Taxable income: $200
• Est. tax owed @ 24.0%: −$48
• After-tax cash flow: $2,559/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: Rich Twp Hsd 227
• NCES district ID: 1733420
• Math proficiency: 5% ▼ -3.00%
• Reading proficiency: 12% ▬ 0.00%
• Median HH income: $56,056
• Composite: 8.93/100
• National rank: #9885
• State rank: #577 of 620 in IL

Livability — Park Forest

• Score: 78/100
• State rank: #148
• US rank: #2726

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Park Forest, IL
• County: Cook County · 4,486,803 people
• City population: 21,461
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 21,461
• Household income: $61,654
• Rent vs Own: 33.7% rent · 66.3% own
• Severe rent burden: 900.0

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: Predominantly Black (69%)
• Race & ethnicity: Black 69% White 19% Hispanic / Latino 9% Two or more races 3% Native American 1%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Romanian 2% Iranian 1% Italian 1%
• Foreign-born: 6% · Canada
• Languages at home: 90% English-only · Spanish 7% French/Haitian/Cajun 1% Russian/Polish/Slavic 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: ▼ -58.87%
• Current HPI: 219.9692
• 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

+263.4% since first listed

17 events — show timeline

• 2026-05-29 Listed $159,900 MRED as Distributed by MLS Grid
• 2025-12-31 Listing Removed — MRED as Distributed by MLS Grid
• 2025-02-26 Listed — MRED as Distributed by MLS Grid
• 2023-01-19 Sold (Public Records) $244,000 Public Records
• 2018-10-02 Sold (MLS) $43,500 MRED as Distributed by MLS Grid
• 2018-08-23 Pending — MRED as Distributed by MLS Grid
• 2018-08-07 Listed $50,000 MRED as Distributed by MLS Grid
• 2016-06-15 Sold (Public Records) $67,000 Public Records
• 2015-02-05 Sold (MLS) $18,000 MRED as Distributed by MLS Grid
• 2014-12-24 Pending — MRED as Distributed by MLS Grid
• 2014-12-10 Relisted — MRED as Distributed by MLS Grid
• 2014-12-02 Pending — MRED as Distributed by MLS Grid
• 2014-10-30 Listed $19,600 MRED as Distributed by MLS Grid
• 2012-04-01 Listing Removed — MRED as Distributed by MLS Grid
• 2011-09-12 Listed — MRED as Distributed by MLS Grid
• 2003-10-01 Sold (Public Records) $66,000 Public Records
• 1990-03-09 Sold (Public Records) $44,000 Public Records

Property tax history

+1.8%/yr

Latest (2023): $4,540 · -11.7% YoY. Source: county tax records.