3443 Monroe St · Lansing, IL 60438

$239,900

3 bd · 1.0 ba · 1,331 sqft · SingleFamily public records · 24 Days on market

Built 1952 6,500 sqft lot Est $217k · 11% over

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Why this score? — see what drove the D- 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 +15.5/30.0
• DSCR +4.8/10.0
• 1% rule +3.8/10.0
• Livability +3.7/5.0
• ARV discount +2.7/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Open concept four-bedroom, one bath home available immediately. Main level features open concept living room and eat in kitchen. Recent rehab, new flooring, freshly painted, new stainless-steel appliances. Two bedrooms on main floor with full bath. Upper-level features two bedrooms. Plenty of storage. Nice size den off kitchen with access to back yard, and basement. Fully fenced yard detached two car garage, full basement. New side driveway. Move in ready. More pictures to come.

Key facts

• Plenty of storage
• Open concept
• New flooring

Tags

• OPEN CONCEPT
• RECENT REHAB
• NEW FLOORING
• FRESHLY PAINTED
• NEW STAINLESS-STEEL APPLIANCES
• PLENTY OF STORAGE

Property features AI

Finance

• HOA & community: No master association fee required

Exterior

• Parking: Detached garage (garage owned); Concrete driveway; Side driveway; 2 parking spaces total
• Utilities: Water source: Lake Michigan; Public sewer
• Home design: Detached single-family home; 2-story; Fee simple ownership; Rehab completed in 2026; Built before 1978 (frame construction)
• Construction: Frame construction
• Exterior features: Lot approximately 50 x 130; Lot less than 0.25 acre; Sidewalks; Street lights; Paved street

Interior

• Kitchen: Eating-area kitchen; Range; Refrigerator; Stainless steel appliances
• Bedrooms: 4 bedrooms (Master bedroom on main level; other bedrooms on main and second levels)
• Bathrooms: 1 full bathroom with full body spray shower
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: 7 total rooms; Unfinished full basement
• Laundry & utility: Basement laundry; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $98 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $211k (11.9% below list).
• Recommended offer: $211k (11.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 73/100 on livability (#296 in IL) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime D+, health & safety D+, amenities F.
• Thornton Fractional Twp Hsd 215 (suburban): math 9% / reading 13% proficiency, ranked #563 of 620 in IL (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Coolidge Elementary School (math 5% / reading 27%, grade F, #1,231 of 2,056 statewide, top 60%, 666 students, 0% FRL); Memorial Jr High School (math 9% / reading 20%, grade F, #517 of 665 statewide, top 79%, 860 students, 0% FRL); Thornton Fractnl So High School (math 11% / reading 14%, grade F, #504 of 693 statewide, top 73%, 1,927 students, 0% FRL).
• Market conditions: 136 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals leasing fast (median 1d 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 34% of the median local income ($76k/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.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($236k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y ago; this cycle's ask has dropped $40k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $150k; list at $240k implies a 60% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $211,396 (11.9% below list)

Questions for the listing agent

1. Built in 1952 — 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. 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?
4. Crime grade is D 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?
5. 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?
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: 0.88% ✗
• Cap rate: 6.78%
• Cash-on-cash: 1.75%
• DSCR: 1.08
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $216,953
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3634 178th St	0.33mi	3/2.0	1,350 (+1%)	3mo	$277,000	$205	75
17714 Burnham Ave	0.47mi	3/1.5	1,303 (-2%)	1mo	$164,494	$126	72
17821 Roy St	0.25mi	3/1.0	1,188 (-11%)	1mo	$117,500	$99	69
17908 Lorenz Ave	0.49mi	3/2.0	1,294 (-3%)	1mo	$225,000	$174	68
17913 Oakwood Ave	0.70mi	3/1.0	1,257 (-6%)	2mo	$182,000	$145	56
3316 Ann St	0.58mi	3/2.5	1,264 (-5%)	3mo	$260,000	$206	56
18013 Park Ave	0.52mi	3/2.0	1,200 (-10%)	3mo	$180,000	$150	53
17526 Shirley Dr	0.52mi	3/1.5	1,175 (-12%)	3mo	$120,000	$102	51
17518 Roy St	0.59mi	2/1.0 (-1)	1,200 (-10%)	1mo	$160,000	$133	50
17541 Maple Ave	0.58mi	3/1.5	1,500 (+13%)	1mo	$245,000	$163	49
7741 Hohman Ave	0.61mi	2/1.0 (-1)	1,193 (-10%)	4mo	$230,000	$193	46
17509 Maple Ave	0.59mi	4/1.5 (+1)	1,478 (+11%)	2mo	$263,000	$178	45

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: -13.5%
• Equity multiple: 0.51×
• Total profit: $-32,662
• Equity at exit: $35,770

10-year hold

• IRR: -4.6%
• Equity multiple: 0.69×
• Total profit: $-20,499
• Equity at exit: $20,742

Cash invested: $67,172 (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 60438

• Active inventory: 136
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,114 high
• Mortgage (P&I): −$1,258
• Tax from tax record: −$214 /mo · $2,570/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $98

Break-even live

Break-even rent $1,990

Max offer price $239,900

Occupancy floor 90%

Sensitivity live

Price	-10% $234	-5% $166	+0% $98	+5% $30	+10% $-38
Rent	-10% $-69	-5% $14	+0% $98	+5% $181	+10% $265
Rate	-1.0pp $219	-0.5pp $159	base $98	+0.5pp $36	+1.0pp $-28

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18335 Sherman St Unit 3 Lansing, IL	3.0	1.0	1000	$1,700	$1.70	0d	1	0.55mi
3020 178th St Unit C1 Lansing, IL	2.0	1.0	900	$1,550	$1.72	0d	1	0.61mi
3020 178th St Apt C7 Lansing, IL	2.0	1.0	900	$1,550	$1.72	26d	1	0.61mi
232 Gregory Ave Munster, IN	3.0	1.5	1600	$2,450	$1.53	0d	1	0.68mi
3341 S Schultz Dr Lansing, IL	4.0	2.0	1452	$2,250	$1.55	12d	1	0.74mi
18108 Oakwood Ave Lansing, IL	3.0	1.0	1800	$2,300	$1.28	0d	1	0.74mi
7611 Kinsley Pl Munster, IN	3.0	2.0	1700	$4,700	$2.76	0d	1	0.76mi
7610 Manor Ave Munster, IN	3.0	2.0	1700	$4,750	$2.79	0d	1	0.79mi
3649 173rd Ct Lansing, IL	2.0	2.0	972	$1,357	$1.40	26d	1	0.79mi
3069 Bernice Rd Apt 2N Lansing, IL	3.0	1.0	950	$1,535	$1.62	22d	1	0.84mi
3069 Bernice Rd Apt 2S Lansing, IL	3.0	1.0	950	$1,535	$1.62	4d	1	0.84mi
18343 Oakwood Ave Lansing, IL	4.0	2.0	1700	$2,700	$1.59	0d	1	0.86mi
3023 Bernice Rd Unit 3030 3N Lansing, IL	3.0	1.0	1000	$1,400	$1.40	0d	1	0.88mi
3023 Bernice Rd Apt 2S Lansing, IL	3.0	1.0	1000	$1,600	$1.60	0d	1	0.88mi
17723 Exchange Ave Unit 17723-1N Lansing, IL	3.0	2.0	1100	$1,800	$1.64	0d	1	0.99mi
17104 Wentworth Ave Unit 4 Lansing, IL	2.0	1.0	1100	$1,400	$1.27	0d	1	1.05mi
2824 186th St Lansing, IL	3.0	2.0	1400	$2,900	$2.07	12d	1	1.08mi
18361 Glen Oak Ave Unit 1E Lansing, IL	2.0	1.0	900	$1,400	$1.56	26d	1	1.34mi
1539 Wentworth Ave Unit 3W Calumet City, IL	3.0	1.0	1100	$1,700	$1.55	14d	1	1.38mi
18381 Torrence Ave Lansing, IL	2.0	1.0	900	$1,300	$1.44	26d	1	1.42mi

Listing history 22 events

1. 2026-06-21
   days on market $239,900 Active 24 DOM
2. 2026-06-18
   days on market $239,900 Active 21 DOM
3. 2026-06-17
   price $239,900 Active 20 DOM
4. 2026-06-17
   days on market $259,900 Active 20 DOM
5. 2026-06-16
   days on market $259,900 Active 19 DOM
6. 2026-06-15
   days on market $259,900 Active 18 DOM
7. 2026-06-13
   days on market $259,900 Active 16 DOM
8. 2026-06-09
   days on market $259,900 Active 12 DOM
9. 2026-06-08
   days on market $259,900 Active 11 DOM
10. 2026-06-08
    price $259,900 Active 10 DOM
11. 2026-06-07
    days on market $279,900 Active 10 DOM
12. 2026-06-04
    days on market $279,900 Active 7 DOM
13. 2026-06-03
    days on market $279,900 Active 6 DOM
14. 2026-06-02
    days on market $279,900 Active 5 DOM
15. 2026-06-01
    days on market $279,900 Active 4 DOM
16. 2026-05-31
    days on market $279,900 Active 3 DOM
17. 2026-05-28
    listed $279,900 Active
18. 2017-01-12
    historical
19. 2016-11-02
    price
20. 2016-09-27
    price
21. 2016-09-02
    listed New
22. 2007-09-25
    soldstatus $150,000

ⓘ 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: $2,570 · $214/mo
• Projected year-2 tax: $4,008 · $334/mo
• Expected delta: +$1,438/yr (+$120/mo · 56.0%)

ⓘ 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 3/10 Moderate 7 d/yr ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,368
• − Mortgage interest: −$13,438
• − Property taxes: −$2,570
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,029
• − Management: −$2,029
• − Depreciation: −$6,979
• Taxable loss: −$2,877
• Est. tax savings @ 24.0%: +$691
• After-tax cash flow: $1,865/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: Thornton Fractional Twp Hsd 215
• NCES district ID: 1738940
• Math proficiency: 9% ▼ -3.00%
• Reading proficiency: 13% ▼ -3.00%
• Median HH income: $48,207
• Composite: 10.27/100
• National rank: #9793
• State rank: #563 of 620 in IL

Livability — Lansing

• Score: 73/100
• State rank: #296
• US rank: #5698

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lansing, IL
• County: Cook County · 4,486,803 people
• City population: 28,806
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 28,806
• Household income: $75,681
• Rent vs Own: 27.7% rent · 72.3% own
• Severe rent burden: 830.0

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: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: Black 51% White 25% Hispanic / Latino 18% Two or more races 7% Asian 2%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Romanian 5% Iranian 3% Lithuanian 1%
• Foreign-born: 10% · Canada
• Languages at home: 83% English-only · Spanish 12% Vietnamese 1% French/Haitian/Cajun 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: ▼ -151.65%
• Current HPI: 210.3398
• 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

+86.6% since first listed

6 events — show timeline

• 2026-05-28 Listed $279,900 MRED as Distributed by MLS Grid
• 2017-01-12 Listing Removed — MRED as Distributed by MLS Grid
• 2016-11-02 Price Changed — MRED as Distributed by MLS Grid
• 2016-09-27 Price Changed — MRED as Distributed by MLS Grid
• 2016-09-02 Listed — MRED as Distributed by MLS Grid
• 2007-09-25 Sold (Public Records) $150,000 Public Records

Property tax history

+2.8%/yr

Latest (2023): $2,570 · -20.3% YoY. Source: county tax records.