2135 219th St · Sauk Village, IL 60411

$124,900

2 bd · 1.0 ba · 1,050 sqft · SingleFamily public records · 43 Days on market

Built 1959 7,396 sqft lot Est $163k · 23% 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 +27.9/30.0
• ARV discount +15.0/15.0
• DSCR +9.9/10.0
• 1% rule +8.5/10.0
• 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

***INVESTOR ALERT*** Portfolio Sale. Seller is looking to sell 4 cash-flowing homes in Lansing and Sauk Village area. Can be sold individually or together as a portfolio. All properties are occupied. 17146 Walter St Lansing -$1320 mo-to-mo, MLS 11309368 17627 Walter St Lansing -$1350 mo-to-mo, MLS 11309383 18139 School St Lansing -$1260 April 1 2022, MLS 11309390 2135 219th St Sauk Village -$1100 mo-to-mo... Make an offer today! New Sewer line in 18139 School St Lansing

Key facts

• 7,396 sq ft lot
• 2 garage spots
• Built 1959

Property features AI

Finance

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

Exterior

• Parking: Attached garage (2 spaces, owned)
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; One-story
• Construction: Brick construction; Built over 60 years ago; Built before 1978
• Exterior features: Lot dimensions approximately 125 x 25; Lot smaller than 0.25 acre; Property currently leased

Interior

• Kitchen: Kitchen (12 x 15)
• Bedrooms: Master bedroom on main level (15 x 15); Bedroom 2 on main level (12 x 12); Bedroom 3 on main level (10 x 12)
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating
• Interior features: 6 total rooms; Dining room (combo); Family room; Living room (15 x 13)
• Laundry & utility: Main-level laundry (5 x 4)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $386 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.0% vs local median 8.3% in Sauk Village — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Market conditions: Rents rising fast (+6.5%/yr); 224 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 33% 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 $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.5% rent growth), your $35k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 18y ago; this cycle's ask is 4% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $76k; list at $125k implies a 64% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $121,153 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 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 1959 — 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 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?
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: 1.35% ✓
• Cap rate: 10.00%
• Cash-on-cash: 13.23%
• DSCR: 1.59
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $162,750
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2065 219th Pl	0.10mi	3/1.0 (+1)	1,000 (-5%)	4mo	$145,000	$145	79
2210 220th St	0.28mi	3/1.0 (+1)	1,088 (+4%)	2mo	$173,500	$159	75
2129 219th St	0.01mi	3/1.0 (+1)	1,200 (+14%)	1mo	$170,000	$142	70
21946 Merrill Ave	0.25mi	3/1.0 (+1)	1,130 (+8%)	2mo	$175,000	$155	69
21706 Olivia Ave	0.44mi	3/1.0 (+1)	1,000 (-5%)	1mo	$85,000	$85	66
2402 Sauk Trl	0.16mi	3/1.0 (+1)	894 (-15%)	3mo	$85,000	$95	60
1835 223rd St	0.55mi	3/1.0 (+1)	1,000 (-5%)	2mo	$169,900	$170	60
2133 216th St	0.28mi	3/1.0 (+1)	913 (-13%)	1mo	$152,000	$166	59
2059 216th St	0.29mi	3/1.0 (+1)	913 (-13%)	4mo	$167,000	$183	57
1914 215th Pl	0.40mi	3/1.0 (+1)	906 (-14%)	1mo	$160,000	$177	52
22150 Chappel Ave	0.44mi	3/1.0 (+1)	1,200 (+14%)	1mo	$156,000	$130	50
22336 Merrill Ave	0.58mi	3/1.0 (+1)	913 (-13%)	2mo	$139,900	$153	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 · 6.48% rent growth · sell at horizon

5-year hold

• IRR: 7.4%
• Equity multiple: 1.30×
• Total profit: $10,515
• Equity at exit: $18,623

10-year hold

• IRR: 19.7%
• Equity multiple: 2.95×
• Total profit: $68,048
• Equity at exit: $10,799

Cash invested: $34,972 (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: 224
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,687 high
• Mortgage (P&I): −$655
• Tax from tax record: −$240 /mo · $2,880/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $386

Break-even live

Break-even rent $1,199

Max offer price $124,900

Occupancy floor 72%

Sensitivity live

Price	-10% $456	-5% $421	+0% $386	+5% $350	+10% $315
Rent	-10% $252	-5% $319	+0% $386	+5% $452	+10% $519
Rate	-1.0pp $449	-0.5pp $417	base $386	+0.5pp $353	+1.0pp $320

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2236 220th St Sauk Village, IL	3.0	1.0	1008	$1,800	$1.79	26d	1	0.18mi
21538 Gailine Ave Chicago Heights, IL	3.0	1.0	1031	$1,600	$1.55	4d	1	0.46mi
22332 Clyde Ave Sauk Village, IL	3.0	1.0	925	$1,800	$1.95	26d	1	0.59mi
22340 Chappel Ave Sauk Village, IL	3.0	1.0	1100	$1,800	$1.64	20d	1	0.63mi
1154 Barry Ln Sauk Village, IL	2.0	2.0	960	$1,550	$1.61	0d	1	1.00mi
2241 Astor St Unit Labs Sauk Village, IL	2.0	2.0	1000	$1,650	$1.65	3d	1	1.00mi

Listing history 50 events

1. 2026-06-21
   days on market $124,900 Active 43 DOM
2. 2026-06-18
   days on market $124,900 Active 40 DOM
3. 2026-06-17
   days on market $124,900 Active 39 DOM
4. 2026-06-16
   days on market $124,900 Active 38 DOM
5. 2026-06-15
   days on market $124,900 Active 37 DOM
6. 2026-06-13
   days on market $124,900 Active 35 DOM
7. 2026-06-13
   days on market $124,900 Active 34 DOM
8. 2026-06-09
   days on market $124,900 Active 31 DOM
9. 2026-06-08
   days on market $124,900 Active 30 DOM
10. 2026-06-07
    pricedays on market $124,900 Active 29 DOM
11. 2026-06-04
    days on market $119,900 Active 26 DOM
12. 2026-06-03
    days on market $119,900 Active 25 DOM
13. 2026-06-02
    days on market $119,900 Active 24 DOM
14. 2026-06-01
    days on market $119,900 Active 23 DOM
15. 2026-05-31
    days on market $119,900 Active 22 DOM
16. 2026-05-25
    status Active
17. 2026-04-03
    status Pending
18. 2026-03-19
    listed $119,900 Active
19. 2026-03-16
    historical
20. 2026-01-01
    price
21. 2025-11-23
    price
22. 2025-10-23
    price
23. 2025-09-19
    listed Active
24. 2022-03-11
    soldstatus $76,000
25. 2022-03-07
    soldstatus $76,000 Closed 476-char remark

    Show marketing remark (476 chars)

    ***INVESTOR ALERT*** Portfolio Sale. Seller is looking to sell 4 cash-flowing homes in Lansing and Sauk Village area. Can be sold individually or together as a portfolio. All properties are occupied. 17146 Walter St Lansing -$1320 mo-to-mo, MLS 11309368 17627 Walter St Lansing -$1350 mo-to-mo, MLS 11309383 18139 School St Lansing -$1260 April 1 2022, MLS 11309390 2135 219th St Sauk Village -$1100 mo-to-mo... Make an offer today! New Sewer line in 18139 School St Lansing

26. 2022-02-15
    historical Contingent - Continue to Show 476-char remark

    Show marketing remark (476 chars)

    ***INVESTOR ALERT*** Portfolio Sale. Seller is looking to sell 4 cash-flowing homes in Lansing and Sauk Village area. Can be sold individually or together as a portfolio. All properties are occupied. 17146 Walter St Lansing -$1320 mo-to-mo, MLS 11309368 17627 Walter St Lansing -$1350 mo-to-mo, MLS 11309383 18139 School St Lansing -$1260 April 1 2022, MLS 11309390 2135 219th St Sauk Village -$1100 mo-to-mo... Make an offer today! New Sewer line in 18139 School St Lansing

27. 2022-02-07
    status Active Under Contract 476-char remark

    Show marketing remark (476 chars)

    ***INVESTOR ALERT*** Portfolio Sale. Seller is looking to sell 4 cash-flowing homes in Lansing and Sauk Village area. Can be sold individually or together as a portfolio. All properties are occupied. 17146 Walter St Lansing -$1320 mo-to-mo, MLS 11309368 17627 Walter St Lansing -$1350 mo-to-mo, MLS 11309383 18139 School St Lansing -$1260 April 1 2022, MLS 11309390 2135 219th St Sauk Village -$1100 mo-to-mo... Make an offer today! New Sewer line in 18139 School St Lansing

28. 2022-01-22
    listed $70,000 Active 476-char remark

    Show marketing remark (476 chars)

    ***INVESTOR ALERT*** Portfolio Sale. Seller is looking to sell 4 cash-flowing homes in Lansing and Sauk Village area. Can be sold individually or together as a portfolio. All properties are occupied. 17146 Walter St Lansing -$1320 mo-to-mo, MLS 11309368 17627 Walter St Lansing -$1350 mo-to-mo, MLS 11309383 18139 School St Lansing -$1260 April 1 2022, MLS 11309390 2135 219th St Sauk Village -$1100 mo-to-mo... Make an offer today! New Sewer line in 18139 School St Lansing

29. 2018-04-25
    soldstatus $34,500 Closed Sale
30. 2018-03-15
    status Pending
31. 2018-03-09
    status Reactivated
32. 2018-01-19
    status Pending
33. 2017-12-08
    listed $39,900 New
34. 2016-03-21
    historical
35. 2016-01-19
    price
36. 2016-01-13
    listed New
37. 2015-12-22
    historical
38. 2015-12-16
    listed New
39. 2015-10-09
    historical
40. 2015-07-18
    price
41. 2015-06-18
    listed New
42. 2010-11-02
    soldstatus $15,000 Closed Sale
43. 2010-10-08
    status Pending
44. 2010-09-29
    listed $13,400 New
45. 2009-02-26
    historical
46. 2008-12-28
    status
47. 2008-12-21
    historical
48. 2008-12-11
    listed
49. 1990-12-18
    soldstatus $38,000
50. 1980-11-20
    soldstatus $44,000

ⓘ 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: $2,880 · $240/mo
• Projected year-2 tax: $2,880 · $240/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 100% 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: $20,244
• − Mortgage interest: −$6,996
• − Property taxes: −$2,880
• − Insurance: −$624
• − Repairs & maintenance: −$1,620
• − Management: −$1,620
• − Depreciation: −$3,633
• Taxable income: $2,871
• Est. tax owed @ 24.0%: −$689
• After-tax cash flow: $3,939/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

+172.5% since first listed

35 events — show timeline

• 2026-05-25 Relisted — MRED as Distributed by MLS Grid
• 2026-04-03 Pending — MRED as Distributed by MLS Grid
• 2026-03-19 Listed $119,900 MRED as Distributed by MLS Grid
• 2026-03-16 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-01 Price Changed — MRED as Distributed by MLS Grid
• 2025-11-23 Price Changed — MRED as Distributed by MLS Grid
• 2025-10-23 Price Changed — MRED as Distributed by MLS Grid
• 2025-09-19 Listed — MRED as Distributed by MLS Grid
• 2022-03-11 Sold (Public Records) $76,000 Public Records
• 2022-03-07 Sold (MLS) $76,000 MRED as Distributed by MLS Grid
• 2022-02-15 Contingent — MRED as Distributed by MLS Grid
• 2022-02-07 Pending — MRED as Distributed by MLS Grid
• 2022-01-22 Listed $70,000 MRED as Distributed by MLS Grid
• 2018-04-25 Sold (MLS) $34,500 MRED as Distributed by MLS Grid
• 2018-03-15 Pending — MRED as Distributed by MLS Grid
• 2018-03-09 Relisted — MRED as Distributed by MLS Grid
• 2018-01-19 Pending — MRED as Distributed by MLS Grid
• 2017-12-08 Listed $39,900 MRED as Distributed by MLS Grid
• 2016-03-21 Listing Removed — MRED as Distributed by MLS Grid
• 2016-01-19 Price Changed — MRED as Distributed by MLS Grid
• 2016-01-13 Listed — MRED as Distributed by MLS Grid
• 2015-12-22 Listing Removed — MRED as Distributed by MLS Grid
• 2015-12-16 Listed — MRED as Distributed by MLS Grid
• 2015-10-09 Listing Removed — MRED as Distributed by MLS Grid
• 2015-07-18 Price Changed — MRED as Distributed by MLS Grid
• 2015-06-18 Listed — MRED as Distributed by MLS Grid
• 2010-11-02 Sold (MLS) $15,000 MRED as Distributed by MLS Grid
• 2010-10-08 Pending — MRED as Distributed by MLS Grid
• 2010-09-29 Listed $13,400 MRED as Distributed by MLS Grid
• 2009-02-26 Listing Removed — MRED as Distributed by MLS Grid
• 2008-12-28 Relisted — MRED as Distributed by MLS Grid
• 2008-12-21 Listing Removed — MRED as Distributed by MLS Grid
• 2008-12-11 Listed — MRED as Distributed by MLS Grid
• 1990-12-18 Sold (Public Records) $38,000 Public Records
• 1980-11-20 Sold (Public Records) $44,000 Public Records

Property tax history

+3.1%/yr

Latest (2023): $2,880 · +32.7% YoY. Source: county tax records.