273 Mohawk St · Park Forest, IL 60466

$132,500

2 bd · 1.0 ba · 949 sqft · SingleFamily public records · 46 Days on market

Built 1952 Est $132k · 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 +29.4/30.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• ARV discount +7.3/15.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

"SOLD BEFORE PRINT" The property suffered from bursted fresh water water and water heating bursted pipes "as-is"

Key facts

• Formal dining area
• Eat-in kitchen
• 2 garage spots

Tags

• DETACHED 2-CAR GARAGE
• LIGHT-FILLED LIVING ROOM
• FORMAL DINING AREA
• EAT-IN KITCHEN
• CLASSIC WOOD CABINETRY
• SPACIOUS LAUNDRY MUDROOM

Property features AI

Finance

• Other: Special service area: No; School bus service and interstate access nearby
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage with garage door opener (garage owned); Asphalt side driveway; Two total parking spaces (2-car capacity)
• Security: Carbon monoxide detectors
• Utilities: Public water; Public sewer; Electric service (standard); Gas for heating and water heater
• Home design: Detached single-family ranch; One story; Fee simple ownership; Built approximately 71–80 years ago; Model: Ranch; Not currently leased
• Construction: Brick construction; Asphalt roof; Concrete perimeter foundation; Home built before 1978
• Exterior features: Patio; Fenced yard; Landscaped lot; Lot dimensions approximately 74 x 124 x 55 x 115; Lot less than 0.25 acre; Curbs, sidewalks, street lights, and paved streets

Interior

• Kitchen: Range; Dishwasher; Refrigerator; Kitchen with eating area/table space (approx. 12 x 10), wood laminate flooring
• Bedrooms: Master bedroom on main level (14 x 10); Second bedroom on main level (12 x 11); Additional bedrooms indicated (total 2 bedrooms)
• Flooring: Carpet in living areas and bedrooms; Wood laminate in kitchen; Vinyl in laundry
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas forced air heating; Central air conditioning
• Interior features: First-floor bedroom and first-floor full bathroom; Screens on windows; Unfinished attic; Four total rooms
• Laundry & utility: Main-level laundry with gas dryer hookup, sink, and in-unit washer and dryer; Water heater (gas); CO detectors

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $132k.

Deal economics

• At list price, monthly cash flow is $471 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $132k).
• Recommended offer: $129k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 78/100 on livability (#148 in IL, #2,726 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools 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: 102 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).
• This rent runs 34% 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 $916 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $37k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($129k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 10y 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 $50k; list at $132k implies a 165% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $128,525 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 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 1952 — 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 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?
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: 1.32% ✓
• Cap rate: 10.56%
• Cash-on-cash: 15.23%
• DSCR: 1.68
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $131,911
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
316 Mohawk St	0.21mi	2/1.0	949 (0%)	2mo	$141,000	$149	89
318 Minocqua St	0.25mi	2/1.0	974 (+3%)	1mo	$145,000	$149	83
209 Miami St	0.26mi	2/1.0	974 (+3%)	1mo	$108,000	$111	83
254 Blackhawk Dr	0.20mi	2/1.0	1,000 (+5%)	2mo	$105,000	$105	80
314 Seminole St	0.47mi	2/1.0	949 (0%)	1mo	$135,000	$142	78
354 Marquette St	0.41mi	2/1.0	973 (+2%)	2mo	$131,000	$135	75
223 S Orchard Dr	0.67mi	2/1.0	949 (0%)	0mo	$105,000	$111	68
310 Nassau St	0.55mi	3/1.0 (+1)	953 (+0%)	1mo	$129,000	$135	68
314 Windsor St	0.42mi	3/1.0 (+1)	1,014 (+7%)	2mo	$141,000	$139	62
208 Miami St	0.25mi	3/1.5 (+1)	1,053 (+11%)	2mo	$175,000	$166	61
429 Natoma St	0.57mi	3/1.0 (+1)	1,035 (+9%)	0mo	$159,000	$154	53
306 Winnebago St	0.74mi	3/2.0 (+1)	1,088 (+15%)	3mo	$105,000	$97	30

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: 5.9%
• Equity multiple: 1.23×
• Total profit: $8,553
• Equity at exit: $19,756

10-year hold

• IRR: 15.3%
• Equity multiple: 2.24×
• Total profit: $46,182
• Equity at exit: $11,456

Cash invested: $37,100 (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 60466

• Home prices YoY: -21.1%
• Active inventory: 102
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,755 high
• Mortgage (P&I): −$695
• Tax est. 1.5%: −$166 /mo · $1,988/yr
• Insurance: −$55
• HOA: −$0
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $471

Break-even live

Break-even rent $1,159

Max offer price $132,500

Occupancy floor 68%

Sensitivity live

Price	-10% $563	-5% $517	+0% $471	+5% $425	+10% $379
Rent	-10% $332	-5% $402	+0% $471	+5% $540	+10% $610
Rate	-1.0pp $538	-0.5pp $505	base $471	+0.5pp $437	+1.0pp $402

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: $33,125
• Closing costs: $3,975
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
411 Huron St Park Forest, IL	3.0	1.0	1092	$2,200	$2.01	0d	1	0.35mi
277 Somonauk St Park Forest, IL	3.0	1.0	966	$2,000	$2.07	4d	1	0.48mi
194 Monee Rd Park Forest, IL	3.0	1.0	1092	$1,971	$1.80	22d	1	0.79mi
235 Tampa St Park Forest, IL	3.0	1.0	1092	$2,000	$1.83	25d	1	0.85mi
3484 Western Ave Unit 3484-B Park Forest, IL	1.0	1.0	600	$1,300	$2.17	2d	1	1.01mi
3324 Western Ave Park Forest, IL	1.0–3.0	1.0	1026	$1,680	$1.64	0d	11	1.08mi
11 Fir St Park Forest, IL	1.0–3.0	1.0	1026	$1,669	$1.63	0d	1	1.09mi
3905 Tower Dr Richton Park, IL	1.0–2.0	1.0–2.0	905	$1,795	$1.98	0d	19	1.10mi
4014 Euclid Ln Richton Park, IL	3.0	1.0	1100	$2,100	$1.91	13d	1	1.18mi
4014 Euclid Ln Richton Park, IL	2.0	1.0	1100	$2,100	$1.91	8d	1	1.18mi
4014 Euclid Ln Richton Park, IL	2.0	1.0	1100	$2,100	$1.91	22d	1	1.18mi
23439 Western Ave Unit K12 Park Forest, IL	1.0	1.0	800	$1,415	$1.77	2d	1	1.30mi
23439 Western Ave Unit C29 Park Forest, IL	2.0	2.0	975	$1,570	$1.61	2d	1	1.30mi
22501 Butterfield Rd Unit 22407-202 Richton Park, IL	1.0	1.0	667	$1,210	$1.81	8d	1	1.30mi
22501 Butterfield Rd Unit 22400-311 Richton Park, IL	2.0	1.0	882	$1,360	$1.54	8d	1	1.30mi
22501 Butterfield Rd Unit 22415-207 Richton Park, IL	2.0	1.5	944	$1,360	$1.44	8d	1	1.30mi
22501 Butterfield Rd Unit 22411-304 Richton Park, IL	1.0	1.0	688	$1,215	$1.77	8d	1	1.30mi
22501 Butterfield Rd Unit 22407-104 Richton Park, IL	1.0	1.0	621	$1,195	$1.92	8d	1	1.30mi
22501 Butterfield Rd Unit 22411-514 Richton Park, IL	2.0	1.5	1021	$1,365	$1.34	8d	1	1.30mi
22501 Butterfield Rd Unit 22419-109 Richton Park, IL	2.0	1.0	798	$1,310	$1.64	8d	1	1.30mi
22501 Butterfield Rd Unit 22411-506 Richton Park, IL	2.0	1.0	882	$1,325	$1.50	8d	1	1.30mi

Listing history 44 events

1. 2026-06-18
   days on market $132,500 Active 46 DOM
2. 2026-06-17
   status $132,500 Active 45 DOM
3. 2026-06-17
   days on market $132,500 Contingent - Continue to Show 45 DOM
4. 2026-06-16
   days on market $132,500 Contingent - Continue to Show 44 DOM
5. 2026-06-15
   days on market $132,500 Contingent - Continue to Show 43 DOM
6. 2026-06-13
   days on market $132,500 Contingent - Continue to Show 41 DOM
7. 2026-06-09
   days on market $132,500 Contingent - Continue to Show 37 DOM
8. 2026-06-08
   days on market $132,500 Contingent - Continue to Show 36 DOM
9. 2026-06-07
   statusdays on market $132,500 Contingent - Continue to Show 35 DOM
10. 2026-06-04
    days on market $132,500 Active 32 DOM
11. 2026-06-03
    days on market $132,500 Active 31 DOM
12. 2026-06-02
    days on market $132,500 Active 30 DOM
13. 2026-06-01
    days on market $132,500 Active 29 DOM
14. 2026-05-31
    days on market $132,500 Active 28 DOM
15. 2026-05-23
    status Active
16. 2026-05-14
    historical Contingent - Continue to Show
17. 2026-05-03
    listed $132,500 Active
18. 2026-02-11
    soldstatus $50,000
19. 2026-02-09
    soldstatus $50,000 Closed 132-char remark

    Show marketing remark (132 chars)

    "SOLD BEFORE PRINT" The property suffered from bursted fresh water water and water heating bursted pipes "as-is"

20. 2026-01-13
    status Pending 132-char remark

    Show marketing remark (132 chars)

    "SOLD BEFORE PRINT" The property suffered from bursted fresh water water and water heating bursted pipes "as-is"

21. 2026-01-12
    listed $50,000 Active 132-char remark

    Show marketing remark (132 chars)

    "SOLD BEFORE PRINT" The property suffered from bursted fresh water water and water heating bursted pipes "as-is"

22. 2025-12-29
    status Active
23. 2025-12-29
    historical
24. 2025-12-12
    listed
25. 2025-12-12
    historical
26. 2025-12-08
    historical
27. 2025-11-14
    status Active
28. 2025-11-04
    historical Contingent - Continue to Show
29. 2025-10-29
    listed Active
30. 2025-10-17
    historical
31. 2025-09-08
    historical Contingent - Continue to Show
32. 2025-09-04
    listed Active
33. 2017-05-18
    soldstatus $32,000 Closed Sale
34. 2017-04-21
    historical Contingent
35. 2017-03-21
    price $39,900
36. 2017-02-04
    price $47,000
37. 2017-02-03
    status Reactivated
38. 2017-01-23
    status Pending
39. 2016-10-06
    status Reactivated
40. 2016-08-23
    status Contingent (Do Not Show)
41. 2016-07-13
    price $52,900
42. 2016-06-13
    listed $55,900 New
43. 2000-09-28
    soldstatus $73,000
44. 1994-04-12
    soldstatus $60,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $21,063
• − Mortgage interest: −$7,422
• − Property taxes: −$1,988
• − Insurance: −$662
• − Repairs & maintenance: −$1,685
• − Management: −$1,685
• − Depreciation: −$3,855
• Taxable income: $3,767
• Est. tax owed @ 24.0%: −$904
• After-tax cash flow: $4,748/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 — Park Forest

• Score: 78/100
• State rank: #148
• US rank: #2726

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Park Forest, IL
• County: Cook County · 4,486,803 people
• City population: 21,461
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 21,461
• Household income: $61,654
• Rent vs Own: 33.7% rent · 66.3% own
• Severe rent burden: 900.0

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: Predominantly Black (69%)
• Race & ethnicity: Black 69% White 19% Hispanic / Latino 9% Two or more races 3% Native American 1%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Romanian 2% Iranian 1% Italian 1%
• Foreign-born: 6% · Canada
• Languages at home: 90% English-only · Spanish 7% French/Haitian/Cajun 1% Russian/Polish/Slavic 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: ▼ -58.87%
• Current HPI: 219.9692
• Rent YoY: —
• 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

+119.0% since first listed

30 events — show timeline

• 2026-05-23 Relisted — MRED as Distributed by MLS Grid
• 2026-05-14 Contingent — MRED as Distributed by MLS Grid
• 2026-05-03 Listed $132,500 MRED as Distributed by MLS Grid
• 2026-02-11 Sold (Public Records) $50,000 Public Records
• 2026-02-09 Sold (MLS) $50,000 MRED as Distributed by MLS Grid
• 2026-01-13 Pending — MRED as Distributed by MLS Grid
• 2026-01-12 Listed $50,000 MRED as Distributed by MLS Grid
• 2025-12-29 Relisted — MRED as Distributed by MLS Grid
• 2025-12-29 Listing Removed — MRED as Distributed by MLS Grid
• 2025-12-12 Listing Removed — MRED as Distributed by MLS Grid
• 2025-12-12 Listed — MRED as Distributed by MLS Grid
• 2025-12-08 Listing Removed — MRED as Distributed by MLS Grid
• 2025-11-14 Relisted — MRED as Distributed by MLS Grid
• 2025-11-04 Contingent — MRED as Distributed by MLS Grid
• 2025-10-29 Listed — MRED as Distributed by MLS Grid
• 2025-10-17 Listing Removed — MRED as Distributed by MLS Grid
• 2025-09-08 Contingent — MRED as Distributed by MLS Grid
• 2025-09-04 Listed — MRED as Distributed by MLS Grid
• 2017-05-18 Sold (MLS) $32,000 MRED as Distributed by MLS Grid
• 2017-04-21 Contingent — MRED as Distributed by MLS Grid
• 2017-03-21 Price Changed $39,900 MRED as Distributed by MLS Grid
• 2017-02-04 Price Changed $47,000 MRED as Distributed by MLS Grid
• 2017-02-03 Relisted — MRED as Distributed by MLS Grid
• 2017-01-23 Pending — MRED as Distributed by MLS Grid
• 2016-10-06 Relisted — MRED as Distributed by MLS Grid
• 2016-08-23 Pending — MRED as Distributed by MLS Grid
• 2016-07-13 Price Changed $52,900 MRED as Distributed by MLS Grid
• 2016-06-13 Listed $55,900 MRED as Distributed by MLS Grid
• 2000-09-28 Sold (Public Records) $73,000 Public Records
• 1994-04-12 Sold (Public Records) $60,500 Public Records

Property tax history

+6.4%/yr

Latest (2023): $8,052 · +69.5% YoY. Source: county tax records.