1644 187th St · Homewood, IL 60430

$226,900

3 bd · 1.5 ba · 1,320 sqft · SingleFamily public records · 63 Days on market

Built 1952 Est $252k · 10% under

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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 +17.9/30.0
• ARV discount +12.0/15.0
• 1% rule +7.1/10.0
• DSCR +5.6/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Just what you've been looking for. All brick ranch featuring 3 bedrooms and 2 full baths. Main level with all hardwood flooring aside from kitchen. Beautiful wood burning fireplace in living room. Kitchen cabinets have been refaced a few years back. Full, partially finished basement with bedroom, closet, and full bath. 4 year old PVC fence for full privacy. Blocks away from shopping, restaurants, train, and highly rated Homewood school district. A/C 2022, Furnace 2017. Make your appointment to see this home before it's gone! Conv or Cash only please.

Key facts

• Private driveway
• All brick ranch
• Hardwood floors

Tags

• ALL BRICK RANCH
• HARDWOOD FLOORS
• WOOD BURNING FIREPLACE
• PARTIALLY FINISHED BASEMENT
• PRIVATE DRIVEWAY
• DETACHED ONE CAR GARAGE

Property features AI

Finance

• Other: Parcel number 32062210320000; Property not currently leased; Possession at closing
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage (concrete) — 1 garage space, 1 total parking space; Garage is owned
• Utilities: Water source: Lake Michigan; Public sewer
• Home design: Detached single-family home; One-story layout; Fee simple ownership
• Construction: Brick construction; Asphalt roof; Concrete perimeter foundation; Built 71–80 years ago; Built before 1978
• Exterior features: Lot smaller than 0.25 acre; Lot dimensions: 9100

Interior

• Kitchen: Kitchen on main level
• Bedrooms: Master bedroom (main level); Two additional bedrooms (main level)
• Flooring: Hardwood floors in living areas and most bedrooms; Vinyl flooring in kitchen
• Bathrooms: Two full bathrooms; Basement includes a bathroom
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: First-floor bedroom; First-floor full bath; Partially finished full basement; Living room with fireplace; Six total rooms
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $227k.

Deal economics

• At list price, monthly cash flow is $191 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $227k).
• Recommended offer: $213k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 81/100 on livability (#81 in IL, #1,314 nationally) — a professional / high-income tenant draw. Strengths: commute A+, employment A+, cost of living A+; Watch: amenities F.
• Homewood Flossmoor Chsd 233 (suburban): math 21% / reading 27% proficiency, ranked #272 of 620 in IL (top 44%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Homewood-Flossmoor High School (math 21% / reading 27%, grade F, #304 of 693 statewide, top 44%, 2,798 students, 0% FRL).
• Market conditions: 101 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($213k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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 $190k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price; built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $213,286 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% 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. 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 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?
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: 1.21% ✓
• Cap rate: 7.30%
• Cash-on-cash: 3.61%
• DSCR: 1.16
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $252,120
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1522 186th St	0.19mi	3/1.0	1,209 (-8%)	3mo	$226,000	$187	72
18522 Dixie Hwy	0.50mi	3/1.5	1,286 (-3%)	2mo	$249,900	$194	70
18823 Ashland Ave	0.21mi	4/2.0 (+1)	1,418 (+7%)	1mo	$250,000	$176	70
18630 Highland Ave	0.23mi	3/1.5	1,485 (+12%)	2mo	$270,000	$182	67
18652 Martin Ave	0.53mi	3/1.0	1,272 (-4%)	4mo	$212,000	$167	64
18524 Gottschalk Ave	0.38mi	3/2.0	1,212 (-8%)	5mo	$300,000	$248	62
1741 Evergreen Rd	0.46mi	3/1.0	1,210 (-8%)	1mo	$230,000	$190	62
1918 183rd St	0.64mi	3/1.5	1,387 (+5%)	3mo	$264,900	$191	60
18430 Aberdeen St	0.74mi	3/2.0	1,223 (-7%)	0mo	$242,000	$198	51
1524 Olive Rd	0.67mi	2/1.5 (-1)	1,229 (-7%)	2mo	$227,000	$185	51
1041 Coach Rd	0.75mi	4/2.0 (+1)	1,407 (+7%)	2mo	$289,000	$205	45
1307 Thomas St	0.64mi	4/2.0 (+1)	1,487 (+13%)	1mo	$319,000	$215	41

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: -10.5%
• Equity multiple: 0.62×
• Total profit: $-24,302
• Equity at exit: $33,832

10-year hold

• IRR: -1.0%
• Equity multiple: 0.93×
• Total profit: $-4,305
• Equity at exit: $19,618

Cash invested: $63,532 (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 60430

• Home prices YoY: -32.1%
• Active inventory: 101
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $2,740 high
• Mortgage (P&I): −$1,190
• Tax from tax record: −$689 /mo · $8,266/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$575
• Net cashflow: $191

Break-even live

Break-even rent $2,498

Max offer price $226,900

Occupancy floor 88%

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: $56,725
• Closing costs: $6,807
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1332 Jamie Ln Homewood, IL	4.0	2.5	1576	$3,171	$2.01	24d	1	0.46mi
1601 183rd St Unit 1237861P Homewood, IL	3.0	1.5	1528	$8,665	$5.67	22d	1	0.49mi
1802 Evergreen Rd Homewood, IL	4.0	2.0	1716	$2,836	$1.65	6d	1	0.50mi
18117 Loomis Ave Homewood, IL	4.0	2.0	1500	$2,800	$1.87	3d	1	0.80mi
2420 183rd St Homewood, IL	2.0	1.0	1100	$1,750	$1.59	10d	1	1.10mi
2223 Hawthorne Rd Homewood, IL	3.0	2.0	1552	$2,300	$1.48	24d	1	1.47mi

Listing history 13 events

1. 2026-06-02
   days on market $226,900 Active 63 DOM
2. 2026-06-01
   days on market $226,900 Active 62 DOM
3. 2026-05-31
   days on market $226,900 Active 61 DOM
4. 2026-05-22
   price $226,900
5. 2026-03-31
   listed $229,900 Active
6. 2022-08-25
   soldstatus $190,000
7. 2022-07-21
   soldstatus $189,900 Closed 556-char remark

   Show marketing remark (556 chars)

   Just what you've been looking for. All brick ranch featuring 3 bedrooms and 2 full baths. Main level with all hardwood flooring aside from kitchen. Beautiful wood burning fireplace in living room. Kitchen cabinets have been refaced a few years back. Full, partially finished basement with bedroom, closet, and full bath. 4 year old PVC fence for full privacy. Blocks away from shopping, restaurants, train, and highly rated Homewood school district. A/C 2022, Furnace 2017. Make your appointment to see this home before it's gone! Conv or Cash only please.

8. 2022-06-24
   historical Contingent - No Showings 556-char remark

   Show marketing remark (556 chars)

   Just what you've been looking for. All brick ranch featuring 3 bedrooms and 2 full baths. Main level with all hardwood flooring aside from kitchen. Beautiful wood burning fireplace in living room. Kitchen cabinets have been refaced a few years back. Full, partially finished basement with bedroom, closet, and full bath. 4 year old PVC fence for full privacy. Blocks away from shopping, restaurants, train, and highly rated Homewood school district. A/C 2022, Furnace 2017. Make your appointment to see this home before it's gone! Conv or Cash only please.

9. 2022-06-15
   status Active 556-char remark

   Show marketing remark (556 chars)

   Just what you've been looking for. All brick ranch featuring 3 bedrooms and 2 full baths. Main level with all hardwood flooring aside from kitchen. Beautiful wood burning fireplace in living room. Kitchen cabinets have been refaced a few years back. Full, partially finished basement with bedroom, closet, and full bath. 4 year old PVC fence for full privacy. Blocks away from shopping, restaurants, train, and highly rated Homewood school district. A/C 2022, Furnace 2017. Make your appointment to see this home before it's gone! Conv or Cash only please.

10. 2022-06-09
    historical Contingent - Continue to Show 556-char remark

    Show marketing remark (556 chars)

    Just what you've been looking for. All brick ranch featuring 3 bedrooms and 2 full baths. Main level with all hardwood flooring aside from kitchen. Beautiful wood burning fireplace in living room. Kitchen cabinets have been refaced a few years back. Full, partially finished basement with bedroom, closet, and full bath. 4 year old PVC fence for full privacy. Blocks away from shopping, restaurants, train, and highly rated Homewood school district. A/C 2022, Furnace 2017. Make your appointment to see this home before it's gone! Conv or Cash only please.

11. 2022-06-06
    listed $189,900 Active 556-char remark

    Show marketing remark (556 chars)

    Just what you've been looking for. All brick ranch featuring 3 bedrooms and 2 full baths. Main level with all hardwood flooring aside from kitchen. Beautiful wood burning fireplace in living room. Kitchen cabinets have been refaced a few years back. Full, partially finished basement with bedroom, closet, and full bath. 4 year old PVC fence for full privacy. Blocks away from shopping, restaurants, train, and highly rated Homewood school district. A/C 2022, Furnace 2017. Make your appointment to see this home before it's gone! Conv or Cash only please.

12. 2006-01-05
    soldstatus $175,000
13. 1992-04-20
    soldstatus $112,500

ⓘ 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: $8,266 · $689/mo
• Projected year-2 tax: $8,266 · $689/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 ≥101°F today · 14 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: $32,877
• − Mortgage interest: −$12,710
• − Property taxes: −$8,266
• − Insurance: −$1,134
• − Repairs & maintenance: −$2,630
• − Management: −$2,630
• − Depreciation: −$6,601
• Taxable loss: −$1,094
• Est. tax savings @ 24.0%: +$263
• After-tax cash flow: $2,557/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: Homewood Flossmoor Chsd 233
• NCES district ID: 1719560
• Math proficiency: 21% ▼ -15.00%
• Reading proficiency: 27% ▼ -13.00%
• Median HH income: $83,564
• Composite: 24.42/100
• National rank: #7681
• State rank: #272 of 620 in IL

Livability — Homewood

• Score: 81/100
• State rank: #81
• US rank: #1314

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Homewood, IL
• City population: 19,993
• Population (ZIP): 19,993

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 0.62)
• Race & ethnicity: Black 44% White 42% Hispanic / Latino 9% Two or more races 6% Asian 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Romanian 5% Iranian 2% Italian 2%
• Foreign-born: 6% · Canada, Dominican Republic
• Languages at home: 91% English-only · Spanish 5% Russian/Polish/Slavic 1% German/W. Germanic 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: ▼ -105.00%
• Current HPI: 222.2923
• 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

+101.7% since first listed

10 events — show timeline

• 2026-05-22 Price Changed $226,900 MRED as Distributed by MLS Grid
• 2026-03-31 Listed $229,900 MRED as Distributed by MLS Grid
• 2022-08-25 Sold (Public Records) $190,000 Public Records
• 2022-07-21 Sold (MLS) $189,900 MRED as Distributed by MLS Grid
• 2022-06-24 Contingent — MRED as Distributed by MLS Grid
• 2022-06-15 Relisted — MRED as Distributed by MLS Grid
• 2022-06-09 Contingent — MRED as Distributed by MLS Grid
• 2022-06-06 Listed $189,900 MRED as Distributed by MLS Grid
• 2006-01-05 Sold (Public Records) $175,000 Public Records
• 1992-04-20 Sold (Public Records) $112,500 Public Records

Property tax history

+3.9%/yr

Latest (2023): $8,266 · +30.5% YoY. Source: county tax records.