14044 S Grace Ave · Robbins, IL 60472

$42,900

3 bd · 1.0 ba · 937 sqft · Townhouse public records · 283 Days on market

Built 1955 $46/sqft · 67% below area ↓ 28% since listing

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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 +15.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks MLS

Investor special located in Robbins, IL! Spacious 4-bedroom 1.5 bath with a potential for a 5th bedroom. Ideal for investors looking to buy and hold or fix and flip. With strong rental income potential or resale value, this property is a smart addition to any portfolio. Schedule your private showing today.

Key facts

• 4 parking spots
• Built 1955
• Listed 283 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $43k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $43k).
• Recommended offer: $38k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#583 in IL) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime D+, schools F, amenities F.
• Chsd 218 (suburban): math 14% / reading 20% proficiency, ranked #454 of 620 in IL (top 73%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 28 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 7d 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

• In year one you build about $5k of equity ($297 loan paydown + $4k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $12k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 283 days — a 12% lower offer ($38k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $17k (28%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.7% of price; built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $37,752 (12.0% below list)

Questions for the listing agent

1. It's been on market 283 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 1955 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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 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: 4.27% ✓
• Cap rate: 35.26%
• Cash-on-cash: 103.46%
• DSCR: 5.60
• GRM: 2.0

CMA / ARV

• ARV (median comp): $195,275
• List price: $42,900
• Delta: -78.03%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3226 W Lydia Ave	0.08mi	3/1.0	937 (0%)	8mo	$133,500	$142	89
3206 W Lydia Ave	0.05mi	3/1.0	931 (-1%)	10mo	$105,000	$113	89
3210 Mcbreen Ave	0.18mi	3/1.0	937 (0%)	5mo	$50,000	$53	87
14032 S Grace Ave	0.05mi	3/1.0	937 (0%)	15mo	$105,000	$112	85
14028 S Grace Ave	0.06mi	3/1.5	950 (+1%)	13mo	$34,000	$36	82
3223 S Lydia Ave	0.11mi	3/1.0	937 (0%)	15mo	$143,500	$153	82
3224 W Lydia Ave	0.09mi	3/1.0	931 (-1%)	18mo	$54,000	$58	80

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 8.44×
• Total profit: $89,420
• Equity at exit: $38,648

10-year hold

• IRR: —
• Equity multiple: 18.62×
• Total profit: $211,656
• Equity at exit: $83,345

Cash invested: $12,012 (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 60472

• Home prices YoY: 3.5%
• Active inventory: 28
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $1,832 medium
• Mortgage (P&I): −$225
• Tax from tax record: −$169 /mo · $2,026/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $1,036

Break-even live

Break-even rent $521

Max offer price $42,900

Occupancy floor 38%

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: $10,725
• Closing costs: $1,287
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13906 Central Park Ave Unit 2N Robbins, IL	3.0	2.0	900	$2,200	$2.44	1d	1	0.29mi
3542 147th St Midlothian, IL	2.0	1.0	817	$1,500	$1.84	6d	2	0.69mi
3349 147th St Unit 3240 06 Midlothian, IL	2.0	1.0	817	$1,500	$1.84	5d	1	0.78mi
14521 Richmond Ave Unit 3 Posen, IL	2.0	1.0	850	$1,375	$1.62	25d	1	0.96mi

Listing history 20 events

1. 2026-06-18
   days on market $42,900 Active 283 DOM
2. 2026-06-17
   days on market $42,900 Active 282 DOM
3. 2026-06-16
   days on market $42,900 Active 281 DOM
4. 2026-06-15
   days on market $42,900 Active 280 DOM
5. 2026-06-13
   days on market $42,900 Active 278 DOM
6. 2026-06-09
   days on market $42,900 Active 274 DOM
7. 2026-06-08
   days on market $42,900 Active 273 DOM
8. 2026-06-07
   days on market $42,900 Active 272 DOM
9. 2026-06-04
   days on market $42,900 Active 269 DOM
10. 2026-06-03
    days on market $42,900 Active 268 DOM
11. 2026-06-02
    days on market $42,900 Active 267 DOM
12. 2026-06-01
    days on market $42,900 Active 266 DOM
13. 2026-05-31
    days on market $42,900 Active 265 DOM
14. 2026-04-17
    status Active 307-char remark

    Show marketing remark (307 chars)

    Investor special located in Robbins, IL! Spacious 4-bedroom 1.5 bath with a potential for a 5th bedroom. Ideal for investors looking to buy and hold or fix and flip. With strong rental income potential or resale value, this property is a smart addition to any portfolio. Schedule your private showing today.

15. 2026-03-15
    status Pending 307-char remark

    Show marketing remark (307 chars)

    Investor special located in Robbins, IL! Spacious 4-bedroom 1.5 bath with a potential for a 5th bedroom. Ideal for investors looking to buy and hold or fix and flip. With strong rental income potential or resale value, this property is a smart addition to any portfolio. Schedule your private showing today.

16. 2026-01-14
    price $42,900 307-char remark

    Show marketing remark (307 chars)

    Investor special located in Robbins, IL! Spacious 4-bedroom 1.5 bath with a potential for a 5th bedroom. Ideal for investors looking to buy and hold or fix and flip. With strong rental income potential or resale value, this property is a smart addition to any portfolio. Schedule your private showing today.

17. 2025-12-17
    price $47,900 307-char remark

    Show marketing remark (307 chars)

    Investor special located in Robbins, IL! Spacious 4-bedroom 1.5 bath with a potential for a 5th bedroom. Ideal for investors looking to buy and hold or fix and flip. With strong rental income potential or resale value, this property is a smart addition to any portfolio. Schedule your private showing today.

18. 2025-11-22
    price $50,500 307-char remark

    Show marketing remark (307 chars)

    Investor special located in Robbins, IL! Spacious 4-bedroom 1.5 bath with a potential for a 5th bedroom. Ideal for investors looking to buy and hold or fix and flip. With strong rental income potential or resale value, this property is a smart addition to any portfolio. Schedule your private showing today.

19. 2025-09-18
    price $55,000 307-char remark

    Show marketing remark (307 chars)

    Investor special located in Robbins, IL! Spacious 4-bedroom 1.5 bath with a potential for a 5th bedroom. Ideal for investors looking to buy and hold or fix and flip. With strong rental income potential or resale value, this property is a smart addition to any portfolio. Schedule your private showing today.

20. 2025-08-05
    listed $60,000 Active 307-char remark

    Show marketing remark (307 chars)

    Investor special located in Robbins, IL! Spacious 4-bedroom 1.5 bath with a potential for a 5th bedroom. Ideal for investors looking to buy and hold or fix and flip. With strong rental income potential or resale value, this property is a smart addition to any portfolio. Schedule your private showing today.

ⓘ 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: $2,026 · $169/mo
• Projected year-2 tax: $2,026 · $169/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 ≥102°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: $21,984
• − Mortgage interest: −$2,403
• − Property taxes: −$2,026
• − Insurance: −$214
• − Repairs & maintenance: −$1,759
• − Management: −$1,759
• − Depreciation: −$1,248
• Taxable income: $12,575
• Est. tax owed @ 24.0%: −$3,018
• After-tax cash flow: $9,409/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: Chsd 218
• NCES district ID: 1706540
• Math proficiency: 14% ▼ -4.00%
• Reading proficiency: 20% ▼ -1.00%
• Median HH income: $57,166
• Composite: 16.09/100
• National rank: #9235
• State rank: #454 of 620 in IL

Livability — Robbins

• Score: 66/100
• State rank: #583
• US rank: #12161

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Robbins, IL
• City population: 4,961
• Population (ZIP): 4,961

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 (85%)
• Race & ethnicity: Black 85% Hispanic / Latino 9% White 4% Two or more races 3%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Hispanic 4%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 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: ▲ 16.74%
• Current HPI: 494.1622
• 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

-28.5% since first listed

7 events — show timeline

• 2026-04-17 Relisted — MRED as Distributed by MLS Grid
• 2026-03-15 Pending — MRED as Distributed by MLS Grid
• 2026-01-14 Price Changed $42,900 MRED as Distributed by MLS Grid
• 2025-12-17 Price Changed $47,900 MRED as Distributed by MLS Grid
• 2025-11-22 Price Changed $50,500 MRED as Distributed by MLS Grid
• 2025-09-18 Price Changed $55,000 MRED as Distributed by MLS Grid
• 2025-08-05 Listed $60,000 MRED as Distributed by MLS Grid

Property tax history

+1.6%/yr

Latest (2023): $2,026 · +11.4% YoY. Source: county tax records.