1114 185th Pl · Homewood, IL 60430

$315,000

3 bd · 1.5 ba · 1,823 sqft · SingleFamily public records · 59 Days on market

Built 1979 Est $317k · at est.

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Why this score? — see what drove the F 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 +8.2/30.0
• ARV discount +7.8/15.0
• 1% rule +4.4/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• DSCR +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Spacious 5-bedroom, 3-bath split-level home with an attached 2-car garage is ready for you to make it your own. The main level features a bright living room that flows seamlessly into an L-shaped dining room. The updated white kitchen boasts newer stainless steel appliances, ample counter space, and room for a breakfast table, and opens to a cozy family room with a classic brick fireplace. Upstairs, you'll find four generously sized bedrooms, including an incredible primary suite that occupies its own private level. This retreat features vaulted ceilings, space for a seating area, and a private balcony. The en suite bath includes a Jacuzzi tub, dual vanity, walk-in shower, and skylights. An

Key facts

• 2 garage spots
• Built 1979
• Listed 59 days

Property features AI

Finance

• HOA & community: No master association fee required; Community features include park access, curbs, sidewalks and street lights

Exterior

• Parking: Attached garage (garage owned) with garage door opener; Asphalt driveway; Two total parking spaces (2 garage spaces)
• Utilities: Public water; Public sewer; Electric with circuit breakers
• Home design: Detached single-family home; Split level with subordinate levels; Fee simple ownership
• Construction: Vinyl siding and brick exterior; Built approximately 41–50 years ago
• Exterior features: Deck; Balcony; Fenced yard; Street paved with curbs, sidewalks and street lights; Close to park and commuter transit access

Interior

• Kitchen: Country-style, updated kitchen; Range; Range hood; Dishwasher; Refrigerator; Stainless steel appliances
• Bedrooms: Four bedrooms on upper/main levels with a fifth bedroom in the basement (possible 5th bedroom); Master bedroom on third level
• Flooring: Laminate flooring in many main living areas; Wood laminate in several rooms including family room and master bedroom; Parquet flooring in some second-floor bedrooms; Carpet in at least one bedroom; Ceramic tile in the kitchen
• Bathrooms: Three full bathrooms; Bathrooms include whirlpool, separate shower, double sink and soaking tub; Basement bathroom(s) present
• Heating & cooling: Natural gas heating; Forced air; Multiple heating systems (2+); Central air conditioning
• Interior features: Dining area combined with other living space; French doors; Skylight(s); Drapes; Window screens; Ceiling fan(s); Sump pump; Finished full basement; Unfinished attic; 11 total rooms; One wood-burning fireplace in the family room
• Laundry & utility: Main-level laundry; Washer and dryer included; Gas dryer hookup; In-unit laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $315k.

Deal economics

• At list price, monthly cash flow is $-293 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $263k (16.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $296k (5.9% below list).
• Recommended offer: $263k (16.4% below list) — sets the bar for cash-flow.

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 $9k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($306k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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 $200k; list at $315k implies a 57% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price.

Recommended offer $263,293 (16.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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?
8. 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.
9. 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.
10. 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: 0.94% ✗
• Cap rate: 5.18%
• Cash-on-cash: -3.98%
• DSCR: 0.82
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $317,202
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1037 185th Pl	0.09mi	3/2.0	1,800 (-1%)	1mo	$400,000	$222	91
1326 Hillview Rd	0.32mi	4/2.5 (+1)	1,751 (-4%)	4mo	$309,000	$176	66
18441 Marshfield Ave	0.65mi	3/1.5	1,855 (+2%)	0mo	$345,000	$186	66
1631 187th St	0.69mi	3/1.5	1,878 (+3%)	0mo	$260,000	$138	63
18234 Riegel Rd	0.69mi	3/2.0	1,786 (-2%)	1mo	$150,000	$84	62
939 Coach Rd	0.35mi	4/3.0 (+1)	1,712 (-6%)	1mo	$279,000	$163	61
1308 W 191st St	0.74mi	3/2.0	1,820 (-0%)	3mo	$251,000	$138	61
18834 Loomis Ave	0.55mi	4/2.5 (+1)	1,785 (-2%)	2mo	$313,500	$176	61
223 W Rainbow Dr	0.70mi	3/2.0	1,803 (-1%)	4mo	$280,000	$155	60
18000 Armitage Ct	0.72mi	4/2.5 (+1)	1,839 (+1%)	3mo	$340,000	$185	54
831 W Arquilla Dr	0.70mi	3/2.0	1,612 (-12%)	1mo	$279,900	$174	45
224 N Pleasant Dr	0.73mi	4/2.5 (+1)	1,650 (-10%)	1mo	$135,000	$82	40

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: -22.9%
• Equity multiple: 0.21×
• Total profit: $-69,361
• Equity at exit: $46,968

10-year hold

• IRR: -16.9%
• Equity multiple: 0.06×
• Total profit: $-83,082
• Equity at exit: $27,235

Cash invested: $88,200 (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: 8.9×

Monthly cashflow live

• Estimated rent: $2,963 high
• Mortgage (P&I): −$1,652
• Tax from tax record: −$850 /mo · $10,202/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$622
• Net cashflow: $-293

Break-even live

Break-even rent $3,333

Max offer price $263,293

Occupancy floor —

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: $78,750
• Closing costs: $9,450
• 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	0.48mi
18117 Loomis Ave Homewood, IL	4.0	2.0	1500	$2,800	$1.87	4d	1	0.62mi
1601 183rd St Unit 1237861P Homewood, IL	3.0	1.5	1528	$8,665	$5.67	22d	1	0.67mi
705 W Fitzhenry Ct Glenwood, IL	3.0	2.0	1600	$2,950	$1.84	20d	1	0.86mi
705 W Fitzhenry Ct Glenwood, IL	3.0	2.0	1700	$2,950	$1.74	24d	1	0.86mi
1802 Evergreen Rd Homewood, IL	4.0	2.0	1716	$2,836	$1.65	6d	1	0.91mi

Listing history 24 events

1. 2026-06-18
   days on market $315,000 Active 59 DOM
2. 2026-06-17
   days on market $315,000 Active 58 DOM
3. 2026-06-16
   days on market $315,000 Active 57 DOM
4. 2026-06-15
   days on market $315,000 Active 56 DOM
5. 2026-06-13
   days on market $315,000 Active 54 DOM
6. 2026-06-09
   days on market $315,000 Active 50 DOM
7. 2026-06-08
   days on market $315,000 Active 49 DOM
8. 2026-06-07
   days on market $315,000 Active 48 DOM
9. 2026-06-04
   days on market $315,000 Active 45 DOM
10. 2026-06-03
    days on market $315,000 Active 44 DOM
11. 2026-06-02
    days on market $315,000 Active 43 DOM
12. 2026-06-01
    days on market $315,000 Active 42 DOM
13. 2026-05-31
    days on market $315,000 Active 41 DOM
14. 2026-05-05
    price $315,000
15. 2026-04-20
    listed $325,000 Active
16. 2026-04-17
    historical
17. 2023-10-20
    status Pending
18. 2023-10-19
    historical
19. 2023-10-13
    listed Active
20. 2020-07-15
    historical
21. 2019-11-21
    historical
22. 2019-10-08
    price
23. 2019-07-15
    listed New
24. 1999-06-15
    soldstatus $200,000

ⓘ 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: $10,202 · $850/mo
• Projected year-2 tax: $10,202 · $850/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 · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,553
• − Mortgage interest: −$17,645
• − Property taxes: −$10,202
• − Insurance: −$1,575
• − Repairs & maintenance: −$2,844
• − Management: −$2,844
• − Depreciation: −$9,164
• Taxable loss: −$8,721
• Est. tax savings @ 24.0%: +$2,093
• After-tax cash flow: $-1,420/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

+57.5% since first listed

11 events — show timeline

• 2026-05-05 Price Changed $315,000 MRED as Distributed by MLS Grid
• 2026-04-20 Listed $325,000 MRED as Distributed by MLS Grid
• 2026-04-17 Listing Removed — MRED as Distributed by MLS Grid
• 2023-10-20 Pending — MRED as Distributed by MLS Grid
• 2023-10-19 Listing Removed — MRED as Distributed by MLS Grid
• 2023-10-13 Listed — MRED as Distributed by MLS Grid
• 2020-07-15 Listing Removed — MRED as Distributed by MLS Grid
• 2019-11-21 Listing Removed — MRED as Distributed by MLS Grid
• 2019-10-08 Price Changed — MRED as Distributed by MLS Grid
• 2019-07-15 Listed — MRED as Distributed by MLS Grid
• 1999-06-15 Sold (Public Records) $200,000 Public Records

Property tax history

+4.6%/yr

Latest (2023): $10,202 · +48.8% YoY. Source: county tax records.