1208 Evergreen Rd · Homewood, IL 60430

$224,999

3 bd · 1.5 ba · 1,174 sqft · SingleFamily public records · 84 Days on market

Built 1963 8,102 sqft lot Est $242k · 7% 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 +18.5/30.0
• ARV discount +10.6/15.0
• 1% rule +7.4/10.0
• DSCR +5.8/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful Split-Level home in Homewood! Welcome to this spacious 3-bedroom, 2-bathroom split-level home ofering comfort and functionality in a great location. Features include a full basement, perfect for additional living space or storage and a 2-car detached garage. Enjoy the backyard deck, ideal for relaxing or entertaining. Conveniently located near schools, parks, shopping and transportation. A wonderful opportunity to make this Homewood property your own! Property being sold in AS IS condition, no surveys nor disclosures, taxes prorated.

Key facts

• Great location
• Full basement
• Backyard deck

Tags

• FULL BASEMENT
• BACKYARD DECK
• GREAT LOCATION

Property features AI

Finance

• Other: Property sold as fee simple; directions: 183rd St to Central, south to Evergreen, west to house
• HOA & community: No master association fee required; Community features include curbs, sidewalks and street lights

Exterior

• Parking: Detached garage (2 garage spaces, 2 total parking spaces)
• Utilities: Water: Lake Michigan; Public sewer
• Home design: Detached single-family split-level home; Fee simple ownership; Built prior to 1978
• Construction: Brick and wood siding exterior; Concrete perimeter foundation; Estimated age: 61–70 years
• Exterior features: Curbs, sidewalks and street lights; Paved street; Lot dimensions approximately 58 x 136

Interior

• Kitchen: Eating-area kitchen; Range; Dishwasher
• Bedrooms: Three bedrooms (including second-floor master)
• Bathrooms: Two full bathrooms
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Finished full basement; Total of 7 rooms
• Laundry & utility: Basement laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $215 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $225k).
• Recommended offer: $211k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 6.1% in Homewood — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 81/100 on livability (#81 in IL, #1,314 nationally) — a professional / high-income tenant draw. Strengths: commute A+, employment A+, cost of living A+; Watch: amenities F.
• Homewood Flossmoor Chsd 233 (suburban): math 21% / reading 27% proficiency, ranked #272 of 620 in IL (top 44%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Homewood-Flossmoor High School (math 21% / reading 27%, grade F, #304 of 693 statewide, top 44%, 2,798 students, 0% FRL).
• Market conditions: 101 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($211k) is reasonable based on typical stale-listing flexibility.
• 27 sale attempts since 14y 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 $178k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.9% of price.

Recommended offer $211,499 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.24% ✓
• Cap rate: 7.44%
• Cash-on-cash: 4.10%
• DSCR: 1.18
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $241,844
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18430 Aberdeen St	0.19mi	3/2.0	1,223 (+4%)	0mo	$242,000	$198	82
18144 Aberdeen St	0.25mi	4/2.0 (+1)	1,100 (-6%)	4mo	$245,000	$223	68
914 Coach Rd	0.64mi	3/1.5	1,197 (+2%)	0mo	$275,000	$230	67
1522 186th St	0.52mi	3/1.0	1,209 (+3%)	3mo	$226,000	$187	66
18110 Center Ave	0.29mi	3/1.0	1,044 (-11%)	2mo	$237,500	$227	64
1524 Olive Rd	0.47mi	2/1.5 (-1)	1,229 (+5%)	2mo	$227,000	$185	64
1464 Linden Rd	0.56mi	4/2.0 (+1)	1,198 (+2%)	1mo	$247,350	$206	63
1741 Evergreen Rd	0.71mi	3/1.0	1,210 (+3%)	1mo	$230,000	$190	59
527 N Virginia Ave	0.50mi	4/2.0 (+1)	1,100 (-6%)	0mo	$297,797	$271	59
17917 Ashland Ave	0.70mi	3/1.0	1,248 (+6%)	0mo	$214,900	$172	55
900 W Strieff Ln	0.71mi	3/1.5	1,269 (+8%)	3mo	$210,000	$165	51
214 N Gay Ct	0.71mi	4/2.0 (+1)	1,088 (-7%)	3mo	$294,000	$270	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: -9.7%
• Equity multiple: 0.64×
• Total profit: $-22,448
• Equity at exit: $33,548

10-year hold

• IRR: -0.1%
• Equity multiple: 0.99×
• Total profit: $-633
• Equity at exit: $19,454

Cash invested: $63,000 (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 60430

• Home prices YoY: -32.1%
• Active inventory: 101
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $2,800 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$723 /mo · $8,679/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$588
• Net cashflow: $215

Break-even live

Break-even rent $2,528

Max offer price $224,999

Occupancy floor 87%

Sensitivity live

Price	-10% $342	-5% $279	+0% $215	+5% $151	+10% $88
Rent	-10% $-6	-5% $104	+0% $215	+5% $326	+10% $436
Rate	-1.0pp $328	-0.5pp $272	base $215	+0.5pp $157	+1.0pp $97

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18117 Loomis Ave Homewood, IL	4.0	2.0	1500	$2,800	$1.87	4d	1	0.34mi

Listing history 50 events

1. 2026-06-10
   status $224,999 Pending 84 DOM
2. 2026-06-09
   days on market $224,999 Active 84 DOM
3. 2026-06-08
   days on market $224,999 Active 83 DOM
4. 2026-06-07
   days on market $224,999 Active 82 DOM
5. 2026-06-04
   days on market $224,999 Active 79 DOM
6. 2026-06-03
   days on market $224,999 Active 78 DOM
7. 2026-06-02
   days on market $224,999 Active 77 DOM
8. 2026-06-01
   days on market $224,999 Active 76 DOM
9. 2026-05-31
   days on market $224,999 Active 75 DOM
10. 2026-03-17
    listed $224,999 Active
11. 2026-03-17
    historical
12. 2026-03-13
    listed Active
13. 2026-03-13
    historical
14. 2026-01-23
    listed Active
15. 2026-01-23
    historical
16. 2025-10-24
    listed Active
17. 2025-05-05
    historical
18. 2024-12-03
    price
19. 2024-08-16
    price
20. 2024-06-03
    price
21. 2024-04-18
    price
22. 2024-02-24
    listed Active
23. 2024-02-09
    historical
24. 2024-02-06
    listed Active
25. 2022-04-07
    listed Active
26. 2022-04-07
    historical
27. 2022-03-14
    historical
28. 2022-02-28
    listed Active
29. 2022-02-28
    historical
30. 2022-02-20
    listed Active
31. 2022-02-20
    historical
32. 2022-02-16
    listed Active
33. 2022-02-15
    historical Contingent - Continue to Show
34. 2021-12-20
    status Active Under Contract
35. 2021-12-20
    historical
36. 2021-12-14
    listed Active
37. 2021-12-14
    historical
38. 2021-11-17
    listed Active
39. 2021-11-17
    historical
40. 2021-10-26
    listed Active
41. 2021-10-26
    historical
42. 2021-10-14
    listed Active
43. 2021-10-14
    historical
44. 2021-10-01
    listed Active
45. 2021-10-01
    historical
46. 2021-09-07
    listed Active
47. 2021-09-07
    historical
48. 2021-08-13
    status Active
49. 2021-08-06
    status Active Under Contract
50. 2021-08-04
    listed 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: $8,679 · $723/mo
• Projected year-2 tax: $8,679 · $723/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
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,600
• − Mortgage interest: −$12,603
• − Property taxes: −$8,679
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,688
• − Management: −$2,688
• − Depreciation: −$6,545
• Taxable loss: −$729
• Est. tax savings @ 24.0%: +$175
• After-tax cash flow: $2,756/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: Homewood Flossmoor Chsd 233
• NCES district ID: 1719560
• Math proficiency: 21% ▼ -15.00%
• Reading proficiency: 27% ▼ -13.00%
• Median HH income: $83,564
• Composite: 24.42/100
• National rank: #7681
• State rank: #272 of 620 in IL

Livability — Homewood

• Score: 81/100
• State rank: #81
• US rank: #1314

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Homewood, IL
• City population: 19,993
• Population (ZIP): 19,993

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 0.62)
• Race & ethnicity: Black 44% White 42% Hispanic / Latino 9% Two or more races 6% Asian 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Romanian 5% Iranian 2% Italian 2%
• Foreign-born: 6% · Canada, Dominican Republic
• Languages at home: 91% English-only · Spanish 5% Russian/Polish/Slavic 1% German/W. Germanic 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: ▼ -105.00%
• Current HPI: 222.2923
• Rent YoY: —
• Metro: —
• 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

+235.8% since first listed

64 events — show timeline

• 2026-03-17 Listing Removed — MRED as Distributed by MLS Grid
• 2026-03-17 Listed $224,999 MRED as Distributed by MLS Grid
• 2026-03-13 Listing Removed — MRED as Distributed by MLS Grid
• 2026-03-13 Listed — MRED as Distributed by MLS Grid
• 2026-01-23 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-23 Listed — MRED as Distributed by MLS Grid
• 2025-10-24 Listed — MRED as Distributed by MLS Grid
• 2025-05-05 Listing Removed — MRED as Distributed by MLS Grid
• 2024-12-03 Price Changed — MRED as Distributed by MLS Grid
• 2024-08-16 Price Changed — MRED as Distributed by MLS Grid
• 2024-06-03 Price Changed — MRED as Distributed by MLS Grid
• 2024-04-18 Price Changed — MRED as Distributed by MLS Grid
• 2024-02-24 Listed — MRED as Distributed by MLS Grid
• 2024-02-09 Listing Removed — MRED as Distributed by MLS Grid
• 2024-02-06 Listed — MRED as Distributed by MLS Grid
• 2022-04-07 Listing Removed — MRED as Distributed by MLS Grid
• 2022-04-07 Listed — MRED as Distributed by MLS Grid
• 2022-03-14 Listing Removed — MRED as Distributed by MLS Grid
• 2022-02-28 Listing Removed — MRED as Distributed by MLS Grid
• 2022-02-28 Listed — MRED as Distributed by MLS Grid
• 2022-02-20 Listing Removed — MRED as Distributed by MLS Grid
• 2022-02-20 Listed — MRED as Distributed by MLS Grid
• 2022-02-16 Listed — MRED as Distributed by MLS Grid
• 2022-02-15 Contingent — MRED as Distributed by MLS Grid
• 2021-12-20 Pending — MRED as Distributed by MLS Grid
• 2021-12-20 Listing Removed — MRED as Distributed by MLS Grid
• 2021-12-14 Listing Removed — MRED as Distributed by MLS Grid
• 2021-12-14 Listed — MRED as Distributed by MLS Grid
• 2021-11-17 Listing Removed — MRED as Distributed by MLS Grid
• 2021-11-17 Listed — MRED as Distributed by MLS Grid
• 2021-10-26 Listing Removed — MRED as Distributed by MLS Grid
• 2021-10-26 Listed — MRED as Distributed by MLS Grid
• 2021-10-14 Listing Removed — MRED as Distributed by MLS Grid
• 2021-10-14 Listed — MRED as Distributed by MLS Grid
• 2021-10-01 Listing Removed — MRED as Distributed by MLS Grid
• 2021-10-01 Listed — MRED as Distributed by MLS Grid
• 2021-09-07 Listing Removed — MRED as Distributed by MLS Grid
• 2021-09-07 Listed — MRED as Distributed by MLS Grid
• 2021-08-13 Relisted — MRED as Distributed by MLS Grid
• 2021-08-06 Pending — MRED as Distributed by MLS Grid
• 2021-08-04 Listing Removed — MRED as Distributed by MLS Grid
• 2021-08-04 Listed — MRED as Distributed by MLS Grid
• 2021-07-26 Listing Removed — MRED as Distributed by MLS Grid
• 2021-07-26 Listed — MRED as Distributed by MLS Grid
• 2021-07-06 Listing Removed — MRED as Distributed by MLS Grid
• 2021-07-06 Listed — MRED as Distributed by MLS Grid
• 2021-06-24 Listing Removed — MRED as Distributed by MLS Grid
• 2021-06-24 Listed — MRED as Distributed by MLS Grid
• 2021-06-09 Listed — MRED as Distributed by MLS Grid
• 2021-06-08 Pending — MRED as Distributed by MLS Grid
• 2021-06-08 Listing Removed — MRED as Distributed by MLS Grid
• 2021-06-03 Listed — MRED as Distributed by MLS Grid
• 2021-03-18 Sold (MLS) $178,000 MRED as Distributed by MLS Grid
• 2021-01-18 Pending — MRED as Distributed by MLS Grid
• 2021-01-13 Relisted — MRED as Distributed by MLS Grid
• 2021-01-05 Pending — MRED as Distributed by MLS Grid
• 2020-12-17 Listed $185,000 MRED as Distributed by MLS Grid
• 2012-07-11 Sold (Public Records) $140,000 Public Records
• 2012-06-15 Sold (MLS) $139,900 MRED as Distributed by MLS Grid
• 2012-04-30 Listed — MRED as Distributed by MLS Grid
• 2012-04-27 Sold (MLS) $139,900 MRED as Distributed by MLS Grid
• 2012-03-05 Contingent — MRED as Distributed by MLS Grid
• 2012-03-01 Listed $139,900 MRED as Distributed by MLS Grid
• 1981-08-12 Sold (Public Records) $67,000 Public Records

Property tax history

+4.9%/yr

Latest (2023): $8,679 · +16.7% YoY. Source: county tax records.