21707 Cynthia Ave · Sauk Village, IL 60411

$115,000

3 bd · 1.0 ba · 1,406 sqft · SingleFamily public records · 29 Days on market

Built 1959 6,160 sqft lot Est $187k · 39% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.1/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wow! Completely rehabbed and move in ready Easy living RANCH! W/ some glamorous touches. Open concept. New stainless steel appliances. New roof. Newer siding. Freshly painted. 2.5 car detached garage with fenced in yard! Huge family room addition with stunning electronic fireplace feature. New vinyl plank floors. Water heater 2016. Check out the newly remodeled upscale bathroom. Offers received. **Calling for highest and best by Tuesday the 26th at 4 PM.*

Key facts

• 6,160 sq ft lot
• 2 garage spots
• Built 1959

Property features AI

Finance

• Other: Fee simple ownership; Property not currently leased; Possession at closing or negotiable; Listing holds earnest money
• HOA & community: No master association fee required

Exterior

• Parking: Attached garage (2 garage spaces, 2 total parking spaces)
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; One-story
• Construction: Vinyl siding; Built between 61 and 70 years ago; Built before 1978
• Exterior features: Lot dimensions approximately 56 x 110; Lot is less than 0.25 acre; Directions: Sauk Trail, Jeffrey Ave North, 217th Pl East, Cynthia Ave North to property

Interior

• Kitchen: Main-level kitchen (20 x 14)
• Bedrooms: Three bedrooms (all on the main level); Master bedroom on the main level
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Six total rooms; Some photos are virtually staged
• Laundry & utility: Main-level laundry room (7 x 7)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $439 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $113k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.9% vs local median 8.2% in Sauk Village — 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 66/100 on livability (#546 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, health & safety D+, commute D.
• Bloom Twp Hsd 206 (suburban): math 8% / reading 9% proficiency, ranked #591 of 620 in IL (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+6.5%/yr); 222 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).
• This rent runs 34% 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 $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.5% rent growth), your $32k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 11y 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 3.3% of price; built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $113,275 (1.5% below list)

Questions for the listing agent

1. Built in 1959 — 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 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. 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: 1.55% ✓
• Cap rate: 10.88%
• Cash-on-cash: 16.36%
• DSCR: 1.73
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $186,998
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1647 216th St	0.25mi	4/2.0 (+1)	1,408 (+0%)	1mo	$275,000	$195	78
1618 Constance Ave	0.32mi	3/1.0	1,326 (-6%)	0mo	$213,000	$161	76
21727 Clyde Ave	0.12mi	3/1.5	1,529 (+9%)	5mo	$68,000	$44	74
21624 Gailine Ave	0.10mi	4/2.0 (+1)	1,500 (+7%)	2mo	$199,000	$133	73
2106 216th St	0.30mi	3/2.0	1,337 (-5%)	2mo	$75,000	$56	72
1908 215th Pl	0.18mi	3/1.0	1,250 (-11%)	2mo	$120,000	$96	72
21618 Gailine Ave	0.11mi	4/2.0 (+1)	1,271 (-10%)	0mo	$192,000	$151	69
21607 Gailine Ave	0.14mi	3/1.0	1,200 (-15%)	6mo	$189,000	$158	64
2129 219th St	0.35mi	3/1.0	1,200 (-15%)	1mo	$170,000	$142	58
21706 Gailene Ave	0.38mi	4/2.0 (+1)	1,553 (+10%)	0mo	$200,000	$129	55
22150 Chappel Ave	0.46mi	3/1.0	1,200 (-15%)	1mo	$156,000	$130	54
22339 S Merrill St	0.73mi	3/2.0	1,200 (-15%)	6mo	$70,000	$58	33

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 · 6.48% rent growth · sell at horizon

5-year hold

• IRR: 11.9%
• Equity multiple: 1.49×
• Total profit: $15,924
• Equity at exit: $17,147

10-year hold

• IRR: 23.8%
• Equity multiple: 3.45×
• Total profit: $78,888
• Equity at exit: $9,943

Cash invested: $32,200 (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 60411

• Home prices YoY: -33.9%
• Rents YoY: 6.5%
• Active inventory: 222
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,782 high
• Mortgage (P&I): −$603
• Tax from tax record: −$318 /mo · $3,812/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $439

Break-even live

Break-even rent $1,226

Max offer price $115,000

Occupancy floor 70%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21538 Gailine Ave Chicago Heights, IL	3.0	1.0	1031	$1,600	$1.55	3d	1	0.20mi
2236 220th St Sauk Village, IL	3.0	1.0	1008	$1,800	$1.79	24d	1	0.49mi
22332 Clyde Ave Sauk Village, IL	3.0	1.0	925	$1,800	$1.95	24d	1	0.67mi
22340 Chappel Ave Sauk Village, IL	3.0	1.0	1100	$1,800	$1.64	19d	1	0.69mi
2241 Astor St Unit Labs Sauk Village, IL	2.0	2.0	1000	$1,650	$1.65	2d	1	0.94mi
1154 Barry Ln Sauk Village, IL	2.0	2.0	960	$1,550	$1.61	1d	1	0.97mi

Listing history 37 events

1. 2026-06-18
   days on market $115,000 Active 29 DOM
2. 2026-06-17
   days on market $115,000 Active 28 DOM
3. 2026-06-16
   days on market $115,000 Active 27 DOM
4. 2026-06-15
   days on market $115,000 Active 26 DOM
5. 2026-06-13
   days on market $115,000 Active 24 DOM
6. 2026-06-13
   days on market $115,000 Active 23 DOM
7. 2026-06-09
   days on market $115,000 Active 20 DOM
8. 2026-06-08
   days on market $115,000 Active 19 DOM
9. 2026-06-07
   days on market $115,000 Active 18 DOM
10. 2026-06-04
    days on market $115,000 Active 15 DOM
11. 2026-06-03
    days on market $115,000 Active 14 DOM
12. 2026-06-02
    days on market $115,000 Active 13 DOM
13. 2026-06-01
    days on market $115,000 Active 12 DOM
14. 2026-05-31
    days on market $115,000 Active 11 DOM
15. 2026-05-20
    listed $115,000 Active
16. 2026-04-09
    historical
17. 2022-06-21
    soldstatus $168,500
18. 2022-06-13
    soldstatus $168,500 Closed 459-char remark

    Show marketing remark (459 chars)

    Wow! Completely rehabbed and move in ready Easy living RANCH! W/ some glamorous touches. Open concept. New stainless steel appliances. New roof. Newer siding. Freshly painted. 2.5 car detached garage with fenced in yard! Huge family room addition with stunning electronic fireplace feature. New vinyl plank floors. Water heater 2016. Check out the newly remodeled upscale bathroom. Offers received. **Calling for highest and best by Tuesday the 26th at 4 PM.*

19. 2022-05-01
    historical Contingent - Continue to Show 459-char remark

    Show marketing remark (459 chars)

    Wow! Completely rehabbed and move in ready Easy living RANCH! W/ some glamorous touches. Open concept. New stainless steel appliances. New roof. Newer siding. Freshly painted. 2.5 car detached garage with fenced in yard! Huge family room addition with stunning electronic fireplace feature. New vinyl plank floors. Water heater 2016. Check out the newly remodeled upscale bathroom. Offers received. **Calling for highest and best by Tuesday the 26th at 4 PM.*

20. 2022-04-14
    price $168,500 459-char remark

    Show marketing remark (459 chars)

    Wow! Completely rehabbed and move in ready Easy living RANCH! W/ some glamorous touches. Open concept. New stainless steel appliances. New roof. Newer siding. Freshly painted. 2.5 car detached garage with fenced in yard! Huge family room addition with stunning electronic fireplace feature. New vinyl plank floors. Water heater 2016. Check out the newly remodeled upscale bathroom. Offers received. **Calling for highest and best by Tuesday the 26th at 4 PM.*

21. 2022-04-03
    listed $175,000 Active 459-char remark

    Show marketing remark (459 chars)

    Wow! Completely rehabbed and move in ready Easy living RANCH! W/ some glamorous touches. Open concept. New stainless steel appliances. New roof. Newer siding. Freshly painted. 2.5 car detached garage with fenced in yard! Huge family room addition with stunning electronic fireplace feature. New vinyl plank floors. Water heater 2016. Check out the newly remodeled upscale bathroom. Offers received. **Calling for highest and best by Tuesday the 26th at 4 PM.*

22. 2021-08-09
    soldstatus $106,000
23. 2021-08-02
    soldstatus $106,000 Closed 880-char remark

    Show marketing remark (880 chars)

    Gorgeous, Amazing, Affordable Single Family Home situated in the Quiet and Peaceful Neighborhood of Sauk Village. The home is BIGGER then the other homes in the area at close to 1,500 Square Feet! 3 Bedroom, 1 Bath Ranch with plenty of extra room in the Living and Family Room Area. You can upgrade the home further in the future by adding another bathroom and increase the value of the home. Flooring (Carpeting, Vinyl) throughout the home looks BRAND NEW. Recent NEW roof, siding, gutters, furnace, AC, water softener, windows, etc. Basically a BRAND NEW HOME. You can do your own Laundry at home! Appliances will stay! Humongous Garage, big enough to fit 3 vehicles and have plenty of EXTRA SPACE. Beautifully maintained, quiet front and back yard with plenty of leg room. Close to Highways, Entertainment, and Shopping! NOTHING TO DO BUT MOVE IN! ACT NOW BEFORE THIS IS GONE!

24. 2021-07-14
    status Active Under Contract (Do Not Show) 880-char remark

    Show marketing remark (880 chars)

    Gorgeous, Amazing, Affordable Single Family Home situated in the Quiet and Peaceful Neighborhood of Sauk Village. The home is BIGGER then the other homes in the area at close to 1,500 Square Feet! 3 Bedroom, 1 Bath Ranch with plenty of extra room in the Living and Family Room Area. You can upgrade the home further in the future by adding another bathroom and increase the value of the home. Flooring (Carpeting, Vinyl) throughout the home looks BRAND NEW. Recent NEW roof, siding, gutters, furnace, AC, water softener, windows, etc. Basically a BRAND NEW HOME. You can do your own Laundry at home! Appliances will stay! Humongous Garage, big enough to fit 3 vehicles and have plenty of EXTRA SPACE. Beautifully maintained, quiet front and back yard with plenty of leg room. Close to Highways, Entertainment, and Shopping! NOTHING TO DO BUT MOVE IN! ACT NOW BEFORE THIS IS GONE!

25. 2021-06-22
    status Contingent (Do Not Show) 880-char remark

    Show marketing remark (880 chars)

    Gorgeous, Amazing, Affordable Single Family Home situated in the Quiet and Peaceful Neighborhood of Sauk Village. The home is BIGGER then the other homes in the area at close to 1,500 Square Feet! 3 Bedroom, 1 Bath Ranch with plenty of extra room in the Living and Family Room Area. You can upgrade the home further in the future by adding another bathroom and increase the value of the home. Flooring (Carpeting, Vinyl) throughout the home looks BRAND NEW. Recent NEW roof, siding, gutters, furnace, AC, water softener, windows, etc. Basically a BRAND NEW HOME. You can do your own Laundry at home! Appliances will stay! Humongous Garage, big enough to fit 3 vehicles and have plenty of EXTRA SPACE. Beautifully maintained, quiet front and back yard with plenty of leg room. Close to Highways, Entertainment, and Shopping! NOTHING TO DO BUT MOVE IN! ACT NOW BEFORE THIS IS GONE!

26. 2021-06-16
    listed $89,900 New 880-char remark

    Show marketing remark (880 chars)

    Gorgeous, Amazing, Affordable Single Family Home situated in the Quiet and Peaceful Neighborhood of Sauk Village. The home is BIGGER then the other homes in the area at close to 1,500 Square Feet! 3 Bedroom, 1 Bath Ranch with plenty of extra room in the Living and Family Room Area. You can upgrade the home further in the future by adding another bathroom and increase the value of the home. Flooring (Carpeting, Vinyl) throughout the home looks BRAND NEW. Recent NEW roof, siding, gutters, furnace, AC, water softener, windows, etc. Basically a BRAND NEW HOME. You can do your own Laundry at home! Appliances will stay! Humongous Garage, big enough to fit 3 vehicles and have plenty of EXTRA SPACE. Beautifully maintained, quiet front and back yard with plenty of leg room. Close to Highways, Entertainment, and Shopping! NOTHING TO DO BUT MOVE IN! ACT NOW BEFORE THIS IS GONE!

27. 2019-06-24
    soldstatus $66,500
28. 2019-06-20
    soldstatus $66,500 Closed Sale
29. 2019-04-19
    status Contingent (Do Not Show)
30. 2019-04-03
    listed $69,900 New
31. 2019-03-28
    historical
32. 2018-12-12
    price
33. 2018-11-01
    price
34. 2018-09-28
    listed New
35. 2016-04-23
    historical
36. 2016-04-08
    price
37. 2015-10-27
    listed New

ⓘ 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: $3,812 · $318/mo
• Projected year-2 tax: $3,812 · $318/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 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,384
• − Mortgage interest: −$6,442
• − Property taxes: −$3,812
• − Insurance: −$575
• − Repairs & maintenance: −$1,711
• − Management: −$1,711
• − Depreciation: −$3,345
• Taxable income: $3,788
• Est. tax owed @ 24.0%: −$909
• After-tax cash flow: $4,360/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: Bloom Twp Hsd 206
• NCES district ID: 1706420
• Math proficiency: 8% ▼ -3.00%
• Reading proficiency: 9% ▼ -8.00%
• Median HH income: $39,795
• Composite: 7.4/100
• National rank: #9952
• State rank: #591 of 620 in IL

Livability — Sauk Village

• Score: 66/100
• State rank: #546
• US rank: #11370

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sauk Village, IL
• County: Cook County · 4,486,803 people
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 52,175
• Household income: $62,073
• Rent vs Own: 34.8% rent · 65.2% own
• Severe rent burden: 1714.0

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 0.66)
• Race & ethnicity: Black 49% Hispanic / Latino 26% White 19% Two or more races 11%
• Hispanic origin (detail): Mexican 22% Puerto Rican 2%
• Common ancestry: Romanian 4% Portuguese 1% Lithuanian 1%
• Foreign-born: 12% · Canada
• Languages at home: 76% English-only · Spanish 21% Russian/Polish/Slavic 1% 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: ▼ -108.75%
• Current HPI: 212.4058
• Rent YoY: ▲ 6.48%
• 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

+64.5% since first listed

23 events — show timeline

• 2026-05-20 Listed $115,000 MRED as Distributed by MLS Grid
• 2026-04-09 Listing Removed — MRED as Distributed by MLS Grid
• 2022-06-21 Sold (Public Records) $168,500 Public Records
• 2022-06-13 Sold (MLS) $168,500 MRED as Distributed by MLS Grid
• 2022-05-01 Contingent — MRED as Distributed by MLS Grid
• 2022-04-14 Price Changed $168,500 MRED as Distributed by MLS Grid
• 2022-04-03 Listed $175,000 MRED as Distributed by MLS Grid
• 2021-08-09 Sold (Public Records) $106,000 Public Records
• 2021-08-02 Sold (MLS) $106,000 MRED as Distributed by MLS Grid
• 2021-07-14 Pending — MRED as Distributed by MLS Grid
• 2021-06-22 Pending — MRED as Distributed by MLS Grid
• 2021-06-16 Listed $89,900 MRED as Distributed by MLS Grid
• 2019-06-24 Sold (Public Records) $66,500 Public Records
• 2019-06-20 Sold (MLS) $66,500 MRED as Distributed by MLS Grid
• 2019-04-19 Pending — MRED as Distributed by MLS Grid
• 2019-04-03 Listed $69,900 MRED as Distributed by MLS Grid
• 2019-03-28 Listing Removed — MRED as Distributed by MLS Grid
• 2018-12-12 Price Changed — MRED as Distributed by MLS Grid
• 2018-11-01 Price Changed — MRED as Distributed by MLS Grid
• 2018-09-28 Listed — MRED as Distributed by MLS Grid
• 2016-04-23 Listing Removed — MRED as Distributed by MLS Grid
• 2016-04-08 Price Changed — MRED as Distributed by MLS Grid
• 2015-10-27 Listed — MRED as Distributed by MLS Grid

Property tax history

+9.6%/yr

Latest (2023): $3,812 · +38.0% YoY. Source: county tax records.