20331 Fairfield Ave · Olympia Fields, IL 60461

$314,900

4 bd · 2.0 ba · 2,166 sqft · SingleFamily public records · 58 Days on market

Built 1960 0.28 ac lot Est $297k · 6% over

---

Why this score? — see what drove the D+ 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 +20.9/30.0
• DSCR +6.6/10.0
• 1% rule +6.3/10.0
• ARV discount +4.7/15.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Sprawling sided Ranch with brick front on a spacious lot and long driveway to park additional cars. Welcoming custom wood front door with art glass opening to a inviting formal foyer, modern renovations and upgrades throughout. Updated everything include newer kitchen with full appliances, hardwood flooring throughout except primary bedroom. Large laundry room washer and dry plus pantry separate utility closet with newer HVAC and water heater. Both bathrooms are updated, one includes a glass enclosed walk in shower with grab bar and seat and the other has a newer tub and shower and more. There is a full dining room with additional dining area for informal dining and large sliding glass pati

Key facts

• Hardwood flooring
• Brick front
• Newer kitchen

Tags

• BRICK FRONT
• CUSTOM WOOD FRONT DOOR
• FORMAL FOYER
• NEWER KITCHEN
• HARDWOOD FLOORING
• LARGE LAUNDRY ROOM

Property features AI

Finance

• Other: Living area source: assessor; Built before 1978; Lot size approximately 0.25–0.49 acre (county records); Parcel number available
• HOA & community: No master association fee required

Exterior

• Parking: Attached garage (2 garage spaces) with garage door opener; Asphalt driveway; Total parking for 2 vehicles
• Security: Security system with security cameras; Ceiling fans
• Utilities: Public water; Public sewer; Electric service with circuit breakers
• Home design: Detached single-family ranch; One-story (ranch) layout; Fee simple ownership; Disability access
• Construction: Built approximately 61–70 years ago; Vinyl siding; Asphalt roof; Property not rebuilt or rehabbed since original construction
• Exterior features: Patio; Fenced yard

Interior

• Kitchen: Galley kitchen with eating area/breakfast bar; Range; Gas oven; Microwave; Dishwasher; Refrigerator; Disposal
• Bedrooms: 4 bedrooms (all on the main level); Master bedroom includes a full bath
• Flooring: Hardwood flooring throughout main living areas; Carpet in the master bedroom; Vinyl in the laundry room
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning; Humidifier
• Interior features: First-floor full bathroom; Built-in bookcases; Drapes and window screens; One fireplace in the living room; 8 total rooms
• Laundry & utility: Main-level laundry with laundry closet, sink, and in-unit washer and dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $315k.

Deal economics

• At list price, monthly cash flow is $437 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $315k).
• Recommended offer: $305k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 74/100 on livability (#253 in IL, #4,680 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, commute A; Watch: schools C-, crime D-, amenities F.
• Rich Twp Hsd 227 (suburban): math 5% / reading 12% proficiency, ranked #577 of 620 in IL (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 16 active listings in the ZIP; 2 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 $9k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($305k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $120k; list at $315k implies a 162% gain — meaningful room to come down on a strong offer.

Recommended offer $305,453 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 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 1960 — 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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. 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?
6. 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.
7. 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.
8. 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: 7.96%
• Cash-on-cash: 5.95%
• DSCR: 1.26
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $296,742
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3225 205th St	0.17mi	4/2.0	2,047 (-6%)	14mo	$349,900	$171	71
20415 Doria Ln	0.31mi	4/2.5	2,343 (+8%)	1mo	$340,000	$145	69
20313 Kedzie Ave	0.18mi	4/2.5	1,859 (-14%)	4mo	$245,000	$132	63
3433 Ithaca Rd	0.16mi	4/2.5	2,340 (+8%)	18mo	$324,750	$139	62
20543 Greenwood Dr	0.28mi	3/2.0 (-1)	2,041 (-6%)	15mo	$274,900	$135	60
20424 Ithaca Rd	0.43mi	3/2.0 (-1)	2,248 (+4%)	12mo	$285,000	$127	59
3433 Ionia Ave	0.26mi	3/2.0 (-1)	2,000 (-8%)	15mo	$241,000	$121	57
20448 Ithaca Rd	0.47mi	4/2.0	2,326 (+7%)	17mo	$318,000	$137	51
20707 Greenwood Ct	0.45mi	4/2.5	1,861 (-14%)	9mo	$339,500	$182	46
3524 Parthenon Way	0.49mi	4/3.0	2,407 (+11%)	15mo	$350,000	$145	42
20601 Parthenon Way	0.58mi	4/3.5	2,490 (+15%)	3mo	$242,000	$97	40
3416 Woodland Dr	0.52mi	3/2.5 (-1)	1,880 (-13%)	14mo	$250,000	$133	35

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: -7.1%
• Equity multiple: 0.74×
• Total profit: $-23,003
• Equity at exit: $46,953

10-year hold

• IRR: 2.6%
• Equity multiple: 1.19×
• Total profit: $16,524
• Equity at exit: $27,227

Cash invested: $88,172 (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 60461

• Home prices YoY: -17.9%
• Active inventory: 16
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $3,546 medium
• Mortgage (P&I): −$1,651
• Tax from tax record: −$581 /mo · $6,976/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$745
• Net cashflow: $437

Break-even live

Break-even rent $2,992

Max offer price $314,900

Occupancy floor 83%

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: $78,725
• Closing costs: $9,447
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21015 London Dr Olympia Fields, IL	4.0	3.0	2700	$3,200	$1.19	1d	1	0.96mi
1337 Lawrence Cres Flossmoor, IL	4.0	2.0	2264	$4,000	$1.77	2d	1	1.50mi

Listing history 18 events

1. 2026-06-18
   price $314,900 Active 58 DOM
2. 2026-06-18
   days on market $319,900 Active 58 DOM
3. 2026-06-17
   days on market $319,900 Active 57 DOM
4. 2026-06-16
   days on market $319,900 Active 56 DOM
5. 2026-06-15
   days on market $319,900 Active 55 DOM
6. 2026-06-13
   days on market $319,900 Active 53 DOM
7. 2026-06-09
   days on market $319,900 Active 49 DOM
8. 2026-06-08
   days on market $319,900 Active 48 DOM
9. 2026-06-07
   days on market $319,900 Active 47 DOM
10. 2026-06-04
    days on market $319,900 Active 44 DOM
11. 2026-06-03
    days on market $319,900 Active 43 DOM
12. 2026-06-02
    days on market $319,900 Active 42 DOM
13. 2026-06-01
    days on market $319,900 Active 41 DOM
14. 2026-05-31
    days on market $319,900 Active 40 DOM
15. 2026-05-19
    status Active
16. 2026-05-11
    status Pending
17. 2026-04-11
    listed $319,900 Active
18. 1990-07-01
    soldstatus $120,000

ⓘ 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: $6,976 · $581/mo
• Projected year-2 tax: $7,062 · $589/mo
• Expected delta: +$86/yr (+$7/mo · 1.2%)

ⓘ 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
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $42,551
• − Mortgage interest: −$17,639
• − Property taxes: −$6,976
• − Insurance: −$1,574
• − Repairs & maintenance: −$3,404
• − Management: −$3,404
• − Depreciation: −$9,161
• Taxable income: $392
• Est. tax owed @ 24.0%: −$94
• After-tax cash flow: $5,154/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: Rich Twp Hsd 227
• NCES district ID: 1733420
• Math proficiency: 5% ▼ -3.00%
• Reading proficiency: 12% ▬ 0.00%
• Median HH income: $56,056
• Composite: 8.93/100
• National rank: #9885
• State rank: #577 of 620 in IL

Livability — Olympia Fields

• Score: 74/100
• State rank: #253
• US rank: #4680

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Olympia Fields, IL
• Population (ZIP): 4,678

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: Predominantly Black (78%)
• Race & ethnicity: Black 78% White 19% Two or more races 2% Asian 1%
• Common ancestry: Romanian 1% Lithuanian 1% Hispanic 1%
• Foreign-born: 3% · Canada, China
• Languages at home: 93% English-only · Spanish 2% French/Haitian/Cajun 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: ▼ -39.37%
• Current HPI: 180.396
• 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

+166.6% since first listed

4 events — show timeline

• 2026-05-19 Relisted — MRED as Distributed by MLS Grid
• 2026-05-11 Pending — MRED as Distributed by MLS Grid
• 2026-04-11 Listed $319,900 MRED as Distributed by MLS Grid
• 1990-07-01 Sold (Public Records) $120,000 Public Records

Property tax history

+2.9%/yr

Latest (2023): $6,976 · +63.9% YoY. Source: county tax records.