3641 W Beech St · Flossmoor, IL 60422

$259,871

3 bd · 2.5 ba · 1,747 sqft · SingleFamily public records · 312 Days on market

Built 1960 9,450 sqft lot Est $283k · 8% under ↓ 4% since listing

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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 +14.5/30.0
• ARV discount +11.2/15.0
• 1% rule +4.9/10.0
• DSCR +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
• Appreciation +0.0/10.0

Listing remarks

Quality-Built, All-Brick Ranch on a Prime Corner Lot! This well-maintained, all-face brick ranch offers everything on one convenient level. Featuring 3 spacious bedrooms and 2 full baths, it's the perfect home for comfortable living. Enjoy a generous living room with oversized windows and a cozy fireplace, ideal for relaxing or entertaining. The bright kitchen opens to a dinette area and adjoining family room for easy everyday living. Additional highlights include main level laundry, a secure attached 2.5-car garage, newer furnace and central air, aluminum gutters and soffits, and a newer water heater. Outstanding corner location-don't miss this one! Although this home was very well maint

Key facts

• Bright kitchen
• All brick ranch
• Prime corner lot

Tags

• PRIME CORNER LOT
• ALL BRICK RANCH
• GENEROUS LIVING ROOM
• BRIGHT KITCHEN
• MAIN LEVEL LAUNDRY
• SECURE ATTACHED GARAGE

Property features AI

Finance

• Other: Living area per assessor
• HOA & community: No master association fee required; Neighborhood features: park, curbs, sidewalks, street lights, paved streets

Exterior

• Parking: Attached garage (2 spaces, owned); Two total parking spaces
• Utilities: Water from Lake Michigan; Public sewer; Electric and gas available (natural gas heating)
• Home design: Detached single-family ranch; One-story; Fee simple ownership; Disability access/equipped; Built before 1978
• Construction: Brick construction; Asphalt roof; Age: approximately 61–70 years
• Exterior features: Patio; Landscaped yard; Corner lot (70 x 135)

Interior

• Kitchen: Eating area/table space; Range; Dishwasher; Refrigerator
• Bedrooms: Master bedroom on main level (15 x 14); Bedroom 2 on main level (14 x 12); Bedroom 3 on main level (11 x 11)
• Flooring: Hardwood flooring (general); Carpet in living areas and bedrooms; Vinyl in kitchen and laundry; Slate in foyer
• Bathrooms: Two full bathrooms
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Open floorplan; Built-in features; First-floor bedroom; First-floor full bath; Crawl space basement; Six total rooms
• Laundry & utility: Main-level laundry (19 x 6); Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $59 ($708/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $257k (1.2% below list).
• Recommended offer: $229k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.6% vs local median 4.3% in Flossmoor — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 80/100 on livability (#107 in IL, #1,718 nationally) — a professional / high-income tenant draw. Strengths: employment A+, housing A+, crime B+; Watch: cost of living D, 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: Flossmoor Hills Elem School (math 22% / reading 27%, grade F, #850 of 2,056 statewide, top 45%, 340 students, 0% FRL); Parker Junior High School (math 16% / reading 21%, grade F, #438 of 665 statewide, top 67%, 858 students, 0% FRL); Homewood-Flossmoor High School (math 21% / reading 27%, grade F, #304 of 693 statewide, top 44%, 2,798 students, 0% FRL).
• Market conditions: 95 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 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 $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 312 days — a 12% lower offer ($229k) is reasonable based on typical stale-listing flexibility.

Recommended offer $228,686 (12.0% below list)

Questions for the listing agent

1. It's been on market 312 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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?
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: 0.99% ✗
• Cap rate: 6.57%
• Cash-on-cash: 0.97%
• DSCR: 1.04
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $283,014
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3641 W Beech St	0.00mi	3/2.0	1,747 (0%)	0mo	$255,700	$146	98
809 Elm St	0.05mi	4/2.5 (+1)	1,851 (+6%)	1mo	$349,900	$189	82
754 Ash St	0.04mi	4/2.5 (+1)	1,835 (+5%)	11mo	$200,000	$109	76
1034 Central Park Ave	0.31mi	4/2.0 (+1)	1,800 (+3%)	1mo	$255,000	$142	73
3645 Elm Ct	0.24mi	3/2.0	1,827 (+5%)	12mo	$296,225	$162	70
18921 Oakwood Ct	0.45mi	3/2.0	1,752 (+0%)	9mo	$245,000	$140	69
712 Central Park Ave	0.14mi	3/1.5	1,622 (-7%)	11mo	$199,900	$123	69
18711 Oakwood Ave	0.44mi	3/1.5	1,690 (-3%)	8mo	$260,000	$154	64
4117 186th Pl	0.57mi	3/2.0	1,752 (+0%)	9mo	$294,000	$168	63
4008 192nd Pl	0.72mi	3/2.5	1,657 (-5%)	2mo	$325,000	$196	56
4215 188th St	0.66mi	3/2.0	1,529 (-12%)	5mo	$267,000	$175	42
4211 190th Pl	0.74mi	3/2.0	1,560 (-11%)	10mo	$267,732	$172	37

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: -14.7%
• Equity multiple: 0.47×
• Total profit: $-38,205
• Equity at exit: $38,748

10-year hold

• IRR: -5.9%
• Equity multiple: 0.62×
• Total profit: $-27,838
• Equity at exit: $22,469

Cash invested: $72,764 (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 60422

• Home prices YoY: -26.3%
• Active inventory: 95
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,567 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$498 /mo · $5,973/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$539
• Net cashflow: $59

Break-even live

Break-even rent $2,492

Max offer price $259,871

Occupancy floor 93%

Sensitivity live

Price	-10% $206	-5% $133	+0% $59	+5% $-15	+10% $-88
Rent	-10% $-144	-5% $-42	+0% $59	+5% $160	+10% $262
Rate	-1.0pp $190	-0.5pp $125	base $59	+0.5pp $-8	+1.0pp $-77

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: $64,968
• Closing costs: $7,796
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4453 Provincetown Dr Country Club Hills, IL	3.0	2.5	1300	$2,500	$1.92	0d	1	0.54mi
1153 Williamsburg Rd Country Club Hills, IL	2.0	1.5	1216	$1,900	$1.56	0d	1	0.65mi
4193 186th St Country Club Hills, IL	4.0	2.5	1704	$3,200	$1.88	0d	1	0.68mi
18960 Keeler Ave Country Club Hills, IL	4.0	2.0	1537	$2,650	$1.72	3d	1	0.68mi
18960 Keeler Ave Country Club Hills, IL	4.0	2.0	1537	$2,650	$1.72	0d	1	0.68mi
2256 Windsor Ln Country Club Hills, IL	3.0	1.0	1212	$2,250	$1.86	0d	1	0.75mi
3515 Bordeaux Ct Hazel Crest, IL	4.0	2.0	1486	$2,900	$1.95	3d	1	0.89mi
3212 Charlemagne Ave Hazel Crest, IL	3.0	2.5	1412	$2,650	$1.88	0d	1	1.12mi
18019 Ravisloe Ter Country Club Hills, IL	3.0	1.5	1150	$2,800	$2.43	0d	1	1.15mi
2817 Sunset Ave Flossmoor, IL	3.0	1.5	1648	$1,900	$1.15	26d	1	1.17mi

Listing history 10 events

1. 2026-06-08
   statusdays on market $259,871 Pending 312 DOM
2. 2026-06-07
   days on market $259,871 Active 311 DOM
3. 2026-06-04
   days on market $259,871 Active 308 DOM
4. 2026-06-03
   days on market $259,871 Active 307 DOM
5. 2026-06-02
   days on market $259,871 Active 306 DOM
6. 2026-06-01
   days on market $259,871 Active 305 DOM
7. 2026-05-31
   days on market $259,871 Active 304 DOM
8. 2026-01-21
   price $259,871
9. 2025-09-04
   price $264,777
10. 2025-07-30
    listed $269,500 Active

ⓘ 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: $5,973 · $498/mo
• Projected year-2 tax: $5,973 · $498/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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,802
• − Mortgage interest: −$14,557
• − Property taxes: −$5,973
• − Insurance: −$1,299
• − Repairs & maintenance: −$2,464
• − Management: −$2,464
• − Depreciation: −$7,560
• Taxable loss: −$3,515
• Est. tax savings @ 24.0%: +$844
• After-tax cash flow: $1,552/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 — Flossmoor

• Score: 80/100
• State rank: #107
• US rank: #1718

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Flossmoor, IL
• City population: 9,885
• Population (ZIP): 9,885

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: Majority Black (63%)
• Race & ethnicity: Black 63% White 28% Hispanic / Latino 5% Two or more races 4% Asian 2%
• Common ancestry: Iranian 3% Romanian 3% Portuguese 2%
• Foreign-born: 5% · Canada
• Languages at home: 92% English-only · Spanish 4% Other Asian/Pacific 2% 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: ▼ -67.78%
• Current HPI: 189.5534
• 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

-3.6% since first listed

3 events — show timeline

• 2026-01-21 Price Changed $259,871 MRED as Distributed by MLS Grid
• 2025-09-04 Price Changed $264,777 MRED as Distributed by MLS Grid
• 2025-07-30 Listed $269,500 MRED as Distributed by MLS Grid

Property tax history

+0.7%/yr

Latest (2023): $5,973 · +43.0% YoY. Source: county tax records.