335 Manitowac St · Park Forest, IL 60466

$135,000

2 bd · 1.0 ba · 974 sqft · SingleFamily public records · 213 Days on market

Built 1952 Est $138k · at est.

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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
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• ARV discount +8.6/15.0
• 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

Sold As Is!! 2 bedrooms & 1 bathroom, Brick, detached garage, Floor heating, the water heater was installed in 2025. The home has been used as a rental. Across street from a park and Fence in yards great for entertainment. This property presents a fantastic opportunity for buyers or investors. Bring your vision and make this home your own!

Key facts

• Fence in yards
• Detached garage
• Garage

Tags

• FENCE IN YARDS
• DETACHED GARAGE

Property features AI

Finance

• Other: Parcel number 31363100130000
• Financial info: Special service area: No
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage (1 garage space, 1 total parking space)
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; One-story; Fee simple ownership; Currently leased
• Construction: Built 71–80 years ago; Brick and cedar construction; Built before 1978
• Exterior features: Lot dimensions 60 x 121 x 65 x 120; Lot approximately 0.25–0.49 acre

Interior

• Kitchen: Kitchen (main level) — 12 x 10
• Bedrooms: Master bedroom (main level) — 14 x 11; Bedroom — 12 x 11; Two additional bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating
• Interior features: 4 total rooms; Living room; Dining room; Family room
• Laundry & utility: Main-level laundry room — 12 x 7

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $578 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.

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: 102 active listings in the ZIP; 12 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).
• This rent runs 37% 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 $933 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 $38k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 213 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y 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 $18k; list at $135k implies a 671% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $118,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 213 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 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.42% ✓
• Cap rate: 11.43%
• Cash-on-cash: 18.34%
• DSCR: 1.82
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $138,308
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
209 Miami St	0.17mi	2/1.0	974 (0%)	1mo	$108,000	$111	92
254 Blackhawk Dr	0.33mi	2/1.0	1,000 (+3%)	2mo	$105,000	$105	79
318 Minocqua St	0.45mi	2/1.0	974 (0%)	1mo	$145,000	$149	78
310 Nassau St	0.35mi	3/1.0 (+1)	953 (-2%)	1mo	$129,000	$135	74
223 S Orchard Dr	0.53mi	2/1.0	949 (-3%)	0mo	$105,000	$111	71
354 Marquette St	0.62mi	2/1.0	973 (-0%)	2mo	$131,000	$135	70
314 Seminole St	0.61mi	2/1.0	949 (-3%)	1mo	$135,000	$142	67
429 Natoma St	0.46mi	3/1.0 (+1)	1,035 (+6%)	0mo	$159,000	$154	63
410 Indianwood Blvd	0.31mi	3/1.0 (+1)	1,100 (+13%)	0mo	$135,000	$123	58
425 Neosho St	0.43mi	3/1.0 (+1)	1,092 (+12%)	0mo	$169,900	$156	54
434 Shabbona Dr	0.52mi	3/1.0 (+1)	1,092 (+12%)	0mo	$177,900	$163	50
181 Nanti St	0.62mi	3/1.0 (+1)	1,092 (+12%)	1mo	$179,999	$165	45

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: 10.0%
• Equity multiple: 1.40×
• Total profit: $14,943
• Equity at exit: $20,129

10-year hold

• IRR: 19.1%
• Equity multiple: 2.60×
• Total profit: $60,502
• Equity at exit: $11,672

Cash invested: $37,800 (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: 102
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,912 high
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $578

Break-even live

Break-even rent $1,181

Max offer price $135,000

Occupancy floor 65%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
411 Huron St Park Forest, IL	3.0	1.0	1092	$2,300	$2.11	24d	1	0.31mi
277 Somonauk St Park Forest, IL	3.0	1.0	966	$2,000	$2.07	3d	1	0.52mi
194 Monee Rd Park Forest, IL	3.0	1.0	1092	$1,971	$1.80	21d	1	0.67mi
235 Tampa St Park Forest, IL	3.0	1.0	1092	$2,000	$1.83	24d	1	0.80mi
3484 Western Ave Unit 3484-B Park Forest, IL	1.0	1.0	600	$1,300	$2.17	1d	1	0.84mi
3324 Western Ave Park Forest, IL	1.0–3.0	1.0	1026	$1,680	$1.64	1d	11	0.95mi
23439 Western Ave Unit C29 Park Forest, IL	2.0	2.0	975	$1,570	$1.61	1d	1	1.05mi
23439 Western Ave Unit K12 Park Forest, IL	1.0	1.0	800	$1,415	$1.77	1d	1	1.05mi
3905 Tower Dr Richton Park, IL	1.0–2.0	1.0–2.0	905	$1,795	$1.98	1d	19	1.35mi
4014 Euclid Ln Richton Park, IL	3.0	1.0	1100	$2,100	$1.91	12d	1	1.42mi
4014 Euclid Ln Richton Park, IL	2.0	1.0	1100	$2,100	$1.91	21d	1	1.42mi
4014 Euclid Ln Richton Park, IL	2.0	1.0	1100	$2,100	$1.91	7d	1	1.42mi

Listing history 22 events

1. 2026-06-18
   days on market $135,000 Active 213 DOM
2. 2026-06-17
   days on market $135,000 Active 212 DOM
3. 2026-06-16
   days on market $135,000 Active 211 DOM
4. 2026-06-15
   days on market $135,000 Active 210 DOM
5. 2026-06-13
   days on market $135,000 Active 208 DOM
6. 2026-06-09
   days on market $135,000 Active 204 DOM
7. 2026-06-08
   days on market $135,000 Active 203 DOM
8. 2026-06-07
   days on market $135,000 Active 202 DOM
9. 2026-06-04
   days on market $135,000 Active 199 DOM
10. 2026-06-03
    days on market $135,000 Active 198 DOM
11. 2026-06-02
    days on market $135,000 Active 197 DOM
12. 2026-06-01
    days on market $135,000 Active 196 DOM
13. 2026-05-31
    days on market $135,000 Active 195 DOM
14. 2026-04-30
    price $135,000
15. 2025-11-17
    listed $139,000 Active
16. 2025-11-13
    historical
17. 2025-11-06
    listed Active
18. 2019-06-03
    historical
19. 2018-11-01
    listed New
20. 2015-07-20
    soldstatus $17,500 Closed Sale
21. 2015-07-03
    status Pending
22. 2015-06-07
    listed $18,000 New

ⓘ 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: $22,946
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$675
• − Repairs & maintenance: −$1,836
• − Management: −$1,836
• − Depreciation: −$3,927
• Taxable income: $5,085
• Est. tax owed @ 24.0%: −$1,220
• After-tax cash flow: $5,711/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

+650.0% since first listed

9 events — show timeline

• 2026-04-30 Price Changed $135,000 MRED as Distributed by MLS Grid
• 2025-11-17 Listed $139,000 MRED as Distributed by MLS Grid
• 2025-11-13 Listing Removed — MRED as Distributed by MLS Grid
• 2025-11-06 Listed — MRED as Distributed by MLS Grid
• 2019-06-03 Listing Removed — MRED as Distributed by MLS Grid
• 2018-11-01 Listed — MRED as Distributed by MLS Grid
• 2015-07-20 Sold (MLS) $17,500 MRED as Distributed by MLS Grid
• 2015-07-03 Pending — MRED as Distributed by MLS Grid
• 2015-06-07 Listed $18,000 MRED as Distributed by MLS Grid

Property tax history

+4.7%/yr

Latest (2023): $8,784 · +86.6% YoY. Source: county tax records.