1905 W 142nd St · Dixmoor, IL 60426

$80,000

3 bd · 1.0 ba · 1,500 sqft · SingleFamily public records · 190 Days on market

Built 1925 3,049 sqft lot Est $138k · 42% under

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Why this score? — see what drove the A- 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
• Appreciation +10.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0

Listing remarks

Presenting an exceptional investment opportunity in Dixmoor, this 3-bedroom, 1-bathroom, 2-story home offers tremendous potential for the savvy investor. Situated on a spacious, level lot, this property features a full unfinished basement, providing additional square footage and a variety of future possibilities for expansion or improvement. This home is well-suited for a renovation or remodel. With minimal work, this property could be turned into a lucrative rental or flip. Nearby amenities include schools, parks, shopping centers, and convenient access to major roads.

Key facts

• 3,049 sq ft lot
• 2 parking spots
• Built 1925

Property features AI

Finance

• Other: Parcel includes additional parcel(s)
• HOA & community: No master association fee required

Exterior

• Parking: 2 parking spaces; Off-site/other parking (owned)
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; 2-story house; Fee simple ownership; Built over 100 years ago; Built before 1978
• Construction: Vinyl siding
• Exterior features: Level lot; Curbs and paved streets

Interior

• Kitchen: Kitchen on main level — 10 x 10
• Bedrooms: Master bedroom (second level); Bedroom (second level) — 10 x 10; Bedroom (second level) — 10 x 10
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas forced-air heating; Cooling: Other
• Interior features: 5 total rooms; Unfinished full daylight basement
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $979 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 76/100 on livability (#202 in IL, #3,730 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: employment D, schools F, amenities F.
• Thornton Twp Hsd 205 (suburban): math 7% / reading 8% proficiency, ranked #594 of 620 in IL (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 134 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($553 loan paydown + $8k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 190 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 17y 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 $58k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 190 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — 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 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?
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: 2.59% ✓
• Cap rate: 20.98%
• Cash-on-cash: 52.46%
• DSCR: 3.33
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $138,000
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14212 Marshfield Ave	0.36mi	4/1.0 (+1)	1,440 (-4%)	9mo	$160,000	$111	64
14524 Vail Ave	0.61mi	3/1.5	1,465 (-2%)	12mo	$52,000	$35	55
14425 Vail Ave	0.50mi	3/1.5	1,286 (-14%)	6mo	$75,000	$58	46
14700 Cooper Ave	0.70mi	3/2.0	1,400 (-7%)	11mo	$150,000	$107	43
14123 Marshfield Ave	0.39mi	3/2.0	1,680 (+12%)	20mo	$189,000	$113	42
2247 W 146th St	0.69mi	3/2.0	1,400 (-7%)	14mo	$190,000	$136	41
14640 Honore Ave	0.59mi	4/1.5 (+1)	1,672 (+12%)	8mo	$154,000	$92	39
14732 Wood St	0.71mi	3/1.5	1,686 (+12%)	12mo	$150,000	$89	34
14619 Justine St	0.73mi	4/2.0 (+1)	1,300 (-13%)	15mo	$53,000	$41	22

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 65.7%
• Equity multiple: 5.73×
• Total profit: $106,033
• Equity at exit: $72,070

10-year hold

• IRR: 59.4%
• Equity multiple: 12.76×
• Total profit: $263,392
• Equity at exit: $155,422

Cash invested: $22,400 (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 60426

• Home prices YoY: 6.9%
• Active inventory: 134
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $2,071 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$204 /mo · $2,444/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $979

Break-even live

Break-even rent $831

Max offer price $80,000

Occupancy floor 48%

Sensitivity live

Price	-10% $1,025	-5% $1,002	+0% $979	+5% $957	+10% $934
Rent	-10% $816	-5% $897	+0% $979	+5% $1,061	+10% $1,143
Rate	-1.0pp $1,020	-0.5pp $1,000	base $979	+0.5pp $959	+1.0pp $937

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14802 Cooper Ave Harvey, IL	3.0	1.5	1200	$1,700	$1.42	25d	1	0.84mi
2261 136th St Blue Island, IL	4.0	2.0	2230	$2,500	$1.12	16d	1	1.09mi
14336 S Harrison Ave Posen, IL	4.0	3.0	1707	$2,600	$1.52	2d	1	1.24mi
13443 Greenwood Ave Unit 2E Blue Island, IL	2.0	1.0	1200	$1,550	$1.29	2d	1	1.45mi

Listing history 36 events

1. 2026-06-18
   days on market $80,000 Active 190 DOM
2. 2026-06-17
   days on market $80,000 Active 189 DOM
3. 2026-06-16
   days on market $80,000 Active 188 DOM
4. 2026-06-15
   days on market $80,000 Active 187 DOM
5. 2026-06-13
   days on market $80,000 Active 185 DOM
6. 2026-06-13
   days on market $80,000 Active 184 DOM
7. 2026-06-09
   days on market $80,000 Active 181 DOM
8. 2026-06-08
   days on market $80,000 Active 180 DOM
9. 2026-06-07
   days on market $80,000 Active 179 DOM
10. 2026-06-04
    days on market $80,000 Active 176 DOM
11. 2026-06-03
    days on market $80,000 Active 175 DOM
12. 2026-06-02
    days on market $80,000 Active 174 DOM
13. 2026-06-01
    days on market $80,000 Active 173 DOM
14. 2026-05-31
    days on market $80,000 Active 172 DOM
15. 2025-12-10
    listed $80,000 Active
16. 2025-06-09
    historical
17. 2024-12-12
    listed Active
18. 2010-07-21
    historical
19. 2010-06-14
    price Price Change
20. 2010-04-28
    price Price Change
21. 2010-04-19
    listed New
22. 2010-03-06
    historical
23. 2010-02-26
    price Reactivated
24. 2010-02-26
    status Reactivated
25. 2009-09-21
    historical
26. 2009-08-05
    price Price Change
27. 2009-06-16
    price
28. 2009-05-22
    price
29. 2009-05-07
    price
30. 2009-05-01
    price
31. 2009-04-16
    price
32. 2009-04-08
    price
33. 2009-03-27
    price
34. 2009-03-13
    price
35. 2009-03-06
    listed
36. 2002-10-11
    soldstatus $58,000

ⓘ 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: $2,444 · $204/mo
• Projected year-2 tax: $2,444 · $204/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 ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,847
• − Mortgage interest: −$4,481
• − Property taxes: −$2,444
• − Insurance: −$400
• − Repairs & maintenance: −$1,988
• − Management: −$1,988
• − Depreciation: −$2,327
• Taxable income: $11,219
• Est. tax owed @ 24.0%: −$2,693
• After-tax cash flow: $9,058/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: Thornton Twp Hsd 205
• NCES district ID: 1738970
• Math proficiency: 7% ▬ 0.00%
• Reading proficiency: 8% ▼ -2.00%
• Median HH income: $43,392
• Composite: 6.92/100
• National rank: #9976
• State rank: #594 of 620 in IL

Livability — Dixmoor

• Score: 76/100
• State rank: #202
• US rank: #3730

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dixmoor, IL
• Population (ZIP): 23,066

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: Majority Black (59%)
• Race & ethnicity: Black 59% Hispanic / Latino 33% Two or more races 12% White 3% Asian 2%
• Hispanic origin (detail): Mexican 31%
• Foreign-born: 17% · Canada
• Languages at home: 67% English-only · Spanish 30% Other Indo-European 2% French/Haitian/Cajun 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: ▲ 20.36%
• Current HPI: 313.7895
• 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

+37.9% since first listed

22 events — show timeline

• 2025-12-10 Listed $80,000 MRED as Distributed by MLS Grid
• 2025-06-09 Listing Removed — MRED as Distributed by MLS Grid
• 2024-12-12 Listed — MRED as Distributed by MLS Grid
• 2010-07-21 Listing Removed — MRED as Distributed by MLS Grid
• 2010-06-14 Price Changed — MRED as Distributed by MLS Grid
• 2010-04-28 Price Changed — MRED as Distributed by MLS Grid
• 2010-04-19 Listed — MRED as Distributed by MLS Grid
• 2010-03-06 Listing Removed — MRED as Distributed by MLS Grid
• 2010-02-26 Relisted — MRED as Distributed by MLS Grid
• 2010-02-26 Price Changed — MRED as Distributed by MLS Grid
• 2009-09-21 Listing Removed — MRED as Distributed by MLS Grid
• 2009-08-05 Price Changed — MRED as Distributed by MLS Grid
• 2009-06-16 Price Changed — MRED as Distributed by MLS Grid
• 2009-05-22 Price Changed — MRED as Distributed by MLS Grid
• 2009-05-07 Price Changed — MRED as Distributed by MLS Grid
• 2009-05-01 Price Changed — MRED as Distributed by MLS Grid
• 2009-04-16 Price Changed — MRED as Distributed by MLS Grid
• 2009-04-08 Price Changed — MRED as Distributed by MLS Grid
• 2009-03-27 Price Changed — MRED as Distributed by MLS Grid
• 2009-03-13 Price Changed — MRED as Distributed by MLS Grid
• 2009-03-06 Listed — MRED as Distributed by MLS Grid
• 2002-10-11 Sold (Public Records) $58,000 Public Records

Property tax history

+7.2%/yr

Latest (2023): $2,444 · +381.7% YoY. Source: county tax records.