205 E Taylor St · Grant Park, IL 60940

$175,000

3 bd · 1.0 ba · 950 sqft · SingleFamily · 17 Days on market

10,018 sqft lot $184/sqft · at area comps Est $170k · at est.

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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 +23.9/30.0
• DSCR +7.7/10.0
• 1% rule +6.3/10.0
• ARV discount +6.1/15.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Completely refreshed 3-bedroom, 1-bath ranch home located in the heart of Grant Park, offering a perfect blend of charm, functionality, and recent improvements. The exterior has been completely refreshed with all new roof, siding, gutters, soffit, and fascia, providing peace of mind and standout curb appeal from the moment you arrive. Step inside to find a recently updated kitchen featuring modern finishes, complemented by newer flooring throughout, creating a clean and cohesive feel across the home. This ranch layout offers convenient single-level living, with comfortable living space and natural light throughout. The screened-in front porch provides the perfect spot to relax, unwind, and enjoy quiet mornings or evenings. Out back, you'll find a spacious backyard with plenty of room for entertaining, pets, or future possibilities. Conveniently located near downtown Grant Park, with easy access to local shops, dining, and community amenities.

Key facts

• New siding
• New gutters
• Updated kitchen

Tags

• NEW ROOF
• NEW SIDING
• NEW GUTTERS
• NEW SOFFIT
• NEW FASCIA
• UPDATED KITCHEN

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $339 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $172k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#856 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D-, amenities F, commute F.
• Grant Park CUSD 6 (rural): math 22% / reading 26% proficiency, ranked #301 of 620 in IL (top 48%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 16 active listings in the ZIP; 145 units permitted in Kankakee County in 2024 (5 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 $5k of value loss. Plan a longer hold.
• Kankakee County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 17y ago; this cycle's ask has dropped $18k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $95k; list at $175k implies a 84% gain — meaningful room to come down on a strong offer.

Recommended offer $172,375 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.13% ✓
• Cap rate: 8.62%
• Cash-on-cash: 8.29%
• DSCR: 1.37
• GRM: 7.4

CMA / ARV

• ARV (median comp): $169,871
• List price: $175,000
• Delta: 13.32%
• Verdict: OVERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
209 N Maple St	0.28mi	2/1.0 (-1)	944 (-1%)	2mo	$65,000	$69	80

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: -3.7%
• Equity multiple: 0.86×
• Total profit: $-6,753
• Equity at exit: $26,093

10-year hold

• IRR: 6.0%
• Equity multiple: 1.45×
• Total profit: $22,039
• Equity at exit: $15,131

Cash invested: $49,000 (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 60940

• Home prices YoY: -22.4%
• Active inventory: 16
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,973 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$229 /mo · $2,750/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $339

Break-even live

Break-even rent $1,544

Max offer price $175,000

Occupancy floor 78%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-18
   days on market $175,000 Active 17 DOM
2. 2026-06-17
   days on market $175,000 Active 16 DOM
3. 2026-06-16
   days on market $175,000 Active 15 DOM
4. 2026-06-15
   days on market $175,000 Active 14 DOM
5. 2026-06-13
   days on market $175,000 Active 12 DOM
6. 2026-06-12
   days on market $175,000 Active 11 DOM
7. 2026-06-09
   days on market $175,000 Active 8 DOM
8. 2026-06-08
   days on market $175,000 Active 7 DOM
9. 2026-06-07
   days on market $175,000 Active 6 DOM
10. 2026-06-07
    days on market $175,000 Active 5 DOM
11. 2026-06-04
    days on market $175,000 Active 2 DOM
12. 2026-06-01
    pricedays on marketlisting id $175,000 Active 1 DOM
13. 2026-06-01
    days on market $192,500 Active 76 DOM
14. 2026-05-31
    days on market $192,500 Active 75 DOM
15. 2026-05-31
    days on market $192,500 Active 74 DOM
16. 2026-03-17
    listed $192,500 Active 971-char remark

    Show marketing remark (971 chars)

    Completely refreshed 3-bedroom, 1-bath ranch home located in the heart of Grant Park, offering a perfect blend of charm, functionality, and recent improvements. The exterior has been completely refreshed with all new roof, siding, gutters, soffit, and fascia, providing peace of mind and standout curb appeal from the moment you arrive. Step inside to find a recently updated kitchen featuring modern finishes, complemented by newer flooring throughout, creating a clean and cohesive feel across the home. This ranch layout offers convenient single-level living, with comfortable living space and natural light throughout. The screened-in front porch provides the perfect spot to relax, unwind, and enjoy quiet mornings or evenings. Out back, you'll find a spacious backyard with plenty of room for entertaining, pets, or future possibilities. Conveniently located near downtown Grant Park, with easy access to local shops, dining, and community amenities.

17. 2024-03-20
    soldstatus $95,000
18. 2016-12-20
    historical
19. 2016-07-30
    price
20. 2016-05-26
    listed New
21. 2016-05-26
    historical
22. 2016-05-24
    status Reactivated
23. 2016-05-17
    status Pending
24. 2016-04-01
    historical Contingent
25. 2016-02-11
    listed New
26. 2010-01-27
    soldstatus $58,000
27. 2010-01-08
    soldstatus $58,000 Closed Sale
28. 2009-11-12
    status Reactivated
29. 2009-11-02
    status Pending
30. 2009-10-12
    status Active
31. 2009-10-11
    historical
32. 2009-09-30
    listed $69,900 New

ⓘ 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: $2,750 · $229/mo
• Projected year-2 tax: $3,361 · $280/mo
• Expected delta: +$611/yr (+$51/mo · 22.2%)

ⓘ 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 · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,673
• − Mortgage interest: −$9,803
• − Property taxes: −$2,750
• − Insurance: −$875
• − Repairs & maintenance: −$1,894
• − Management: −$1,894
• − Depreciation: −$5,091
• Taxable income: $1,366
• Est. tax owed @ 24.0%: −$328
• After-tax cash flow: $3,736/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: Grant Park CUSD 6
• NCES district ID: 1717370
• Math proficiency: 22% ▼ -21.00%
• Reading proficiency: 26% ▼ -17.00%
• Median HH income: $66,036
• Composite: 22.75/100
• National rank: #8030
• State rank: #301 of 620 in IL

Livability — Grant Park

• Score: 62/100
• State rank: #856
• US rank: #16768

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Grant Park, IL
• City population: 3,509
• Population (ZIP): 3,509

Population outlook (Kankakee County) Hauer SSP2

• Today (2025): 105,479 people
• By 2030: 101,792 · -3.5%
• By 2040: 93,479 · -11.4%
• By 2050: 85,061 · -19.4%
• By 2075: 67,314 · -36.2%
• By 2100: 52,439 · -50.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 7% Hispanic / Latino 4%
• Common ancestry: Romanian 15% Iranian 6% Lithuanian 4%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Kankakee

• 2024 margin: Strong R (+20.8) · D 38.7% · R 59.5% · Other 1.8%
• 2008→2024 swing: -25.4pp toward R · 2008: 4.6pp · 2024: -20.8pp
• All cycles: 2024: R+20.8 2020: R+16.5 2016: R+13.3 2012: R+3.4 2008: D+4.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -50.99%
• Current HPI: 176.5326
• 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

+175.4% since first listed

17 events — show timeline

• 2026-03-17 Listed $192,500 MRED as Distributed by MLS Grid
• 2024-03-20 Sold (Public Records) $95,000 Public Records
• 2016-12-20 Listing Removed — MRED as Distributed by MLS Grid
• 2016-07-30 Price Changed — MRED as Distributed by MLS Grid
• 2016-05-26 Listed — MRED as Distributed by MLS Grid
• 2016-05-26 Listing Removed — MRED as Distributed by MLS Grid
• 2016-05-24 Relisted — MRED as Distributed by MLS Grid
• 2016-05-17 Pending — MRED as Distributed by MLS Grid
• 2016-04-01 Contingent — MRED as Distributed by MLS Grid
• 2016-02-11 Listed — MRED as Distributed by MLS Grid
• 2010-01-27 Sold (Public Records) $58,000 Public Records
• 2010-01-08 Sold (MLS) $58,000 MRED as Distributed by MLS Grid
• 2009-11-12 Relisted — MRED as Distributed by MLS Grid
• 2009-11-02 Pending — MRED as Distributed by MLS Grid
• 2009-10-12 Relisted — MRED as Distributed by MLS Grid
• 2009-10-11 Listing Removed — MRED as Distributed by MLS Grid
• 2009-09-30 Listed $69,900 MRED as Distributed by MLS Grid

Property tax history

+3.5%/yr

Latest (2024): $2,750 · +17.5% YoY. Source: county tax records.