240 Mantua St · Park Forest, IL 60466

$119,900

3 bd · 1.0 ba · 1,241 sqft · SingleFamily public records · 59 Days on market

Built 1952 8,276 sqft lot Est $154k · 22% 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
• 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

This inviting ranch home is ideally positioned on a desirable corner lot, featuring a fully fenced yard for added privacy and a spacious tiered deck. Inside, enjoy a cozy fireplace in the living room and vaulted ceilings that enhance the bright, welcoming family room. The eat-in kitchen flows effortlessly into the main living space, creating a functional and comfortable layout. Designed with versatility in mind, this home offers the perfect blend of indoor comfort and outdoor living. Fantastic value with great potential.

Key facts

• Spacious tiered deck
• Eat-in kitchen
• Cozy fireplace

Tags

• CORNER LOT
• FULLY FENCED YARD
• SPACIOUS TIERED DECK
• COZY FIREPLACE
• VAULTED CEILINGS
• EAT-IN KITCHEN

Property features AI

Finance

• Other: Property offers school bus service, commuter bus and train access, and interstate access; Property not currently leased; Possession at closing
• HOA & community: No master association fee required

Exterior

• Parking: 3 parking spaces; Attached and detached garage options; garage owned; Asphalt parking
• Utilities: Water source: Lake Michigan; Public sewer; Gas water heater
• Home design: Detached single-family ranch (1 story); Model: 410 Ranch; Fee simple ownership; Built approximately 71–80 years ago; Built before 1978
• Construction: Vinyl siding; Asphalt roof; Concrete perimeter foundation; Approximately 1,241 total finished square feet
• Exterior features: Deck; Fenced yard; Corner lot on a cul-de-sac; Lot dimensions approximately 96 x 109

Interior

• Kitchen: Kitchen with eating area/table space (approximately 13 x 12)
• Bedrooms: 3 bedrooms (all on the main level); Bedroom dimensions: two bedrooms 10 x 10, master bedroom 12 x 11
• Flooring: Carpet in living room and family room
• Bathrooms: 1 full bathroom; Soaking tub
• Heating & cooling: Natural gas heating; Central air; Wall unit(s)
• Interior features: First-floor bedroom; First-floor full bathroom; 7 rooms total; Ceiling fan(s); Water heater (gas); Screens and drapes on windows; Unfinished attic; Combined dining and living room; Soaking tub; One fireplace in the living room
• Laundry & utility: Main-level laundry with gas dryer hookup, utility sink, in-unit

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $807 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.4% vs local median 9.5% in Park Forest — 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 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: 106 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals leasing fast (median 8d 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 40% 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 $829 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 $34k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 18y 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 $78k; list at $120k implies a 55% 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 $116,303 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 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 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.73% ✓
• Cap rate: 14.37%
• Cash-on-cash: 28.83%
• DSCR: 2.28
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $153,884
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
223 Miami St	0.16mi	3/1.0	1,162 (-6%)	1mo	$166,000	$143	81
210 Marquette St	0.32mi	3/1.0	1,269 (+2%)	1mo	$153,000	$121	81
360 Niagara St	0.42mi	3/1.0	1,231 (-1%)	0mo	$150,000	$122	79
308 Minocqua St	0.24mi	3/1.0	1,148 (-8%)	1mo	$139,000	$121	75
287 Mohawk St	0.12mi	3/1.0	1,408 (+14%)	1mo	$175,000	$124	71
140 Nashua St	0.42mi	3/1.0	1,313 (+6%)	1mo	$103,000	$78	70
410 Indianwood Blvd	0.33mi	3/1.0	1,100 (-11%)	0mo	$135,000	$123	65
434 Shabbona Dr	0.34mi	3/1.0	1,092 (-12%)	0mo	$177,900	$163	64
425 Neosho St	0.54mi	3/1.0	1,092 (-12%)	1mo	$169,900	$156	54
339 Blackhawk Dr	0.38mi	3/2.0	1,417 (+14%)	1mo	$234,200	$165	54
181 Nanti St	0.70mi	3/1.0	1,092 (-12%)	1mo	$179,999	$165	46
356 Waverly St	0.63mi	3/2.0	1,419 (+14%)	2mo	$120,000	$85	41

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: 23.2%
• Equity multiple: 1.95×
• Total profit: $31,975
• Equity at exit: $17,877

10-year hold

• IRR: 31.1%
• Equity multiple: 3.80×
• Total profit: $94,121
• Equity at exit: $10,367

Cash invested: $33,572 (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: 106
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $2,070 high
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,798/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $807

Break-even live

Break-even rent $1,049

Max offer price $119,900

Occupancy floor 56%

Sensitivity live

Price	-10% $889	-5% $848	+0% $807	+5% $765	+10% $724
Rent	-10% $643	-5% $725	+0% $807	+5% $888	+10% $970
Rate	-1.0pp $867	-0.5pp $837	base $807	+0.5pp $776	+1.0pp $744

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
411 Huron St Park Forest, IL	3.0	1.0	1092	$2,200	$2.01	0d	1	0.28mi
277 Somonauk St Park Forest, IL	3.0	1.0	966	$2,000	$2.07	4d	1	0.40mi
372 Oswego St Park Forest, IL	4.0	1.0	1200	$2,600	$2.17	25d	1	0.46mi
111 Nashua St Park Forest, IL	4.0	1.5	1500	$2,500	$1.67	25d	1	0.59mi
490 Shabbona Dr Park Forest, IL	3.0	1.0	1300	$1,895	$1.46	4d	1	0.60mi
194 Monee Rd Park Forest, IL	3.0	1.0	1092	$1,971	$1.80	23d	1	0.73mi
235 Tampa St Park Forest, IL	3.0	1.0	1092	$2,000	$1.83	25d	1	0.78mi
400 Watseka St Park Forest, IL	4.0	2.0	1161	$2,161	$1.86	17d	1	0.94mi
3905 Tower Dr Richton Park, IL	1.0–2.0	1.0–2.0	905	$1,795	$1.98	0d	19	1.11mi
3324 Western Ave Park Forest, IL	1.0–3.0	1.0	1026	$1,995	$1.94	0d	11	1.15mi
11 Fir St Park Forest, IL	1.0–3.0	1.0	1026	$2,069	$2.02	0d	1	1.17mi
4014 Euclid Ln Richton Park, IL	2.0	1.0	1100	$2,100	$1.91	8d	1	1.20mi
4014 Euclid Ln Richton Park, IL	3.0	1.0	1100	$2,100	$1.91	13d	1	1.20mi
4014 Euclid Ln Richton Park, IL	2.0	1.0	1100	$2,100	$1.91	23d	1	1.20mi
22501 Butterfield Rd Unit 22400-311 Richton Park, IL	2.0	1.0	882	$1,360	$1.54	8d	1	1.27mi
22501 Butterfield Rd Unit 22407-204 Richton Park, IL	2.0	1.0	837	$1,325	$1.58	0d	1	1.27mi
22501 Butterfield Rd Unit 22419-109 Richton Park, IL	2.0	1.0	798	$1,310	$1.64	8d	1	1.27mi
22501 Butterfield Rd Unit 22411-514 Richton Park, IL	2.0	1.5	1021	$1,365	$1.34	8d	1	1.27mi
22501 Butterfield Rd Unit 22415-207 Richton Park, IL	2.0	1.5	944	$1,360	$1.44	8d	1	1.27mi
22501 Butterfield Rd Unit 22411-506 Richton Park, IL	2.0	1.0	882	$1,325	$1.50	8d	1	1.27mi
23439 Western Ave Unit C29 Park Forest, IL	2.0	2.0	975	$1,570	$1.61	0d	1	1.31mi

Listing history 49 events

1. 2026-06-21
   days on market $119,900 Active 59 DOM
2. 2026-06-18
   days on market $119,900 Active 56 DOM
3. 2026-06-17
   days on market $119,900 Active 55 DOM
4. 2026-06-16
   days on market $119,900 Active 54 DOM
5. 2026-06-15
   days on market $119,900 Active 53 DOM
6. 2026-06-13
   days on market $119,900 Active 51 DOM
7. 2026-06-09
   days on market $119,900 Active 47 DOM
8. 2026-06-08
   days on market $119,900 Active 46 DOM
9. 2026-06-07
   days on market $119,900 Active 45 DOM
10. 2026-06-04
    days on market $119,900 Active 42 DOM
11. 2026-06-03
    days on market $119,900 Active 41 DOM
12. 2026-06-02
    days on market $119,900 Active 40 DOM
13. 2026-06-01
    days on market $119,900 Active 39 DOM
14. 2026-05-31
    days on market $119,900 Active 38 DOM
15. 2026-05-22
    price $119,900
16. 2026-04-23
    listed $124,000 Active
17. 2026-03-30
    historical
18. 2025-09-25
    listed Active
19. 2025-08-23
    historical
20. 2025-08-04
    price
21. 2024-10-31
    listed Active
22. 2016-08-29
    historical
23. 2016-04-29
    listed New
24. 2016-03-12
    historical
25. 2015-09-14
    listed New
26. 2015-08-01
    historical
27. 2015-06-15
    status Back On Market
28. 2015-06-15
    price
29. 2015-06-14
    historical
30. 2015-04-17
    price
31. 2015-02-06
    price
32. 2014-11-11
    price
33. 2014-06-28
    listed New
34. 2009-10-01
    soldstatus $77,500
35. 2009-09-15
    soldstatus $76,500 Closed Sale
36. 2009-07-24
    historical Contingent
37. 2009-07-03
    listed $79,900 New
38. 2009-03-27
    soldstatus $32,500 Closed Sale
39. 2009-02-24
    historical
40. 2009-02-23
    listed $35,000
41. 2008-08-21
    historical
42. 2008-08-09
    price
43. 2008-07-18
    price
44. 2008-07-07
    listed
45. 2008-07-07
    listed
46. 2008-07-07
    historical
47. 2006-12-12
    soldstatus $105,000
48. 1993-02-18
    soldstatus $83,000
49. 1991-10-25
    soldstatus $80,000

ⓘ 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: $24,839
• − Mortgage interest: −$6,716
• − Property taxes: −$1,798
• − Insurance: −$600
• − Repairs & maintenance: −$1,987
• − Management: −$1,987
• − Depreciation: −$3,488
• Taxable income: $8,262
• Est. tax owed @ 24.0%: −$1,983
• After-tax cash flow: $7,696/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

+49.9% since first listed

35 events — show timeline

• 2026-05-22 Price Changed $119,900 MRED as Distributed by MLS Grid
• 2026-04-23 Listed $124,000 MRED as Distributed by MLS Grid
• 2026-03-30 Listing Removed — MRED as Distributed by MLS Grid
• 2025-09-25 Listed — MRED as Distributed by MLS Grid
• 2025-08-23 Listing Removed — MRED as Distributed by MLS Grid
• 2025-08-04 Price Changed — MRED as Distributed by MLS Grid
• 2024-10-31 Listed — MRED as Distributed by MLS Grid
• 2016-08-29 Listing Removed — MRED as Distributed by MLS Grid
• 2016-04-29 Listed — MRED as Distributed by MLS Grid
• 2016-03-12 Listing Removed — MRED as Distributed by MLS Grid
• 2015-09-14 Listed — MRED as Distributed by MLS Grid
• 2015-08-01 Listing Removed — MRED as Distributed by MLS Grid
• 2015-06-15 Relisted — MRED as Distributed by MLS Grid
• 2015-06-15 Price Changed — MRED as Distributed by MLS Grid
• 2015-06-14 Listing Removed — MRED as Distributed by MLS Grid
• 2015-04-17 Price Changed — MRED as Distributed by MLS Grid
• 2015-02-06 Price Changed — MRED as Distributed by MLS Grid
• 2014-11-11 Price Changed — MRED as Distributed by MLS Grid
• 2014-06-28 Listed — MRED as Distributed by MLS Grid
• 2009-10-01 Sold (Public Records) $77,500 Public Records
• 2009-09-15 Sold (MLS) $76,500 MRED as Distributed by MLS Grid
• 2009-07-24 Contingent — MRED as Distributed by MLS Grid
• 2009-07-03 Listed $79,900 MRED as Distributed by MLS Grid
• 2009-03-27 Sold (MLS) $32,500 MRED as Distributed by MLS Grid
• 2009-02-24 Listing Removed — MRED as Distributed by MLS Grid
• 2009-02-23 Listed $35,000 MRED as Distributed by MLS Grid
• 2008-08-21 Listing Removed — MRED as Distributed by MLS Grid
• 2008-08-09 Price Changed — MRED as Distributed by MLS Grid
• 2008-07-18 Price Changed — MRED as Distributed by MLS Grid
• 2008-07-07 Listed — MRED as Distributed by MLS Grid
• 2008-07-07 Listing Removed — MRED as Distributed by MLS Grid
• 2008-07-07 Listed — MRED as Distributed by MLS Grid
• 2006-12-12 Sold (Public Records) $105,000 Public Records
• 1993-02-18 Sold (Public Records) $83,000 Public Records
• 1991-10-25 Sold (Public Records) $80,000 Public Records

Property tax history

+4.2%/yr

Latest (2023): $9,516 · +158.7% YoY. Source: county tax records.