9168 South Rd Unit A · Palos Hills, IL 60465

$225,000

2 bd · 2.0 ba · 1,200 sqft · Condo · 30 Days on market

Built 1978 $288/mo HOA · 13% of rent

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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 +11.5/30.0
• ARV discount +7.5/15.0
• 1% rule +4.9/10.0
• Livability +4.0/5.0
• DSCR +3.4/10.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this first-floor condo offering comfort, convenience, and resort-style amenities. This spacious 2-bedroom, 2-bath residence features a huge walk-in closet, in-unit washer and dryer, and a bright screened-in patio with easy access to parking - perfect for relaxing mornings or quiet evenings outdoors. The attached one-car garage adds extra convenience and storage, while the beautifully landscaped grounds and meticulously maintained community create a welcoming atmosphere year-round. Residents also enjoy access to a clubhouse ideal for parties, gatherings, or large family holidays, along with a swimming pool perfect for summer enjoyment. A wonderful combination of low-maintenan

Key facts

• Huge walk-in closet
• First-floor condo
• Landscaped grounds

Tags

• FIRST-FLOOR CONDO
• HUGE WALK-IN CLOSET
• IN-UNIT WASHER AND DRYER
• SCREENED-IN PATIO
• ATTACHED ONE-CAR GARAGE
• LANDSCAPED GROUNDS

Property features AI

Finance

• Other: Number of units in building: 12; Living area source: Estimated; Listing possession: Closing or immediate; Directions: 111th Street to Kean Avenue, south to North Road, east to East Road — condo located on the northeast corner of the building.
• Financial info: Special service area: No
• HOA & community: Monthly association fee of $288; Association fee includes parking, insurance, clubhouse, pool, exterior maintenance, lawn care, scavenger, and snow removal; Pets allowed (cats and dogs)

Exterior

• Parking: Detached garage; One garage space (two parking spaces total)
• Utilities: Water: Lake Michigan; Sewer: Public sewer
• Home design: Attached single (condo); Entry level: 1; Condo ownership
• Construction: Brick construction; Estimated age 41–50 years; Built before 1978: No; Rebuilt/rehab: No
• Exterior features: Common lot; School bus service

Interior

• Kitchen: Kitchen on main level (12 x 11)
• Bedrooms: Master bedroom on main level with full bath (shower only); Second bedroom on main level (14 x 12); Additional bedrooms listed (bedroom 3, bedroom 4)
• Bathrooms: Two full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Enclosed balcony; Five total rooms
• Laundry & utility: Laundry room on main level (8 x 6); In-unit laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $225k.

Deal economics

• At list price, monthly cash flow is $-73 ($-882/yr) — negative.
• To cash-flow at today's rent, offer at most $212k (5.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $223k (0.7% below list).
• Recommended offer: $212k (5.8% below list) — sets the bar for cash-flow.
• Cap rate 5.9% vs local median 4.2% in Palos Hills — 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 79/100 on livability (#121 in IL, #2,109 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, commute A+, housing A+; Watch: amenities F, health & safety F.
• Cons Hsd 230 (suburban): math 35% / reading 39% proficiency, ranked #146 of 620 in IL (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Palos West Elementary School (math 49% / reading 56%, grade C-, #143 of 2,056 statewide, top 7%, 714 students, 0% FRL); Palos South Middle School (math 44% / reading 60%, grade C+, #41 of 665 statewide, top 6%, 701 students, 0% FRL); Amos Alonzo Stagg High School (math 30% / reading 35%, grade F, #152 of 693 statewide, top 22%, 2,538 students, 0% FRL).
• Market conditions: 56 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).
• This rent runs 32% of the median local income ($84k/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 30 days — a 2% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $115k; list at $225k implies a 96% gain — meaningful room to come down on a strong offer.

Recommended offer $212,016 (5.8% 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. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.99% ✗
• Cap rate: 5.90%
• Cash-on-cash: -1.40%
• DSCR: 0.94
• GRM: 8.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -18.5%
• Equity multiple: 0.35×
• Total profit: $-40,933
• Equity at exit: $33,548

10-year hold

• IRR: -10.6%
• Equity multiple: 0.35×
• Total profit: $-40,825
• Equity at exit: $19,454

Cash invested: $63,000 (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 60465

• Active inventory: 56
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,235 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$277 /mo · $3,325/yr
• Insurance: −$94
• HOA: −$288
• Vacancy / Maint / Mgmt: −$469
• Net cashflow: $-73

Break-even live

Break-even rent $2,328

Max offer price $212,016

Occupancy floor 98%

Sensitivity live

Price	-10% $54	-5% $-10	+0% $-73	+5% $-137	+10% $-201
Rent	-10% $-250	-5% $-162	+0% $-73	+5% $15	+10% $103
Rate	-1.0pp $40	-0.5pp $-16	base $-73	+0.5pp $-132	+1.0pp $-191

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11225 S Kean Ave Unit 1A Palos Hills, IL	3.0	2.0	1400	$2,850	$2.04	26d	1	0.14mi
11180 Moraine Dr Palos Hills, IL	2.0	1.0	800	$1,700	$2.12	26d	1	1.41mi

HOA detail condo

• Monthly dues: $288 · $3,456/yr
• Likely covers: landscapingpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-21
   days on market $225,000 Active 30 DOM
2. 2026-06-18
   days on market $225,000 Active 27 DOM
3. 2026-06-17
   days on market $225,000 Active 26 DOM
4. 2026-06-16
   days on market $225,000 Active 25 DOM
5. 2026-06-15
   days on market $225,000 Active 24 DOM
6. 2026-06-13
   days on market $225,000 Active 22 DOM
7. 2026-06-09
   days on market $225,000 Active 18 DOM
8. 2026-06-08
   days on market $225,000 Active 17 DOM
9. 2026-06-07
   days on market $225,000 Active 16 DOM
10. 2026-06-04
    days on market $225,000 Active 13 DOM
11. 2026-06-03
    days on market $225,000 Active 12 DOM
12. 2026-06-02
    days on market $225,000 Active 11 DOM
13. 2026-06-01
    days on market $225,000 Active 10 DOM
14. 2026-05-31
    days on market $225,000 Active 9 DOM
15. 2026-05-22
    listed $225,000 Active
16. 1995-07-27
    soldstatus $115,000
17. 1991-04-05
    soldstatus $85,000
18. 1988-06-20
    soldstatus $77,000
19. 1987-01-01
    soldstatus $67,000

ⓘ 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: $3,325 · $277/mo
• Projected year-2 tax: $4,216 · $351/mo
• Expected delta: +$891/yr (+$74/mo · 26.8%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% 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 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,814
• − Mortgage interest: −$12,603
• − Property taxes: −$3,325
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,145
• − Management: −$2,145
• − HOA: −$3,456
• − Depreciation: −$6,545
• Taxable loss: −$4,531
• Est. tax savings @ 24.0%: +$1,087
• After-tax cash flow: $206/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: Cons Hsd 230
• NCES district ID: 1708400
• Math proficiency: 35% ▼ -8.00%
• Reading proficiency: 39% ▼ -6.00%
• Median HH income: $73,953
• Composite: 34.29/100
• National rank: #5244
• State rank: #146 of 620 in IL

Livability — Palos Hills

• Score: 79/100
• State rank: #121
• US rank: #2109

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Palos Hills, IL
• County: Cook County · 4,486,803 people
• City population: 18,081
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 18,081
• Household income: $83,533
• Rent vs Own: 23.1% rent · 76.9% own
• Severe rent burden: 472.0

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 White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 11% Black 5% Two or more races 5% Asian 2%
• Hispanic origin (detail): Mexican 7% Puerto Rican 1%
• Common ancestry: Romanian 31% Armenian 2% Iranian 2%
• Foreign-born: 27% · Canada
• Languages at home: 58% English-only · Russian/Polish/Slavic 22% Other Indo-European 7% Arabic 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: ▼ -133.08%
• Current HPI: 179.8906
• 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

+235.8% since first listed

5 events — show timeline

• 2026-05-22 Listed $225,000 MRED as Distributed by MLS Grid
• 1995-07-27 Sold (Public Records) $115,000 Public Records
• 1991-04-05 Sold (Public Records) $85,000 Public Records
• 1988-06-20 Sold (Public Records) $77,000 Public Records
• 1987-01-01 Sold (Public Records) $67,000 Public Records

Property tax history

+10.0%/yr

Latest (2023): $3,325 · +33.5% YoY. Source: county tax records.