595 Hickory St · Chicago Heights, IL 60411

$149,900

3 bd · 1.0 ba · 1,152 sqft · SingleFamily public records · 97 Days on market

Built 1961 0.25 ac lot Est $167k · 10% under

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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 +22.7/30.0
• ARV discount +12.1/15.0
• DSCR +7.3/10.0
• 1% rule +7.1/10.0
• Rent growth +4.1/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Corner lot brick 3 bedroom, 2 bath split level situated on a double lot. Soaring vaulted ceiling in the living room along with floor to ceiling brick fireplace. All 3 bedrooms are located on the 2nd floor with 15x11 primary bedroom. Spacious kitchen has 32" cabinets and vinyl floor. Additional eat-in area located in the kitchen. The lower level includes a family room area, full-sized laundry room and a full bathroom. Enclosed breezeway leads to attached 2-car garage.

Key facts

• Brick
• Spacious kitchen
• Corner lot

Tags

• CORNER LOT
• BRICK
• SPLIT LEVEL
• SOARING VAULTED CEILING
• SPACIOUS KITCHEN
• FULL SIZED LAUNDRY ROOM

Property features AI

Finance

• HOA & community: No master association fee required

Exterior

• Parking: Attached garage (owned) providing 2 garage parking spaces and 2 total parking spaces
• Utilities: Public water; Public sewer; Electric service with circuit breakers
• Home design: Detached single-family home; One-story property; Fee simple ownership; Built prior to 1978 (age approx. 61–70 years)
• Construction: Brick construction
• Exterior features: Lot dimensions approximately 50 x 218; Lot size between 0.25 and 0.49 acre

Interior

• Kitchen: Kitchen on main level with vinyl flooring; Eating area adjacent to the kitchen with vinyl flooring
• Bedrooms: Three bedrooms (Master, Bedroom 2, Bedroom 3) — second level: master and two additional bedrooms
• Flooring: Hardwood flooring in living room, master bedroom and two secondary bedrooms; Vinyl flooring in kitchen and eating area; Other flooring in family room and lower-level laundry
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Crawl space basement; Seven total rooms; One fireplace in the living room
• Laundry & utility: Laundry room on lower level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $203 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $136k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 6.4% in Chicago Heights — 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 71/100 on livability (#339 in IL) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: employment C-, schools F, crime F.
• 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; 14 comparable units currently listed for rent nearby; rentals leasing fast (median 12d 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 35% 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 + 6.5% rent growth), your $42k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; flood insurance adds $56/mo.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,409 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — 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's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 F 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: 1.21% ✓
• Cap rate: 8.36%
• Cash-on-cash: 7.39%
• DSCR: 1.33
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $167,040
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1621 Ingrid Ln	0.08mi	3/1.0	1,194 (+4%)	1mo	$173,000	$145	89
128 Algonquin St	0.41mi	3/1.0	1,150 (-0%)	2mo	$169,000	$147	79
351 Concord Dr	0.45mi	3/1.0	1,100 (-4%)	3mo	$145,000	$132	69
410 Todd St	0.45mi	4/1.5 (+1)	1,121 (-3%)	3mo	$194,900	$174	65
150 Algonquin St	0.39mi	2/1.5 (-1)	1,092 (-5%)	2mo	$170,000	$156	64
228 Arrowhead St	0.52mi	4/1.0 (+1)	1,124 (-2%)	5mo	$170,000	$151	63
1946 Wooster Ct	0.25mi	3/1.0	985 (-14%)	5mo	$48,500	$49	60
212 Berry St	0.63mi	4/2.0 (+1)	1,121 (-3%)	0mo	$190,694	$170	57
231 Farragut St	0.70mi	3/1.5	1,224 (+6%)	2mo	$102,000	$83	53
1918 Ashland Ave	0.67mi	4/1.0 (+1)	1,100 (-4%)	3mo	$145,000	$132	53
243 Arcadia St	0.61mi	4/1.0 (+1)	1,250 (+8%)	1mo	$179,000	$143	51
330 Hickory St	0.67mi	3/1.0	1,300 (+13%)	1mo	$179,900	$138	46

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: -2.8%
• Equity multiple: 0.89×
• Total profit: $-4,625
• Equity at exit: $22,351

10-year hold

• IRR: 10.9%
• Equity multiple: 2.01×
• Total profit: $42,293
• Equity at exit: $12,961

Cash invested: $41,972 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,820 high
• Mortgage (P&I): −$786
• Tax from tax record: −$331 /mo · $3,971/yr
• Insurance: −$62
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $203

Break-even live

Break-even rent $1,563

Max offer price $149,900

Occupancy floor 84%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
631 Andover St Chicago Heights, IL	3.0	1.0	900	$1,450	$1.61	4d	1	0.27mi
444 Hickory St Unit 2A Chicago Heights, IL	3.0	1.0	900	$1,695	$1.88	1d	1	0.32mi
436 W Hickory St Unit Na Chicago Heights, IL	3.0	1.0	1091	$1,800	$1.65	1d	1	0.34mi
432 Hickory St Unit 2 Chicago Heights, IL	3.0	1.0	1200	$1,800	$1.50	21d	1	0.35mi
417 W Hickory St Unit 2 Chicago Heights, IL	3.0	1.0	900	$1,800	$2.00	21d	1	0.40mi
370 E 17th St Chicago Heights, IL	3.0	1.0	1058	$2,600	$2.46	17d	1	0.54mi
1267 Division St Unit 1267 Chicago Heights, IL	3.0	1.5	1200	$1,500	$1.25	1d	1	0.57mi
398 W Lincoln Hwy Unit 4 Chicago Heights, IL	3.0	2.0	1200	$1,850	$1.54	1d	1	0.65mi
1667 Buena Vista Ave Unit 1st floor Chicago Heights, IL	2.0	1.0	1300	$1,525	$1.17	25d	1	1.13mi
1631 Buena Vista Ave Unit 2 Chicago Heights, IL	4.0	1.0	1200	$1,900	$1.58	25d	1	1.14mi
83 W 15th St #1 Chicago Heights, IL	3.0	1.0	1050	$1,500	$1.43	3d	1	1.25mi
3324 Western Ave Park Forest, IL	1.0–3.0	1.0	1026	$1,995	$1.94	1d	11	1.27mi
63 Hickory St Unit 2 Chicago Heights, IL	3.0	1.0	900	$1,700	$1.89	25d	1	1.29mi
41 W 14th Pl Unit 1 Chicago Heights, IL	3.0	1.0	1250	$1,750	$1.40	11d	1	1.36mi

Listing history 17 events

1. 2026-06-18
   days on market $149,900 Active 97 DOM
2. 2026-06-17
   days on market $149,900 Active 96 DOM
3. 2026-06-16
   days on market $149,900 Active 95 DOM
4. 2026-06-15
   status $149,900 Active 94 DOM
5. 2026-06-15
   days on market $149,900 Contingent - No Showings 94 DOM
6. 2026-06-13
   days on market $149,900 Contingent - No Showings 92 DOM
7. 2026-06-13
   days on market $149,900 Contingent - No Showings 91 DOM
8. 2026-06-09
   days on market $149,900 Contingent - No Showings 88 DOM
9. 2026-06-08
   days on market $149,900 Contingent - No Showings 87 DOM
10. 2026-06-07
    days on market $149,900 Contingent - No Showings 86 DOM
11. 2026-06-04
    days on market $149,900 Contingent - No Showings 83 DOM
12. 2026-06-03
    days on market $149,900 Contingent - No Showings 82 DOM
13. 2026-06-02
    days on market $149,900 Contingent - No Showings 81 DOM
14. 2026-06-01
    days on market $149,900 Contingent - No Showings 80 DOM
15. 2026-05-31
    days on market $149,900 Contingent - No Showings 79 DOM
16. 2026-04-19
    historical Contingent - No Showings
17. 2026-03-13
    listed $149,900 Active

ⓘ 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: $3,971 · $331/mo
• Projected year-2 tax: $3,971 · $331/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 7/10 Severe FEMA zone X (unshaded) · 76% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $21,841
• − Mortgage interest: −$8,397
• − Property taxes: −$3,971
• − Insurance: −$1,416
• − Repairs & maintenance: −$1,747
• − Management: −$1,747
• − Depreciation: −$4,361
• Taxable income: $202
• Est. tax owed @ 24.0%: −$48
• After-tax cash flow: $2,386/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 — Chicago Heights

• Score: 71/100
• State rank: #339
• US rank: #6836

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chicago Heights, IL
• County: Cook County · 4,486,803 people
• City population: 52,175
• 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

2 events — show timeline

• 2026-04-19 Contingent — MRED as Distributed by MLS Grid
• 2026-03-13 Listed $149,900 MRED as Distributed by MLS Grid

Property tax history

+3.7%/yr

Latest (2023): $3,971 · +74.0% YoY. Source: county tax records.