2016 215th Pl · Sauk Village, IL 60411

$108,000

3 bd · 1.0 ba · 1,196 sqft · SingleFamily public records · 15 Days on market

Built 1961 6,708 sqft lot Est $170k · 36% 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

Cozy and updated Brick 3 bedroom 1 bath home perfect for the 1st time buyer with lots of potential. Nice Size Living Room and Family room on main level. Eat in kitchen features oak cabinetry , 2 appliances Stove & Fridge to be installed before closing and plenty of counter space and area to fit table & chairs. . Partial basement, nice size backyard, side drive leads to garage. Bring your buyers and see all this GEM has to offer.

Key facts

• Oak cabinetry
• Partial basement
• Eat-in kitchen

Tags

• SOLID BRICK HOME
• EAT-IN KITCHEN
• OAK CABINETRY
• PARTIAL BASEMENT
• DETACHED GARAGE
• OVERSIZED DRIVEWAY

Property features AI

Finance

• Other: Lot dimensions approx. 61 x 110; Lot size about 0.25–0.49 acre; Directions: Sauk Trail to Merrill North to 215th Pl east to home
• HOA & community: No master association fee required

Exterior

• Parking: Detached, owned garage (1 garage space; 1 total parking)
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; Split-level with sub-basement; Fee simple ownership; Rehab completed in 2018; Built prior to 1978
• Construction: Brick construction; Asphalt roof; Property age roughly 61–70 years
• Exterior features: Commuter bus access and nearby interstate access

Interior

• Kitchen: Eating-area kitchen (approx. 15 x 13); Range; Refrigerator
• Bedrooms: Three bedrooms (all on main level); Master bedroom on main level (approx. 12 x 10); Second bedroom on main level (approx. 10 x 9); Third bedroom on main level (approx. 9 x 9)
• Flooring: Carpet in living room, family room, master and other bedrooms; Ceramic tile in kitchen
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Six total rooms; Basement is unfinished/partial
• Laundry & utility: Laundry in basement (approx. 14 x 14); Gas and electric dryer hookups

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $108k.

Deal economics

• At list price, monthly cash flow is $491 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $108k).
• Recommended offer: $106k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.8% 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 $747 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 $30k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 20y 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 $50k; list at $108k implies a 116% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price.

Recommended offer $106,380 (1.5% below list)

Questions for the listing agent

1. Built in 1961 — 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: 1.64% ✓
• Cap rate: 11.75%
• Cash-on-cash: 19.49%
• DSCR: 1.87
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $169,832
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21607 Gailine Ave	0.13mi	3/1.0	1,200 (+0%)	6mo	$189,000	$158	88
1908 215th Pl	0.12mi	3/1.0	1,250 (+4%)	2mo	$120,000	$96	85
2129 219th St	0.33mi	3/1.0	1,200 (+0%)	1mo	$170,000	$142	83
2117 217th St	0.14mi	4/1.0 (+1)	1,134 (-5%)	1mo	$90,000	$79	79
21618 Gailine Ave	0.16mi	4/2.0 (+1)	1,271 (+6%)	0mo	$192,000	$151	73
2106 216th St	0.11mi	3/2.0	1,337 (+12%)	2mo	$75,000	$56	69
22150 Chappel Ave	0.63mi	3/1.0	1,200 (+0%)	1mo	$156,000	$130	69
21946 Merrill Ave	0.46mi	3/1.0	1,130 (-6%)	2mo	$175,000	$155	68
21604 Clyde Ave	0.10mi	3/1.0	1,020 (-15%)	5mo	$67,500	$66	67
1618 Constance Ave	0.39mi	3/1.0	1,326 (+11%)	0mo	$213,000	$161	63
2210 220th St	0.55mi	3/1.0	1,088 (-9%)	2mo	$173,500	$159	58
2258 Rush St	0.72mi	3/2.0	1,140 (-5%)	1mo	$159,873	$140	54

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: 15.9%
• Equity multiple: 1.67×
• Total profit: $20,316
• Equity at exit: $16,103

10-year hold

• IRR: 27.3%
• Equity multiple: 3.87×
• Total profit: $86,727
• Equity at exit: $9,338

Cash invested: $30,240 (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: 5.1×

Monthly cashflow live

• Estimated rent: $1,768 high
• Mortgage (P&I): −$566
• Tax from tax record: −$294 /mo · $3,531/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $491

Break-even live

Break-even rent $1,146

Max offer price $108,000

Occupancy floor 67%

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: $27,000
• Closing costs: $3,240
• 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	0.16mi
2236 220th St Sauk Village, IL	3.0	1.0	1008	$1,800	$1.79	24d	1	0.55mi
2241 Astor St Unit Labs Sauk Village, IL	2.0	2.0	1000	$1,650	$1.65	1d	1	0.68mi
1154 Barry Ln Sauk Village, IL	2.0	2.0	960	$1,550	$1.61	1d	1	0.70mi
22332 Clyde Ave Sauk Village, IL	3.0	1.0	925	$1,800	$1.95	24d	1	0.88mi
22340 Chappel Ave Sauk Village, IL	3.0	1.0	1100	$1,800	$1.64	18d	1	0.91mi

Listing history 11 events

1. 2026-06-18
   days on market $108,000 Active 15 DOM
2. 2026-06-17
   days on market $108,000 Active 14 DOM
3. 2026-06-16
   days on market $108,000 Active 13 DOM
4. 2026-06-15
   days on market $108,000 Active 12 DOM
5. 2026-06-13
   days on market $108,000 Active 10 DOM
6. 2026-06-13
   days on market $108,000 Active 9 DOM
7. 2026-06-09
   days on market $108,000 Active 6 DOM
8. 2026-06-08
   days on market $108,000 Active 5 DOM
9. 2026-06-07
   days on market $108,000 Active 4 DOM
10. 2026-06-03
    remarks 699-char remark
11. 2026-06-03
    listed $108,000 Active 1 DOM

ⓘ 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: $3,531 · $294/mo
• Projected year-2 tax: $3,531 · $294/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 100% 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: $21,218
• − Mortgage interest: −$6,050
• − Property taxes: −$3,531
• − Insurance: −$540
• − Repairs & maintenance: −$1,697
• − Management: −$1,697
• − Depreciation: −$3,142
• Taxable income: $4,560
• Est. tax owed @ 24.0%: −$1,094
• After-tax cash flow: $4,800/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

+80.0% since first listed

21 events — show timeline

• 2026-06-03 Listed $108,000 MRED as Distributed by MLS Grid
• 2019-06-25 Sold (Public Records) $50,000 Public Records
• 2019-06-24 Sold (MLS) $50,000 MRED as Distributed by MLS Grid
• 2019-03-11 Contingent — MRED as Distributed by MLS Grid
• 2019-02-27 Listing Removed — MRED as Distributed by MLS Grid
• 2019-02-27 Listed $52,500 MRED as Distributed by MLS Grid
• 2018-11-28 Price Changed — MRED as Distributed by MLS Grid
• 2018-11-07 Listed — MRED as Distributed by MLS Grid
• 2013-09-18 Sold (MLS) $20,501 MRED as Distributed by MLS Grid
• 2013-07-18 Pending — MRED as Distributed by MLS Grid
• 2013-07-11 Price Changed $22,500 MRED as Distributed by MLS Grid
• 2013-05-28 Relisted — MRED as Distributed by MLS Grid
• 2013-05-17 Listing Removed — MRED as Distributed by MLS Grid
• 2013-05-17 Listed $25,000 MRED as Distributed by MLS Grid
• 2009-01-19 Listing Removed — MRED as Distributed by MLS Grid
• 2008-10-20 Listed — MRED as Distributed by MLS Grid
• 2008-03-06 Listing Removed — MRED as Distributed by MLS Grid
• 2006-09-06 Listed — MRED as Distributed by MLS Grid
• 2002-09-12 Sold (Public Records) $82,000 Public Records
• 1999-04-21 Sold (Public Records) $56,000 Public Records
• 1992-04-24 Sold (Public Records) $60,000 Public Records

Property tax history

+3.4%/yr

Latest (2023): $3,531 · +56.2% YoY. Source: county tax records.