18526 Dixie Hwy · Homewood, IL 60430

$249,900

3 bd · 2.0 ba · 1,050 sqft · SingleFamily public records · 9 Days on market

Built 1955 3,049 sqft lot Est $230k · 9% over

---

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 +12.3/30.0
• Livability +4.0/5.0
• DSCR +3.7/10.0
• 1% rule +3.6/10.0
• ARV discount +3.6/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

More space than meets the eye! This updated 3-bed, 2-bath ranch offers a fully finished basement with a second living area, full kitchen, bath, laundry, and bonus room-perfect for guests, extended family, or flexible living. The main level features a bright, open living and dining area, three comfortable bedrooms, and a full bath, all with stylish updates throughout. Enjoy a cozy covered front porch, a partially fenced yard and patio for entertaining, and the convenience of a long driveway plus a 2-car garage. Located minutes from downtown Homewood, with easy access to shopping, dining, and transportation, this move-in-ready home offers versatility, comfort, and value. All appliances stay-j

Key facts

• Full kitchen
• Second living area
• 3,049 sq ft lot

Tags

• FULLY FINISHED BASEMENT
• SECOND LIVING AREA
• FULL KITCHEN
• COZY COVERED FRONT PORCH
• PARTIALLY FENCED YARD
• PATIO FOR ENTERTAINING

Property features AI

Finance

• Other: Fee simple ownership; Not currently leased; Property not rebuilt or rehabbed; Parcel identifiers available
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage with garage door opener (garage owned); Asphalt parking; 2 total parking spaces (2 garage spaces)
• Utilities: Lake Michigan water source; Public sewer; 100 Amp electric service
• Home design: Detached single-family home; One-story layout with finished basement; Built approximately 71–80 years ago; Faces commuter train access nearby
• Construction: Brick construction; Asphalt roof
• Exterior features: Partial fencing; Sidewalks and street lights; Paved street; Lot dimensions approx. 23 x 123

Interior

• Kitchen: Range; Dishwasher; Refrigerator; Eating area / table space
• Bedrooms: 3 bedrooms (main level: master, Bedroom 2 12 x 11, Bedroom 3 11 x 10); Additional finished basement bedroom possible (room types listed include a basement office and storage)
• Flooring: Hardwood flooring in main living areas; Ceramic tile in kitchen
• Bathrooms: 2 full bathrooms; Basement includes bathroom(s)
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: First-floor bedroom; First-floor full bath; Finished full basement; Combined dining and living area; Ceiling fans; Sump pump; Gas water heater
• Laundry & utility: In-unit laundry with gas dryer hookup; Laundry room in basement (10 x 5)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-46 ($-547/yr) — negative.
• To cash-flow at today's rent, offer at most $242k (3.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $214k (14.4% below list).
• Recommended offer: $214k (14.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 81/100 on livability (#81 in IL, #1,314 nationally) — a professional / high-income tenant draw. Strengths: commute A+, employment A+, cost of living A+; Watch: amenities F.
• Homewood Flossmoor Chsd 233 (suburban): math 21% / reading 27% proficiency, ranked #272 of 620 in IL (top 44%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Homewood-Flossmoor High School (math 21% / reading 27%, grade F, #304 of 693 statewide, top 44%, 2,798 students, 0% FRL).
• Market conditions: 101 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 11d 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 $7k of value loss. Plan a longer hold.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 16y ago; this cycle's ask is 117% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $107k; list at $250k implies a 134% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $214,019 (14.4% 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 1955 — 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 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. 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: 0.86% ✗
• Cap rate: 6.07%
• Cash-on-cash: -0.78%
• DSCR: 0.97
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $229,950
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18404 Dixie Hwy	0.19mi	3/1.5	1,039 (-1%)	0mo	$255,000	$245	87
18532 Morris Ave	0.12mi	4/2.0 (+1)	1,050 (0%)	9mo	$230,000	$219	82
18646 Martin Ave	0.14mi	3/1.0	1,085 (+3%)	6mo	$218,300	$201	79
18512 Dixie Hwy	0.03mi	3/1.0	900 (-14%)	0mo	$170,000	$189	71
2311 Clyde Ter	0.40mi	3/1.5	1,121 (+7%)	2mo	$310,000	$277	67
18524 Dundee Ave	0.56mi	3/2.0	1,016 (-3%)	7mo	$232,990	$229	63
18625 Golfview Ave	0.33mi	2/1.0 (-1)	965 (-8%)	4mo	$116,000	$120	59
1710 187th St	0.42mi	2/1.0 (-1)	971 (-8%)	1mo	$225,000	$232	58
18521 Highland Ave	0.29mi	2/1.0 (-1)	1,198 (+14%)	6mo	$249,000	$208	48
18439 Marshfield Ave	0.49mi	4/2.0 (+1)	1,184 (+13%)	7mo	$350,000	$296	45
18314 Dundee Ave	0.63mi	3/1.0	914 (-13%)	6mo	$174,000	$190	40
1728 Olive Rd	0.59mi	3/1.0	1,200 (+14%)	8mo	$250,000	$208	38

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: -17.6%
• Equity multiple: 0.38×
• Total profit: $-43,361
• Equity at exit: $37,261

10-year hold

• IRR: -9.6%
• Equity multiple: 0.41×
• Total profit: $-41,343
• Equity at exit: $21,607

Cash invested: $69,972 (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 60430

• Home prices YoY: -32.1%
• Active inventory: 101
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,140 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$322 /mo · $3,861/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $-46

Break-even live

Break-even rent $2,198

Max offer price $241,844

Occupancy floor 97%

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2420 183rd St Homewood, IL	2.0	1.0	1100	$1,750	$1.59	10d	1	0.59mi
18117 Loomis Ave Homewood, IL	4.0	2.0	1500	$2,800	$1.87	3d	1	0.95mi
2640 Flossmoor Rd Unit 2S Flossmoor, IL	2.0	1.5	800	$1,800	$2.25	15d	1	1.09mi
17561 Hillside Ave Homewood, IL	3.0	1.0	1174	$2,500	$2.13	16d	1	1.21mi
17561 Hillside Ave Homewood, IL	3.0	1.0	1174	$2,300	$1.96	1d	1	1.21mi

Listing history 35 events

1. 2026-06-18
   days on market $249,900 Active 9 DOM
2. 2026-06-17
   days on market $249,900 Active 8 DOM
3. 2026-06-16
   days on market $249,900 Active 7 DOM
4. 2026-06-15
   days on market $249,900 Active 6 DOM
5. 2026-06-13
   days on market $249,900 Active 4 DOM
6. 2026-06-10
   days on marketlisting id $249,900 Active 1 DOM
7. 2026-06-09
   days on market $249,900 Active 15 DOM
8. 2026-06-08
   days on market $249,900 Active 14 DOM
9. 2026-06-07
   pricedays on market $249,900 Active 13 DOM
10. 2026-06-04
    days on market $250,000 Active 10 DOM
11. 2026-06-03
    days on market $250,000 Active 9 DOM
12. 2026-06-02
    days on market $250,000 Active 8 DOM
13. 2026-06-01
    days on market $250,000 Active 7 DOM
14. 2026-05-31
    days on market $250,000 Active 6 DOM
15. 2026-03-08
    historical
16. 2026-02-05
    listed Active
17. 2026-02-04
    historical
18. 2026-01-11
    price
19. 2025-11-16
    listed Active
20. 2025-11-16
    historical
21. 2025-11-06
    price
22. 2025-10-15
    price
23. 2025-10-09
    price
24. 2025-10-03
    price
25. 2025-09-18
    price
26. 2025-09-02
    price
27. 2025-08-13
    price
28. 2025-08-08
    price
29. 2025-08-04
    listed Active
30. 2011-02-16
    soldstatus $107,000
31. 2011-02-11
    soldstatus $107,000 Closed Sale
32. 2011-01-11
    historical Contingent
33. 2010-12-18
    listed $115,000 New
34. 1996-11-22
    soldstatus $99,000
35. 1991-11-14
    soldstatus $84,000

ⓘ 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: $3,861 · $322/mo
• Projected year-2 tax: $4,767 · $397/mo
• Expected delta: +$906/yr (+$76/mo · 23.5%)

ⓘ 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 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,682
• − Mortgage interest: −$13,998
• − Property taxes: −$3,861
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,055
• − Management: −$2,055
• − Depreciation: −$7,270
• Taxable loss: −$4,805
• Est. tax savings @ 24.0%: +$1,153
• After-tax cash flow: $606/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: Homewood Flossmoor Chsd 233
• NCES district ID: 1719560
• Math proficiency: 21% ▼ -15.00%
• Reading proficiency: 27% ▼ -13.00%
• Median HH income: $83,564
• Composite: 24.42/100
• National rank: #7681
• State rank: #272 of 620 in IL

Livability — Homewood

• Score: 81/100
• State rank: #81
• US rank: #1314

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Homewood, IL
• City population: 19,993
• Population (ZIP): 19,993

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 0.62)
• Race & ethnicity: Black 44% White 42% Hispanic / Latino 9% Two or more races 6% Asian 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Romanian 5% Iranian 2% Italian 2%
• Foreign-born: 6% · Canada, Dominican Republic
• Languages at home: 91% English-only · Spanish 5% Russian/Polish/Slavic 1% German/W. Germanic 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: ▼ -105.00%
• Current HPI: 222.2923
• 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

+27.4% since first listed

21 events — show timeline

• 2026-03-08 Listing Removed — MRED as Distributed by MLS Grid
• 2026-02-05 Listed — MRED as Distributed by MLS Grid
• 2026-02-04 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-11 Price Changed — MRED as Distributed by MLS Grid
• 2025-11-16 Listing Removed — MRED as Distributed by MLS Grid
• 2025-11-16 Listed — MRED as Distributed by MLS Grid
• 2025-11-06 Price Changed — MRED as Distributed by MLS Grid
• 2025-10-15 Price Changed — MRED as Distributed by MLS Grid
• 2025-10-09 Price Changed — MRED as Distributed by MLS Grid
• 2025-10-03 Price Changed — MRED as Distributed by MLS Grid
• 2025-09-18 Price Changed — MRED as Distributed by MLS Grid
• 2025-09-02 Price Changed — MRED as Distributed by MLS Grid
• 2025-08-13 Price Changed — MRED as Distributed by MLS Grid
• 2025-08-08 Price Changed — MRED as Distributed by MLS Grid
• 2025-08-04 Listed — MRED as Distributed by MLS Grid
• 2011-02-16 Sold (Public Records) $107,000 Public Records
• 2011-02-11 Sold (MLS) $107,000 MRED as Distributed by MLS Grid
• 2011-01-11 Contingent — MRED as Distributed by MLS Grid
• 2010-12-18 Listed $115,000 MRED as Distributed by MLS Grid
• 1996-11-22 Sold (Public Records) $99,000 Public Records
• 1991-11-14 Sold (Public Records) $84,000 Public Records

Property tax history

+3.4%/yr

Latest (2023): $3,861 · +41.3% YoY. Source: county tax records.