1827 218th Pl · Sauk Village, IL 60411

$95,000

3 bd · 1.0 ba · 1,017 sqft · SingleFamily public records · 37 Days on market

Built 1971 6,708 sqft lot Est $162k · 41% 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

Beautiful well cared for 3 bed 2 bath ranch home in Sauk Village. The home has new roof, new siding, new furnace and new stainless steel appliances. The house has been freshly painted. This home is a great home to create years of great memories. The full finished basement and huge back deck are perfect for entertaining. The curb appeal shows the sellers pride in this home. It wont last long at this great price.

Key facts

• Deck in back yard
• 6,708 sq ft lot
• Garage

Tags

• FULL FINISHED BASEMENT
• DECK IN BACK YARD

Property features AI

Finance

• Other: Possession at closing
• Financial info: Special service area: No
• HOA & community: No master association fee required

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Detached single-family split-level home; Fee simple ownership; Older home (built more than 50 years ago); Interstate access nearby
• Construction: Frame construction; Built before 1978
• Exterior features: Less than 0.25-acre lot; Lot dimensions: 6725

Interior

• Kitchen: Main-level kitchen (12 x 12)
• Bedrooms: 2 bedrooms; Main-level bedroom (12 x 10); Main-level master bedroom (12 x 12)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Five total rooms
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $614 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.0% 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.
• Zoned schools: Bloom Trail High School (math 12% / reading 12%, grade F, #511 of 693 statewide, top 75%, 1,227 students, 0% FRL).
• 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 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 $657 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 $27k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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 3.4% of price.

Recommended offer $92,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.90% ✓
• Cap rate: 14.05%
• Cash-on-cash: 27.69%
• DSCR: 2.23
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $161,703
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21706 Olivia Ave	0.17mi	3/1.0	1,000 (-2%)	0mo	$85,000	$85	89
2065 219th Pl	0.29mi	3/1.0	1,000 (-2%)	4mo	$145,000	$145	80
1835 223rd St	0.45mi	3/1.0	1,000 (-2%)	2mo	$169,900	$170	75
2210 220th St	0.34mi	3/1.0	1,088 (+7%)	2mo	$173,500	$159	71
21946 Merrill Ave	0.21mi	3/1.0	1,130 (+11%)	2mo	$175,000	$155	70
1914 215th Pl	0.32mi	3/1.0	906 (-11%)	1mo	$160,000	$177	66
1808 224th St	0.66mi	3/1.0	1,000 (-2%)	4mo	$160,000	$160	63
2059 216th St	0.39mi	3/1.0	913 (-10%)	4mo	$167,000	$183	62
2133 216th St	0.44mi	3/1.0	913 (-10%)	1mo	$152,000	$166	61
2117 217th St	0.38mi	4/1.0 (+1)	1,134 (+12%)	1mo	$90,000	$79	57
22336 Merrill Ave	0.57mi	3/1.0	913 (-10%)	2mo	$139,900	$153	55
2402 Sauk Trl	0.48mi	3/1.0	894 (-12%)	3mo	$85,000	$95	55

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: 26.2%
• Equity multiple: 2.14×
• Total profit: $30,352
• Equity at exit: $14,165

10-year hold

• IRR: 36.1%
• Equity multiple: 4.99×
• Total profit: $106,044
• Equity at exit: $8,214

Cash invested: $26,600 (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: 4.4×

Monthly cashflow live

• Estimated rent: $1,802 high
• Mortgage (P&I): −$498
• Tax from tax record: −$272 /mo · $3,260/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $614

Break-even live

Break-even rent $1,025

Max offer price $95,000

Occupancy floor 61%

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: $23,750
• Closing costs: $2,850
• 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	2d	1	0.33mi
2236 220th St Sauk Village, IL	3.0	1.0	1008	$1,800	$1.79	24d	1	0.41mi
22332 Clyde Ave Sauk Village, IL	3.0	1.0	925	$1,800	$1.95	24d	1	0.54mi
22340 Chappel Ave Sauk Village, IL	3.0	1.0	1100	$1,800	$1.64	18d	1	0.55mi
2241 Astor St Unit Labs Sauk Village, IL	2.0	2.0	1000	$1,650	$1.65	1d	1	1.07mi
1154 Barry Ln Sauk Village, IL	2.0	2.0	960	$1,550	$1.61	1d	1	1.09mi

Listing history 21 events

1. 2026-06-18
   days on market $95,000 Active 37 DOM
2. 2026-06-17
   days on market $95,000 Active 36 DOM
3. 2026-06-16
   days on market $95,000 Active 35 DOM
4. 2026-06-15
   days on market $95,000 Active 34 DOM
5. 2026-06-13
   days on market $95,000 Active 32 DOM
6. 2026-06-13
   days on market $95,000 Active 31 DOM
7. 2026-06-09
   days on market $95,000 Active 28 DOM
8. 2026-06-08
   days on market $95,000 Active 27 DOM
9. 2026-06-07
   days on market $95,000 Active 26 DOM
10. 2026-06-04
    days on market $95,000 Active 23 DOM
11. 2026-06-03
    days on market $95,000 Active 22 DOM
12. 2026-06-02
    days on market $95,000 Active 21 DOM
13. 2026-06-01
    days on market $95,000 Active 20 DOM
14. 2026-05-31
    days on market $95,000 Active 19 DOM
15. 2026-05-11
    listed $95,000 Active
16. 2021-01-14
    soldstatus $120,000
17. 2020-11-16
    soldstatus $120,000 Closed Sale 415-char remark

    Show marketing remark (415 chars)

    Beautiful well cared for 3 bed 2 bath ranch home in Sauk Village. The home has new roof, new siding, new furnace and new stainless steel appliances. The house has been freshly painted. This home is a great home to create years of great memories. The full finished basement and huge back deck are perfect for entertaining. The curb appeal shows the sellers pride in this home. It wont last long at this great price.

18. 2020-10-05
    status Contingent (Do Not Show) 415-char remark

    Show marketing remark (415 chars)

    Beautiful well cared for 3 bed 2 bath ranch home in Sauk Village. The home has new roof, new siding, new furnace and new stainless steel appliances. The house has been freshly painted. This home is a great home to create years of great memories. The full finished basement and huge back deck are perfect for entertaining. The curb appeal shows the sellers pride in this home. It wont last long at this great price.

19. 2020-10-01
    listed $114,900 New 415-char remark

    Show marketing remark (415 chars)

    Beautiful well cared for 3 bed 2 bath ranch home in Sauk Village. The home has new roof, new siding, new furnace and new stainless steel appliances. The house has been freshly painted. This home is a great home to create years of great memories. The full finished basement and huge back deck are perfect for entertaining. The curb appeal shows the sellers pride in this home. It wont last long at this great price.

20. 2005-04-25
    soldstatus $75,000
21. 2001-04-20
    soldstatus $40,000

ⓘ 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: $3,260 · $272/mo
• Projected year-2 tax: $3,260 · $272/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 0% 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: $21,620
• − Mortgage interest: −$5,321
• − Property taxes: −$3,260
• − Insurance: −$475
• − Repairs & maintenance: −$1,730
• − Management: −$1,730
• − Depreciation: −$2,764
• Taxable income: $6,340
• Est. tax owed @ 24.0%: −$1,522
• After-tax cash flow: $5,844/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

+137.5% since first listed

7 events — show timeline

• 2026-05-11 Listed $95,000 MRED as Distributed by MLS Grid
• 2021-01-14 Sold (Public Records) $120,000 Public Records
• 2020-11-16 Sold (MLS) $120,000 MRED as Distributed by MLS Grid
• 2020-10-05 Pending — MRED as Distributed by MLS Grid
• 2020-10-01 Listed $114,900 MRED as Distributed by MLS Grid
• 2005-04-25 Sold (Public Records) $75,000 Public Records
• 2001-04-20 Sold (Public Records) $40,000 Public Records

Property tax history

+0.9%/yr

Latest (2023): $3,260 · +40.2% YoY. Source: county tax records.