352 Indianwood Blvd · Park Forest, IL 60466

$145,000

3 bd · 1.5 ba · 1,453 sqft · SingleFamily public records · 55 Days on market

Built 1953 0.25 ac lot Est $180k · 20% 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
• 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

A beautiful ranch home with 3 fair size bedrooms, a kitchen with room for a kitchen table, newly painted, and fenced round. It is located on the boulevard close to city center, bank, pharmacy, shopping and highways. Vinyl plank flooring throughout, with all appliances to march including a brand new dishwasher. Hookup for washer and dryer for either gas or electric. There's nothing to do but just move in!

Key facts

• Spacious living area
• Functional layout
• Generous yard space

Tags

• FUNCTIONAL LAYOUT
• SPACIOUS LIVING AREA
• GENEROUS YARD SPACE
• ADDITIONAL LIVING SPACE
• CONVENIENTLY LOCATED

Property features AI

Finance

• HOA & community: No master association fee required; Community amenities include park, tennis courts, sidewalks, street lights, and paved streets

Exterior

• Parking: Detached garage (garage owned) with garage door opener; Asphalt driveway; 2 garage spaces / 2 total parking
• Utilities: Public water; Public sewer; Electric with circuit breakers and 100 amp service
• Home design: Detached single-family home; One-story; Fee simple ownership; Rehab completed in 2019; Built 71–80 years ago; Located with access to school bus service and interstate
• Construction: Aluminum siding and brick exterior; Asphalt roof; Concrete perimeter foundation; Home built before 1978
• Exterior features: Deck; Fenced yard; Mature trees

Interior

• Kitchen: Range; Microwave; Dishwasher; Refrigerator; Eating area / table space
• Bedrooms: 3 bedrooms (all on main level); Master bedroom with blinds
• Flooring: Hardwood flooring in living room, family room, kitchen, master and two bedrooms; Vinyl flooring in laundry
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: 6 total rooms; Blinds on master and second bedroom windows; Ceiling fan(s); CO detectors; TV cable ready
• Laundry & utility: Main-level laundry with vinyl flooring; Washer and dryer included; Gas dryer hookup; Laundry closet with sink

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $788 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $141k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.8% vs local median 9.5% in Park Forest — 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 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: 106 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals leasing fast (median 14d 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 44% 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 $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 19y 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.
• Current owner paid $110k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $140,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1953 — 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. 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: 1.56% ✓
• Cap rate: 12.81%
• Cash-on-cash: 23.28%
• DSCR: 2.04
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $180,172
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
397 Oswego St	0.12mi	4/2.0 (+1)	1,398 (-4%)	2mo	$199,000	$142	79
287 Mohawk St	0.37mi	3/1.0	1,408 (-3%)	1mo	$175,000	$124	74
245 Miami St	0.31mi	3/1.0	1,363 (-6%)	2mo	$139,000	$102	71
140 Nashua St	0.26mi	3/1.0	1,313 (-10%)	1mo	$103,000	$78	68
210 Marquette St	0.26mi	3/1.0	1,269 (-13%)	1mo	$153,000	$121	64
343 Osage St	0.62mi	3/1.0	1,490 (+2%)	0mo	$185,000	$124	64
339 Blackhawk Dr	0.67mi	3/2.0	1,417 (-2%)	1mo	$234,200	$165	62
364 Osage St	0.52mi	4/3.0 (+1)	1,503 (+3%)	1mo	$245,000	$163	58
340 Sauk Trl	0.70mi	3/2.0	1,576 (+8%)	1mo	$180,000	$114	51
289 Westwood Dr	0.63mi	3/1.5	1,664 (+14%)	1mo	$95,102	$57	46
433 Lakewood Blvd	0.73mi	3/1.5	1,248 (-14%)	2mo	$165,000	$132	41
251 Westwood Dr	0.73mi	3/2.0	1,248 (-14%)	2mo	$217,000	$174	39

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: 16.3%
• Equity multiple: 1.66×
• Total profit: $26,696
• Equity at exit: $21,620

10-year hold

• IRR: 24.9%
• Equity multiple: 3.17×
• Total profit: $87,971
• Equity at exit: $12,537

Cash invested: $40,600 (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: 106
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $2,265 high
• Mortgage (P&I): −$760
• Tax est. 1.5%: −$181 /mo · $2,175/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$476
• Net cashflow: $788

Break-even live

Break-even rent $1,268

Max offer price $145,000

Occupancy floor 60%

Sensitivity live

Price	-10% $888	-5% $838	+0% $788	+5% $737	+10% $687
Rent	-10% $609	-5% $698	+0% $788	+5% $877	+10% $966
Rate	-1.0pp $861	-0.5pp $824	base $788	+0.5pp $750	+1.0pp $712

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
372 Oswego St Park Forest, IL	4.0	1.0	1200	$2,600	$2.17	25d	1	0.17mi
411 Huron St Park Forest, IL	3.0	1.0	1092	$2,200	$2.01	0d	1	0.26mi
111 Nashua St Park Forest, IL	4.0	1.5	1500	$2,500	$1.67	25d	1	0.32mi
277 Somonauk St Park Forest, IL	3.0	1.0	966	$2,000	$2.07	4d	1	0.49mi
441 Talala St Park Forest, IL	4.0	2.0	1740	$2,500	$1.44	25d	1	0.53mi
194 Monee Rd Park Forest, IL	3.0	1.0	1092	$1,971	$1.80	23d	1	0.60mi
490 Shabbona Dr Park Forest, IL	3.0	1.0	1300	$1,895	$1.46	4d	1	0.63mi
19 Apple Ln Park Forest, IL	3.0	1.0	1541	$2,300	$1.49	13d	1	0.69mi
235 Tampa St Park Forest, IL	3.0	1.0	1092	$2,000	$1.83	25d	1	0.74mi
3324 Western Ave Park Forest, IL	1.0–3.0	1.0	1026	$1,995	$1.94	0d	11	0.99mi
23439 Western Ave Unit C29 Park Forest, IL	2.0	2.0	975	$1,570	$1.61	0d	1	1.02mi
11 Fir St Park Forest, IL	1.0–3.0	1.0	1026	$2,069	$2.02	0d	1	1.06mi
400 Watseka St Park Forest, IL	4.0	2.0	1161	$2,161	$1.86	17d	1	1.16mi
3905 Tower Dr Richton Park, IL	1.0–2.0	1.0–2.0	905	$1,795	$1.98	0d	19	1.39mi
4014 Euclid Ln Richton Park, IL	2.0	1.0	1100	$2,100	$1.91	8d	1	1.47mi
4014 Euclid Ln Richton Park, IL	3.0	1.0	1100	$2,100	$1.91	14d	1	1.47mi
4014 Euclid Ln Richton Park, IL	2.0	1.0	1100	$2,100	$1.91	23d	1	1.47mi

Listing history 50 events

1. 2026-06-21
   days on market $145,000 Active 55 DOM
2. 2026-06-18
   days on market $145,000 Active 52 DOM
3. 2026-06-17
   days on market $145,000 Active 51 DOM
4. 2026-06-16
   days on market $145,000 Active 50 DOM
5. 2026-06-15
   days on market $145,000 Active 49 DOM
6. 2026-06-13
   days on market $145,000 Active 47 DOM
7. 2026-06-09
   days on market $145,000 Active 43 DOM
8. 2026-06-08
   days on market $145,000 Active 42 DOM
9. 2026-06-07
   days on market $145,000 Active 41 DOM
10. 2026-06-04
    days on market $145,000 Active 38 DOM
11. 2026-06-03
    days on market $145,000 Active 37 DOM
12. 2026-06-02
    days on market $145,000 Active 36 DOM
13. 2026-06-01
    days on market $145,000 Active 35 DOM
14. 2026-05-31
    days on market $145,000 Active 34 DOM
15. 2026-04-27
    listed $145,000 Active
16. 2022-02-02
    soldstatus $110,000
17. 2021-12-31
    soldstatus $110,000 Closed 409-char remark

    Show marketing remark (409 chars)

    A beautiful ranch home with 3 fair size bedrooms, a kitchen with room for a kitchen table, newly painted, and fenced round. It is located on the boulevard close to city center, bank, pharmacy, shopping and highways. Vinyl plank flooring throughout, with all appliances to march including a brand new dishwasher. Hookup for washer and dryer for either gas or electric. There's nothing to do but just move in!

18. 2021-10-28
    status Pending 409-char remark

    Show marketing remark (409 chars)

    A beautiful ranch home with 3 fair size bedrooms, a kitchen with room for a kitchen table, newly painted, and fenced round. It is located on the boulevard close to city center, bank, pharmacy, shopping and highways. Vinyl plank flooring throughout, with all appliances to march including a brand new dishwasher. Hookup for washer and dryer for either gas or electric. There's nothing to do but just move in!

19. 2021-10-25
    listed $115,000 Active 409-char remark

    Show marketing remark (409 chars)

    A beautiful ranch home with 3 fair size bedrooms, a kitchen with room for a kitchen table, newly painted, and fenced round. It is located on the boulevard close to city center, bank, pharmacy, shopping and highways. Vinyl plank flooring throughout, with all appliances to march including a brand new dishwasher. Hookup for washer and dryer for either gas or electric. There's nothing to do but just move in!

20. 2019-12-20
    historical
21. 2019-12-04
    price
22. 2019-11-13
    listed New
23. 2015-08-19
    soldstatus $19,500 Closed Sale
24. 2015-08-06
    status Pending
25. 2015-07-29
    price $18,900
26. 2015-06-23
    listed $20,000 New
27. 2013-02-07
    historical
28. 2013-01-22
    historical Contingent
29. 2012-12-11
    price
30. 2012-12-09
    price Price Change
31. 2012-10-01
    listed New
32. 2012-06-09
    historical
33. 2012-04-28
    price Price Change
34. 2012-04-06
    status Back On Market
35. 2012-01-31
    historical
36. 2011-10-25
    price Price Change
37. 2011-09-08
    price Price Change
38. 2011-08-22
    status Back On Market
39. 2011-08-19
    historical
40. 2011-03-19
    price Price Change
41. 2010-10-11
    price Price Change
42. 2010-09-09
    price Price Change
43. 2010-03-07
    listed New
44. 2010-02-24
    historical
45. 2009-10-12
    price Price Change
46. 2009-05-04
    price
47. 2009-02-24
    listed
48. 2009-02-20
    historical
49. 2009-02-12
    listed
50. 2008-11-09
    historical

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 16 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: $27,184
• − Mortgage interest: −$8,122
• − Property taxes: −$2,175
• − Insurance: −$725
• − Repairs & maintenance: −$2,175
• − Management: −$2,175
• − Depreciation: −$4,218
• Taxable income: $7,594
• Est. tax owed @ 24.0%: −$1,823
• After-tax cash flow: $7,628/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

+625.0% since first listed

39 events — show timeline

• 2026-04-27 Listed $145,000 MRED as Distributed by MLS Grid
• 2022-02-02 Sold (Public Records) $110,000 Public Records
• 2021-12-31 Sold (MLS) $110,000 MRED as Distributed by MLS Grid
• 2021-10-28 Pending — MRED as Distributed by MLS Grid
• 2021-10-25 Listed $115,000 MRED as Distributed by MLS Grid
• 2019-12-20 Listing Removed — MRED as Distributed by MLS Grid
• 2019-12-04 Price Changed — MRED as Distributed by MLS Grid
• 2019-11-13 Listed — MRED as Distributed by MLS Grid
• 2015-08-19 Sold (MLS) $19,500 MRED as Distributed by MLS Grid
• 2015-08-06 Pending — MRED as Distributed by MLS Grid
• 2015-07-29 Price Changed $18,900 MRED as Distributed by MLS Grid
• 2015-06-23 Listed $20,000 MRED as Distributed by MLS Grid
• 2013-02-07 Listing Removed — MRED as Distributed by MLS Grid
• 2013-01-22 Contingent — MRED as Distributed by MLS Grid
• 2012-12-11 Price Changed — MRED as Distributed by MLS Grid
• 2012-12-09 Price Changed — MRED as Distributed by MLS Grid
• 2012-10-01 Listed — MRED as Distributed by MLS Grid
• 2012-06-09 Listing Removed — MRED as Distributed by MLS Grid
• 2012-04-28 Price Changed — MRED as Distributed by MLS Grid
• 2012-04-06 Relisted — MRED as Distributed by MLS Grid
• 2012-01-31 Listing Removed — MRED as Distributed by MLS Grid
• 2011-10-25 Price Changed — MRED as Distributed by MLS Grid
• 2011-09-08 Price Changed — MRED as Distributed by MLS Grid
• 2011-08-22 Relisted — MRED as Distributed by MLS Grid
• 2011-08-19 Listing Removed — MRED as Distributed by MLS Grid
• 2011-03-19 Price Changed — MRED as Distributed by MLS Grid
• 2010-10-11 Price Changed — MRED as Distributed by MLS Grid
• 2010-09-09 Price Changed — MRED as Distributed by MLS Grid
• 2010-03-07 Listed — MRED as Distributed by MLS Grid
• 2010-02-24 Listing Removed — MRED as Distributed by MLS Grid
• 2009-10-12 Price Changed — MRED as Distributed by MLS Grid
• 2009-05-04 Price Changed — MRED as Distributed by MLS Grid
• 2009-02-24 Listed — MRED as Distributed by MLS Grid
• 2009-02-20 Listing Removed — MRED as Distributed by MLS Grid
• 2009-02-12 Listed — MRED as Distributed by MLS Grid
• 2008-11-09 Listing Removed — MRED as Distributed by MLS Grid
• 2008-01-08 Listed — MRED as Distributed by MLS Grid
• 2007-12-04 Listing Removed — MRED as Distributed by MLS Grid
• 2007-06-04 Listed — MRED as Distributed by MLS Grid

Property tax history

+7.7%/yr

Latest (2023): $10,248 · +29.2% YoY. Source: county tax records.