1207 Olive Rd · Homewood, IL 60430

$210,000

3 bd · 1.0 ba · 925 sqft · SingleFamily public records · 79 Days on market

Built 1951 Est $210k · at est.

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Why this score? — see what drove the F 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 +7.5/30.0
• ARV discount +7.5/15.0
• 1% rule +4.7/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• DSCR +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nestled in the prestigious Homewood-Flossmoor High School district, this beautifully updated 3-bedroom, 2-bath ranch home is your perfect retreat, complete with a 13-month home warranty for added peace of mind! Please note that the current taxes do not include a homeowner exemption, which could potentially lower your taxes by around $1,400 once applied. Step into a modern kitchen showcasing custom soft-close cabinets and stunning granite countertops. The full bath features a custom-tiled shower and a stylish vanity. Each bedroom is generously sized, offering plenty of closet space for your belongings. The finished basement provides a perfect space for entertainment, highlighted by recessed lighting and a spacious bathroom complete with a walk-in shower. Situated on a corner lot, the expansive fenced yard offers ample room for outdoor activities, and the 2.5-car garage includes a convenient oversized 16-foot door. This exceptional location places you just a short walk from downtown Homewood and the Metra station, as well as being close to major highways for easy commuting. Don't miss your chance to explore the 3-D tour and schedule your private showing today!

Key facts

• Open-concept kitchen
• Finished basement
• Single-level living

Tags

• SINGLE-LEVEL LIVING
• OPEN-CONCEPT KITCHEN
• FINISHED BASEMENT
• PARTIALLY FENCED YARD
• CLOSE PROXIMITY TO SHOPPING
• CLOSE PROXIMITY TO EXPRESSWAYS

Property features AI

Finance

• Other: Ownership: Fee simple
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage (concrete) with 2 garage spaces; 2 total parking spaces
• Utilities: Lake Michigan water; Public sewer; Electric service with circuit breakers
• Home design: Detached single-family home; One-story
• Construction: Vinyl siding; Asphalt roof; Concrete perimeter foundation; Built approximately 71-80 years ago; Home built before 1978
• Exterior features: Patio; Porch; Corner lot; Park, pool, curbs, sidewalks, street lights, paved streets in the community

Interior

• Kitchen: Galley kitchen; Range; Microwave; Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms (all on the main level); Master bedroom on main level
• Bathrooms: 2 full bathrooms; Basement includes a bathroom
• Heating & cooling: Natural gas forced air heating; Central air conditioning
• Interior features: Partially finished, full basement; Kitchen/Dining combo; 7 total rooms
• Laundry & utility: Laundry room in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $-265 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $163k (22.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $203k (3.4% below list).
• Recommended offer: $163k (22.3% below list) — sets the bar for cash-flow.
• Cap rate 4.8% vs local median 6.1% in Homewood — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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; 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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 17y ago; this cycle's ask has dropped $15k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.9% of price; built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $163,217 (22.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.97% ✗
• Cap rate: 4.78%
• Cash-on-cash: -5.40%
• DSCR: 0.76
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $209,975
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18110 Center Ave	0.12mi	3/1.0	1,044 (+13%)	2mo	$237,500	$227	71
1334 Linden Rd	0.31mi	2/1.0 (-1)	946 (+2%)	8mo	$225,000	$238	70
1406 Birch Rd	0.33mi	2/1.0 (-1)	888 (-4%)	6mo	$190,000	$214	67
1229 183rd St	0.14mi	2/1.0 (-1)	900 (-3%)	20mo	$160,000	$178	67
1533 Burr Oak Rd	0.52mi	2/1.0 (-1)	820 (-11%)	9mo	$232,700	$284	44
1707 Evergreen Rd	0.66mi	2/2.0 (-1)	990 (+7%)	20mo	$225,000	$227	32

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: -25.3%
• Equity multiple: 0.14×
• Total profit: $-50,610
• Equity at exit: $31,312

10-year hold

• IRR: -20.9%
• Equity multiple: -0.10×
• Total profit: $-64,626
• Equity at exit: $18,157

Cash invested: $58,800 (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 60430

• Home prices YoY: -32.1%
• Active inventory: 101
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,028 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$678 /mo · $8,142/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$426
• Net cashflow: $-265

Break-even live

Break-even rent $2,364

Max offer price $163,217

Occupancy floor —

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-05-05
   historical Contingent - Continue to Show
2. 2026-04-16
   status Active
3. 2026-04-03
   historical Contingent - Continue to Show
4. 2026-03-30
   price $210,000
5. 2026-03-19
   price $220,000
6. 2026-03-10
   listed $225,000 Active
7. 2025-04-10
   soldstatus $249,000
8. 2025-03-28
   soldstatus $249,000 Closed 1184-char remark

   Show marketing remark (1184 chars)

   Nestled in the prestigious Homewood-Flossmoor High School district, this beautifully updated 3-bedroom, 2-bath ranch home is your perfect retreat, complete with a 13-month home warranty for added peace of mind! Please note that the current taxes do not include a homeowner exemption, which could potentially lower your taxes by around $1,400 once applied. Step into a modern kitchen showcasing custom soft-close cabinets and stunning granite countertops. The full bath features a custom-tiled shower and a stylish vanity. Each bedroom is generously sized, offering plenty of closet space for your belongings. The finished basement provides a perfect space for entertainment, highlighted by recessed lighting and a spacious bathroom complete with a walk-in shower. Situated on a corner lot, the expansive fenced yard offers ample room for outdoor activities, and the 2.5-car garage includes a convenient oversized 16-foot door. This exceptional location places you just a short walk from downtown Homewood and the Metra station, as well as being close to major highways for easy commuting. Don't miss your chance to explore the 3-D tour and schedule your private showing today!

9. 2025-01-26
   historical Contingent - Continue to Show 1184-char remark

   Show marketing remark (1184 chars)

   Nestled in the prestigious Homewood-Flossmoor High School district, this beautifully updated 3-bedroom, 2-bath ranch home is your perfect retreat, complete with a 13-month home warranty for added peace of mind! Please note that the current taxes do not include a homeowner exemption, which could potentially lower your taxes by around $1,400 once applied. Step into a modern kitchen showcasing custom soft-close cabinets and stunning granite countertops. The full bath features a custom-tiled shower and a stylish vanity. Each bedroom is generously sized, offering plenty of closet space for your belongings. The finished basement provides a perfect space for entertainment, highlighted by recessed lighting and a spacious bathroom complete with a walk-in shower. Situated on a corner lot, the expansive fenced yard offers ample room for outdoor activities, and the 2.5-car garage includes a convenient oversized 16-foot door. This exceptional location places you just a short walk from downtown Homewood and the Metra station, as well as being close to major highways for easy commuting. Don't miss your chance to explore the 3-D tour and schedule your private showing today!

10. 2025-01-02
    listed $249,700 Active 1184-char remark

    Show marketing remark (1184 chars)

    Nestled in the prestigious Homewood-Flossmoor High School district, this beautifully updated 3-bedroom, 2-bath ranch home is your perfect retreat, complete with a 13-month home warranty for added peace of mind! Please note that the current taxes do not include a homeowner exemption, which could potentially lower your taxes by around $1,400 once applied. Step into a modern kitchen showcasing custom soft-close cabinets and stunning granite countertops. The full bath features a custom-tiled shower and a stylish vanity. Each bedroom is generously sized, offering plenty of closet space for your belongings. The finished basement provides a perfect space for entertainment, highlighted by recessed lighting and a spacious bathroom complete with a walk-in shower. Situated on a corner lot, the expansive fenced yard offers ample room for outdoor activities, and the 2.5-car garage includes a convenient oversized 16-foot door. This exceptional location places you just a short walk from downtown Homewood and the Metra station, as well as being close to major highways for easy commuting. Don't miss your chance to explore the 3-D tour and schedule your private showing today!

11. 2025-01-02
    historical

    Show marketing remark (1184 chars)

    Nestled in the prestigious Homewood-Flossmoor High School district, this beautifully updated 3-bedroom, 2-bath ranch home is your perfect retreat, complete with a 13-month home warranty for added peace of mind! Please note that the current taxes do not include a homeowner exemption, which could potentially lower your taxes by around $1,400 once applied. Step into a modern kitchen showcasing custom soft-close cabinets and stunning granite countertops. The full bath features a custom-tiled shower and a stylish vanity. Each bedroom is generously sized, offering plenty of closet space for your belongings. The finished basement provides a perfect space for entertainment, highlighted by recessed lighting and a spacious bathroom complete with a walk-in shower. Situated on a corner lot, the expansive fenced yard offers ample room for outdoor activities, and the 2.5-car garage includes a convenient oversized 16-foot door. This exceptional location places you just a short walk from downtown Homewood and the Metra station, as well as being close to major highways for easy commuting. Don't miss your chance to explore the 3-D tour and schedule your private showing today!

12. 2024-11-14
    price
13. 2024-10-22
    price
14. 2024-09-26
    listed Active
15. 2024-09-26
    historical
16. 2024-07-29
    listed Active
17. 2024-07-29
    historical
18. 2024-06-04
    price
19. 2024-03-28
    listed Active
20. 2024-03-28
    historical
21. 2024-03-06
    status Active
22. 2024-02-28
    historical Contingent - Continue to Show
23. 2024-01-23
    price
24. 2024-01-02
    listed Active
25. 2024-01-02
    historical
26. 2023-11-29
    listed Active
27. 2023-10-18
    soldstatus $189,579 Closed
28. 2023-09-21
    status Pending
29. 2023-09-12
    price $198,000
30. 2023-07-27
    listed $220,000 Active
31. 2019-09-17
    soldstatus $170,000
32. 2019-09-12
    soldstatus $169,900 Closed Sale
33. 2019-09-10
    status Pending
34. 2019-08-06
    historical Contingent (Do Not Show)
35. 2019-07-26
    listed $169,900 New
36. 2014-05-09
    soldstatus $61,500 Closed Sale
37. 2014-04-09
    status Pending
38. 2014-04-07
    price $60,500 Price Change
39. 2014-03-10
    price $66,900 Price Change
40. 2014-02-05
    listed $73,900 New
41. 2010-06-17
    historical
42. 2010-04-19
    price Price Change
43. 2010-03-22
    price Price Change
44. 2010-02-19
    price Price Change
45. 2010-01-20
    price Price Change
46. 2009-11-15
    listed New
47. 2002-01-30
    soldstatus $115,000
48. 1992-07-02
    soldstatus $90,000
49. 1991-08-27
    soldstatus $85,000
50. 1991-08-01
    soldstatus $85,000

ⓘ 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: $8,142 · $678/mo
• Projected year-2 tax: $8,142 · $678/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 6/10 Major FEMA zone X (unshaded) · 69% 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: $24,340
• − Mortgage interest: −$11,763
• − Property taxes: −$8,142
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,947
• − Management: −$1,947
• − Depreciation: −$6,109
• Taxable loss: −$6,618
• Est. tax savings @ 24.0%: +$1,588
• After-tax cash flow: $-1,590/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

+320.0% since first listed

51 events — show timeline

• 2026-05-05 Contingent — MRED as Distributed by MLS Grid
• 2026-04-16 Relisted — MRED as Distributed by MLS Grid
• 2026-04-03 Contingent — MRED as Distributed by MLS Grid
• 2026-03-30 Price Changed $210,000 MRED as Distributed by MLS Grid
• 2026-03-19 Price Changed $220,000 MRED as Distributed by MLS Grid
• 2026-03-10 Listed $225,000 MRED as Distributed by MLS Grid
• 2025-04-10 Sold (Public Records) $249,000 Public Records
• 2025-03-28 Sold (MLS) $249,000 MRED as Distributed by MLS Grid
• 2025-01-26 Contingent — MRED as Distributed by MLS Grid
• 2025-01-02 Listing Removed — MRED as Distributed by MLS Grid
• 2025-01-02 Listed $249,700 MRED as Distributed by MLS Grid
• 2024-11-14 Price Changed — MRED as Distributed by MLS Grid
• 2024-10-22 Price Changed — MRED as Distributed by MLS Grid
• 2024-09-26 Listing Removed — MRED as Distributed by MLS Grid
• 2024-09-26 Listed — MRED as Distributed by MLS Grid
• 2024-07-29 Listing Removed — MRED as Distributed by MLS Grid
• 2024-07-29 Listed — MRED as Distributed by MLS Grid
• 2024-06-04 Price Changed — MRED as Distributed by MLS Grid
• 2024-03-28 Listing Removed — MRED as Distributed by MLS Grid
• 2024-03-28 Listed — MRED as Distributed by MLS Grid
• 2024-03-06 Relisted — MRED as Distributed by MLS Grid
• 2024-02-28 Contingent — MRED as Distributed by MLS Grid
• 2024-01-23 Price Changed — MRED as Distributed by MLS Grid
• 2024-01-02 Listing Removed — MRED as Distributed by MLS Grid
• 2024-01-02 Listed — MRED as Distributed by MLS Grid
• 2023-11-29 Listed — MRED as Distributed by MLS Grid
• 2023-10-18 Sold (MLS) $189,579 MRED as Distributed by MLS Grid
• 2023-09-21 Pending — MRED as Distributed by MLS Grid
• 2023-09-12 Price Changed $198,000 MRED as Distributed by MLS Grid
• 2023-07-27 Listed $220,000 MRED as Distributed by MLS Grid
• 2019-09-17 Sold (Public Records) $170,000 Public Records
• 2019-09-12 Sold (MLS) $169,900 MRED as Distributed by MLS Grid
• 2019-09-10 Pending — MRED as Distributed by MLS Grid
• 2019-08-06 Contingent — MRED as Distributed by MLS Grid
• 2019-07-26 Listed $169,900 MRED as Distributed by MLS Grid
• 2014-05-09 Sold (MLS) $61,500 MRED as Distributed by MLS Grid
• 2014-04-09 Pending — MRED as Distributed by MLS Grid
• 2014-04-07 Price Changed $60,500 MRED as Distributed by MLS Grid
• 2014-03-10 Price Changed $66,900 MRED as Distributed by MLS Grid
• 2014-02-05 Listed $73,900 MRED as Distributed by MLS Grid
• 2010-06-17 Listing Removed — MRED as Distributed by MLS Grid
• 2010-04-19 Price Changed — MRED as Distributed by MLS Grid
• 2010-03-22 Price Changed — MRED as Distributed by MLS Grid
• 2010-02-19 Price Changed — MRED as Distributed by MLS Grid
• 2010-01-20 Price Changed — MRED as Distributed by MLS Grid
• 2009-11-15 Listed — MRED as Distributed by MLS Grid
• 2002-01-30 Sold (Public Records) $115,000 Public Records
• 1992-07-02 Sold (Public Records) $90,000 Public Records
• 1991-08-27 Sold (Public Records) $85,000 Public Records
• 1991-08-01 Sold (Public Records) $85,000 Public Records
• 1984-11-01 Sold (Public Records) $50,000 Public Records

Property tax history

+5.2%/yr

Latest (2023): $8,142 · +22.1% YoY. Source: county tax records.