1820 222nd St · Sauk Village, IL 60411

$179,000

3 bd · 1.0 ba · 913 sqft · SingleFamily public records · 2 Days on market

Built 1959 7,770 sqft lot Est $140k · 28% over

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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 +17.6/30.0
• DSCR +5.5/10.0
• 1% rule +5.3/10.0
• Rent growth +4.1/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

SPACIOUS FRAME RANCH THAT FEATURES 3 BEDROOMS, 1 BATH, FULL BASEMENT, HARDWOOD FLOORS, AND A 2 CAR DETACHED GARAGE, AND A FENCED IN BACK YARD. THIS IS A FANNIE MAE HOMEPATH PROPERTY.

Key facts

• Huge backyard
• Granite countertops
• Hardwood floors

Tags

• HARDWOOD FLOORS
• GRANITE COUNTERTOPS
• RECENTLY UPDATED BATHROOM
• FULL UNFINISHED BASEMENT
• HUGE BACKYARD
• SHED IN THE REAR

Property features AI

Finance

• Other: Living area based on assessor records
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage with 2 garage spaces (2 total parking spaces)
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; One-story layout; Fee simple ownership
• Construction: Built approximately 61–70 years ago; Aluminum siding; Unfinished lower level
• Exterior features: Lot dimensions approximately 70 x 111; Lot smaller than 0.25 acre; Property currently leased

Interior

• Kitchen: Kitchen on the main level, approximately 16 x 12; Kitchen/dining combo
• Bedrooms: Three bedrooms (all on the main level); Master bedroom on the main level, approximately 12 x 11; Second bedroom on the main level, approximately 11 x 10; Third bedroom on the main level, approximately 11 x 9
• Flooring: Hardwood flooring in living room, master bedroom, second bedroom and third bedroom; Hardwood flooring in living room (approx. 15 x 12)
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas forced air heating; Central air conditioning
• Interior features: Five total rooms; Full, unfinished 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 $179k.

Deal economics

• At list price, monthly cash flow is $140 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $179k).

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); 222 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 36% 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 13y 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 $29k; list at $179k implies a 519% 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 $179,000

Questions for the listing agent

1. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.03% ✓
• Cap rate: 7.23%
• Cash-on-cash: 3.36%
• DSCR: 1.15
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $139,689
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
22336 Merrill Ave	0.27mi	3/1.0	913 (0%)	2mo	$139,900	$153	86
2053 222nd Pl	0.31mi	3/1.0	906 (-1%)	5mo	$122,000	$135	80
1835 223rd St	0.11mi	3/1.0	1,000 (+10%)	2mo	$169,900	$170	78
2171 221st St	0.46mi	3/1.0	925 (+1%)	5mo	$80,000	$86	72
2402 Sauk Trl	0.57mi	3/1.0	894 (-2%)	3mo	$85,000	$95	68
1808 224th St	0.30mi	3/1.0	1,000 (+10%)	4mo	$160,000	$160	67
1914 215th Pl	0.68mi	3/1.0	906 (-1%)	1mo	$160,000	$177	66
2133 216th St	0.74mi	3/1.0	913 (0%)	1mo	$152,000	$166	65
2059 216th St	0.71mi	3/1.0	913 (0%)	4mo	$167,000	$183	64
2065 219th Pl	0.42mi	3/1.0	1,000 (+10%)	4mo	$145,000	$145	61
21706 Olivia Ave	0.52mi	3/1.0	1,000 (+10%)	1mo	$85,000	$85	59
21604 Clyde Ave	0.66mi	3/1.0	1,020 (+12%)	5mo	$67,500	$66	46

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: -6.9%
• Equity multiple: 0.73×
• Total profit: $-13,337
• Equity at exit: $26,689

10-year hold

• IRR: 6.7%
• Equity multiple: 1.59×
• Total profit: $29,541
• Equity at exit: $15,477

Cash invested: $50,120 (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: 222
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,837 high
• Mortgage (P&I): −$939
• Tax from tax record: −$298 /mo · $3,574/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $140

Break-even live

Break-even rent $1,660

Max offer price $179,000

Occupancy floor 87%

Sensitivity live

Price	-10% $242	-5% $191	+0% $140	+5% $90	+10% $39
Rent	-10% $-5	-5% $68	+0% $140	+5% $213	+10% $285
Rate	-1.0pp $230	-0.5pp $186	base $140	+0.5pp $94	+1.0pp $47

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
22332 Clyde Ave Sauk Village, IL	3.0	1.0	925	$1,800	$1.95	25d	1	0.21mi
22340 Chappel Ave Sauk Village, IL	3.0	1.0	1100	$1,800	$1.64	19d	1	0.21mi
2236 220th St Sauk Village, IL	3.0	1.0	1008	$1,800	$1.79	25d	1	0.41mi
21538 Gailine Ave Chicago Heights, IL	3.0	1.0	1031	$1,600	$1.55	3d	1	0.67mi
2241 Astor St Unit Labs Sauk Village, IL	2.0	2.0	1000	$1,650	$1.65	2d	1	1.40mi
1154 Barry Ln Sauk Village, IL	2.0	2.0	960	$1,550	$1.61	2d	1	1.41mi

Listing history 3 events

1. 2026-06-18
   days on market $179,000 Active 2 DOM
2. 2026-06-17
   remarks 673-char remark
3. 2026-06-17
   listed $179,000 Active 1 DOM

ⓘ 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: $3,574 · $298/mo
• Projected year-2 tax: $3,819 · $318/mo
• Expected delta: +$244/yr (+$20/mo · 6.8%)

ⓘ 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 0% 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: $22,048
• − Mortgage interest: −$10,027
• − Property taxes: −$3,574
• − Insurance: −$895
• − Repairs & maintenance: −$1,764
• − Management: −$1,764
• − Depreciation: −$5,207
• Taxable loss: −$1,183
• Est. tax savings @ 24.0%: +$284
• After-tax cash flow: $1,968/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

+397.2% since first listed

15 events — show timeline

• 2026-06-14 Listed $179,000 MRED as Distributed by MLS Grid
• 2024-11-30 Listing Removed — MRED as Distributed by MLS Grid
• 2024-09-03 Listed — MRED as Distributed by MLS Grid
• 2014-12-22 Sold (MLS) $28,900 MRED as Distributed by MLS Grid
• 2014-11-12 Pending — MRED as Distributed by MLS Grid
• 2014-10-17 Listed $28,900 MRED as Distributed by MLS Grid
• 2014-03-10 Listing Removed — MRED as Distributed by MLS Grid
• 2013-09-26 Price Changed — MRED as Distributed by MLS Grid
• 2013-08-05 Price Changed — MRED as Distributed by MLS Grid
• 2013-07-29 Price Changed — MRED as Distributed by MLS Grid
• 2013-05-29 Price Changed — MRED as Distributed by MLS Grid
• 2013-03-20 Listed — MRED as Distributed by MLS Grid
• 2001-11-13 Sold (Public Records) $86,000 Public Records
• 1990-04-20 Sold (Public Records) $52,000 Public Records
• 1986-11-01 Sold (Public Records) $36,000 Public Records

Property tax history

+3.7%/yr

Latest (2023): $3,574 · +50.3% YoY. Source: county tax records.