2295 Windsor Ln · Country Club Hills, IL 60478

$155,000

3 bd · 1.5 ba · 1,306 sqft · Townhouse public records · 135 Days on market

Built 1977 1,386 sqft lot Est $171k · 9% under $180/mo HOA · 8% of rent

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Why this score? — see what drove the C 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 +21.6/30.0
• ARV discount +11.7/15.0
• 1% rule +10.0/10.0
• DSCR +6.9/10.0
• Livability +3.8/5.0
• 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

There are no remarks available.

Key facts

• $180 HOA
• Garage
• Built 1977

Property features AI

Finance

• Other: Part of a 4-unit building
• HOA & community: Monthly association fee of $180; Association covers parking, exterior maintenance, lawn care, and snow removal; Pets allowed (cats and dogs), maximum pet weight 35 lbs

Exterior

• Parking: Two total parking spaces; Attached garage (garage owned) with garage door opener; Assigned and off-street guest parking and parking lot available
• Utilities: Water from Lake Michigan / public water; Public sewer; Electric service with circuit breakers
• Home design: Attached single property; Two-story townhouse; Entry level is 1; Fee simple ownership; Currently being leased; Rehab completed in 2020
• Construction: Built approximately 41–50 years ago; Vinyl siding and brick exterior; Asphalt roof; Built before 1978
• Exterior features: Lot dimensions approximately 22 x 63; School bus service and commuter bus access; close to interstate access

Interior

• Kitchen: Kitchen on the main level with ceramic tile flooring
• Bedrooms: Three bedrooms (master and two additional bedrooms on the second level)
• Flooring: Carpet in bedrooms; Wood laminate in living room; Ceramic tile in kitchen and dining room
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Six total rooms; Blinds on the living room windows
• Laundry & utility: In-unit laundry with gas dryer hookup located in a laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $155k.

Deal economics

• At list price, monthly cash flow is $237 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $136k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 75/100 on livability (#212 in IL, #3,963 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime D+, health & safety D+, schools 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: 94 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 135 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 17y 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 4.6% of price.

Recommended offer $136,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 135 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.54% ✓
• Cap rate: 8.12%
• Cash-on-cash: 6.54%
• DSCR: 1.29
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $171,086
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4542 Windsor Ln	0.08mi	3/1.5	1,306 (0%)	0mo	$175,000	$134	96
1135 Williamsburg Rd	0.06mi	3/1.5	1,248 (-4%)	4mo	$130,000	$104	86
2323 Windsor Ln	0.06mi	3/2.5	1,375 (+5%)	3mo	$90,000	$65	82
4474 Provincetown Dr	0.18mi	3/1.5	1,304 (-0%)	12mo	$160,000	$123	82
142 Williamsburg Rd	0.14mi	3/1.5	1,320 (+1%)	15mo	$175,000	$133	79
165 Williamsburg Rd	0.10mi	3/2.5	1,304 (-0%)	14mo	$145,000	$111	79
1101 Williamsburg Rd	0.06mi	4/2.0 (+1)	1,200 (-8%)	0mo	$185,000	$154	76
4543 Windsor Ln	0.08mi	3/2.5	1,375 (+5%)	12mo	$180,000	$131	73
2265 Windsor Ln	0.05mi	2/1.5 (-1)	1,200 (-8%)	11mo	$134,900	$112	70
2321 Windsor Ln	0.06mi	3/1.0	1,160 (-11%)	10mo	$165,000	$142	69
3505 Lakeview Dr #204	0.71mi	2/2.0 (-1)	1,350 (+3%)	6mo	$195,000	$144	49
3504 Lakeview Dr #105	0.67mi	2/2.0 (-1)	1,500 (+15%)	13mo	$160,000	$107	26

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: -6.0%
• Equity multiple: 0.78×
• Total profit: $-9,658
• Equity at exit: $23,111

10-year hold

• IRR: 3.9%
• Equity multiple: 1.29×
• Total profit: $12,582
• Equity at exit: $13,402

Cash invested: $43,400 (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 60478

• Home prices YoY: -27.3%
• Active inventory: 94
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $2,387 high
• Mortgage (P&I): −$813
• Tax from tax record: −$592 /mo · $7,103/yr
• Insurance: −$65
• HOA: −$180
• Vacancy / Maint / Mgmt: −$501
• Net cashflow: $237

Break-even live

Break-even rent $2,088

Max offer price $155,000

Occupancy floor 85%

Sensitivity live

Price	-10% $742	-5% $280	+0% $237	+5% $193	+10% $149
Rent	-10% $48	-5% $142	+0% $237	+5% $331	+10% $425
Rate	-1.0pp $315	-0.5pp $276	base $237	+0.5pp $196	+1.0pp $156

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2256 Windsor Ln Country Club Hills, IL	3.0	1.0	1212	$2,250	$1.86	1d	1	0.06mi
1153 Williamsburg Rd Country Club Hills, IL	2.0	1.5	1216	$1,900	$1.56	1d	1	0.06mi
4193 186th St Country Club Hills, IL	4.0	2.5	1704	$3,200	$1.88	1d	1	0.15mi
4453 Provincetown Dr Country Club Hills, IL	3.0	2.5	1300	$2,500	$1.92	1d	1	0.17mi
18019 Ravisloe Ter Country Club Hills, IL	3.0	1.5	1150	$2,800	$2.43	1d	1	0.55mi
17984 Amherst Ct Country Club Hills, IL	2.0	1.0	1000	$1,900	$1.90	1d	1	0.63mi
18960 Keeler Ave Country Club Hills, IL	4.0	2.0	1537	$2,650	$1.72	1d	1	0.67mi
3515 Bordeaux Ct Hazel Crest, IL	4.0	2.0	1486	$2,900	$1.95	2d	1	0.92mi
17306 Peach Grove Ln Hazel Crest, IL	4.0	1.0	1034	$2,700	$2.61	1d	1	1.42mi

HOA detail

• Monthly dues: $180 · $2,160/yr

Listing history 28 events

1. 2026-04-13
   price $155,000
2. 2026-03-03
   price $150,000
3. 2026-02-03
   price $157,000
4. 2026-01-15
   listed $160,000 Active
5. 2026-01-15
   historical
6. 2025-12-05
   listed Active
7. 2022-06-21
   soldstatus $135,000
8. 2022-06-06
   soldstatus $135,000 Closed 31-char remark

   Show marketing remark (31 chars)

   There are no remarks available.

9. 2022-05-23
   historical Contingent - Continue to Show 31-char remark

   Show marketing remark (31 chars)

   There are no remarks available.

10. 2022-05-23
    status Active 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

11. 2022-05-11
    historical Contingent - Continue to Show 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

12. 2022-05-02
    historical 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

13. 2022-04-22
    listed $135,000 Active 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

14. 2010-06-28
    soldstatus $16,500 Closed Sale
15. 2010-06-15
    status Pending
16. 2010-06-09
    price $18,899 Reactivated
17. 2010-06-09
    status Reactivated
18. 2010-05-24
    historical Contingent
19. 2010-05-04
    price $18,000 Price Change
20. 2010-04-15
    price $19,900 Price Change
21. 2010-04-09
    status Reactivated
22. 2010-01-13
    historical Contingent
23. 2009-12-31
    price $20,500 Price Change
24. 2009-12-11
    listed $22,900 New
25. 1997-05-19
    soldstatus $62,500
26. 1992-07-13
    soldstatus $34,675
27. 1992-04-13
    soldstatus $34,675
28. 1979-06-21
    soldstatus $46,000

ⓘ 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: $7,103 · $592/mo
• Projected year-2 tax: $7,103 · $592/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
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,647
• − Mortgage interest: −$8,682
• − Property taxes: −$7,103
• − Insurance: −$775
• − Repairs & maintenance: −$2,292
• − Management: −$2,292
• − HOA: −$2,160
• − Depreciation: −$4,509
• Taxable income: $834
• Est. tax owed @ 24.0%: −$200
• After-tax cash flow: $2,639/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 — Country Club Hills

• Score: 75/100
• State rank: #212
• US rank: #3963

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Country Club Hills, IL
• City population: 16,549
• Population (ZIP): 16,549

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 (87%)
• Race & ethnicity: Black 87% White 8% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Romanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Spanish 2%

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: ▼ -79.73%
• Current HPI: 212.3917
• 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

+237.0% since first listed

28 events — show timeline

• 2026-04-13 Price Changed $155,000 MRED as Distributed by MLS Grid
• 2026-03-03 Price Changed $150,000 MRED as Distributed by MLS Grid
• 2026-02-03 Price Changed $157,000 MRED as Distributed by MLS Grid
• 2026-01-15 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-15 Listed $160,000 MRED as Distributed by MLS Grid
• 2025-12-05 Listed — MRED as Distributed by MLS Grid
• 2022-06-21 Sold (Public Records) $135,000 Public Records
• 2022-06-06 Sold (MLS) $135,000 MRED as Distributed by MLS Grid
• 2022-05-23 Contingent — MRED as Distributed by MLS Grid
• 2022-05-23 Relisted — MRED as Distributed by MLS Grid
• 2022-05-11 Contingent — MRED as Distributed by MLS Grid
• 2022-05-02 Listing Removed — MRED as Distributed by MLS Grid
• 2022-04-22 Listed $135,000 MRED as Distributed by MLS Grid
• 2010-06-28 Sold (MLS) $16,500 MRED as Distributed by MLS Grid
• 2010-06-15 Pending — MRED as Distributed by MLS Grid
• 2010-06-09 Relisted — MRED as Distributed by MLS Grid
• 2010-06-09 Price Changed $18,899 MRED as Distributed by MLS Grid
• 2010-05-24 Contingent — MRED as Distributed by MLS Grid
• 2010-05-04 Price Changed $18,000 MRED as Distributed by MLS Grid
• 2010-04-15 Price Changed $19,900 MRED as Distributed by MLS Grid
• 2010-04-09 Relisted — MRED as Distributed by MLS Grid
• 2010-01-13 Contingent — MRED as Distributed by MLS Grid
• 2009-12-31 Price Changed $20,500 MRED as Distributed by MLS Grid
• 2009-12-11 Listed $22,900 MRED as Distributed by MLS Grid
• 1997-05-19 Sold (Public Records) $62,500 Public Records
• 1992-07-13 Sold (Public Records) $34,675 Public Records
• 1992-04-13 Sold (Public Records) $34,675 Public Records
• 1979-06-21 Sold (Public Records) $46,000 Public Records

Property tax history

+7.3%/yr

Latest (2023): $7,103 · +649.2% YoY. Source: county tax records.