121 Williamsburg Rd · Country Club Hills, IL 60478

$125,000

2 bd · 1.0 ba · 792 sqft · Townhouse public records · 23 Days on market

Built 1970

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• 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

"Listing Broker and Seller assume no responsibility and make no guarantees, representations, warranties (express, implied or otherwise) as to the availability or accuracy of information contained herein."

Key facts

• Quartz countertops
• Vinyl flooring
• Shaker cabinet

Tags

• VINYL FLOORING
• STAINLESS STEEL APPLIANCES
• QUARTZ COUNTERTOPS
• SHAKER CABINET
• SPACIOUS BASEMENT

Property features AI

Finance

• Other: Parcel number on file
• HOA & community: No master association fee required; Pets allowed (cats OK)

Exterior

• Parking: Two parking spaces (total)
• Utilities: Public water; Public sewer
• Home design: Attached single-family townhouse-ranch; Entry level: 1; Fee simple ownership; Rehab completed in 2026
• Construction: Built approximately 51-60 years ago; Vinyl siding and brick exterior; Built before 1978
• Exterior features: Property includes school bus service; Lot dimensions listed

Interior

• Kitchen: Main-level kitchen (approx. 12 x 12)
• Bedrooms: Master bedroom on main level (approx. 11 x 11); Second bedroom on main level (approx. 11 x 11); Additional bedrooms listed (no dimensions provided)
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Five total rooms; Unfinished full basement
• Laundry & utility: Basement laundry area (approx. 10 x 10)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $125k.

Deal economics

• At list price, monthly cash flow is $635 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.4% vs local median 7.4% in Country Club Hills — 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 75/100 on livability (#212 in IL, #3,963 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime D+, health & safety D+, schools 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: 94 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $864 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 $35k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 4 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 $18k; list at $125k implies a 592% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.4% of price.

Recommended offer $123,125 (1.5% below list)

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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.
7. 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.
8. 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: 1.82% ✓
• Cap rate: 12.39%
• Cash-on-cash: 21.78%
• DSCR: 1.97
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $79,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
121 Williamsburg Rd	0.00mi	2/1.0	850 (+7%)	0mo	$130,000	$153	88
191 Williamsburg Rd	0.10mi	3/1.5 (+1)	800 (+1%)	14mo	$157,436	$197	75
17985 Amherst Ct Unit 1-103	0.60mi	2/1.5	800 (+1%)	8mo	$64,000	$80	62
17985 Huntleigh Ct #104	0.60mi	1/1.0 (-1)	850 (+7%)	2mo	$20,000	$24	53
17974 Amherst Ct #103	0.60mi	1/1.0 (-1)	800 (+1%)	16mo	$60,000	$75	52
17963 Huntleigh Ct #103	0.63mi	1/1.0 (-1)	750 (-5%)	8mo	$68,000	$91	50
17975 Huntleigh Ct #301	0.61mi	2/1.5	900 (+14%)	0mo	$89,900	$100	47
17963 Huntleigh Ct #302	0.63mi	2/1.5	900 (+14%)	4mo	$117,000	$130	43
17985 Amherst Ct #303	0.60mi	2/1.5	700 (-12%)	16mo	$114,000	$163	37
17985 Amherst Ct #104	0.60mi	1/1.0 (-1)	900 (+14%)	13mo	$55,000	$61	34
17963 Huntleigh Ct #304	0.64mi	2/1.5	875 (+10%)	22mo	$106,000	$121	32
17974 Amherst Ct #102	0.60mi	2/1.5	900 (+14%)	21mo	$63,000	$70	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: 14.6%
• Equity multiple: 1.58×
• Total profit: $20,428
• Equity at exit: $18,638

10-year hold

• IRR: 23.4%
• Equity multiple: 3.02×
• Total profit: $70,781
• Equity at exit: $10,808

Cash invested: $35,000 (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 60478

• Home prices YoY: -27.3%
• Active inventory: 94
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $2,276 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$455 /mo · $5,464/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$478
• Net cashflow: $635

Break-even live

Break-even rent $1,472

Max offer price $125,000

Occupancy floor 67%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17984 Amherst Ct Country Club Hills, IL	2.0	1.0	1000	$1,900	$1.90	1d	1	0.63mi
3501 177th St Country Club Hills, IL	2.0	2.0	839	$2,850	$3.40	1d	1	1.14mi

Listing history 23 events

1. 2026-06-02
   status $125,000 Pending 23 DOM
2. 2026-06-01
   days on market $125,000 Active 23 DOM
3. 2026-05-31
   days on market $125,000 Active 22 DOM
4. 2026-05-09
   listed $125,000 Active
5. 2016-10-24
   soldstatus $18,064 Closed Sale 214-char remark

   Show marketing remark (214 chars)

   "Listing Broker and Seller assume no responsibility and make no guarantees, representations, warranties (express, implied or otherwise) as to the availability or accuracy of information contained herein."

6. 2016-09-06
   status Pending 214-char remark

   Show marketing remark (214 chars)

   "Listing Broker and Seller assume no responsibility and make no guarantees, representations, warranties (express, implied or otherwise) as to the availability or accuracy of information contained herein."

7. 2016-08-31
   historical 214-char remark

   Show marketing remark (214 chars)

   "Listing Broker and Seller assume no responsibility and make no guarantees, representations, warranties (express, implied or otherwise) as to the availability or accuracy of information contained herein."

8. 2016-08-31
   status Reactivated 214-char remark

   Show marketing remark (214 chars)

   "Listing Broker and Seller assume no responsibility and make no guarantees, representations, warranties (express, implied or otherwise) as to the availability or accuracy of information contained herein."

9. 2016-07-05
   status Pending 214-char remark

   Show marketing remark (214 chars)

   "Listing Broker and Seller assume no responsibility and make no guarantees, representations, warranties (express, implied or otherwise) as to the availability or accuracy of information contained herein."

10. 2016-06-27
    historical 214-char remark

    Show marketing remark (214 chars)

    "Listing Broker and Seller assume no responsibility and make no guarantees, representations, warranties (express, implied or otherwise) as to the availability or accuracy of information contained herein."

11. 2016-06-06
    price $17,200 214-char remark

    Show marketing remark (214 chars)

    "Listing Broker and Seller assume no responsibility and make no guarantees, representations, warranties (express, implied or otherwise) as to the availability or accuracy of information contained herein."

12. 2016-06-06
    status Pending 214-char remark

    Show marketing remark (214 chars)

    "Listing Broker and Seller assume no responsibility and make no guarantees, representations, warranties (express, implied or otherwise) as to the availability or accuracy of information contained herein."

13. 2016-06-06
    historical 214-char remark

    Show marketing remark (214 chars)

    "Listing Broker and Seller assume no responsibility and make no guarantees, representations, warranties (express, implied or otherwise) as to the availability or accuracy of information contained herein."

14. 2016-06-06
    status Reactivated 214-char remark

    Show marketing remark (214 chars)

    "Listing Broker and Seller assume no responsibility and make no guarantees, representations, warranties (express, implied or otherwise) as to the availability or accuracy of information contained herein."

15. 2016-05-19
    historical 214-char remark

    Show marketing remark (214 chars)

    "Listing Broker and Seller assume no responsibility and make no guarantees, representations, warranties (express, implied or otherwise) as to the availability or accuracy of information contained herein."

16. 2016-05-10
    status Pending 214-char remark

    Show marketing remark (214 chars)

    "Listing Broker and Seller assume no responsibility and make no guarantees, representations, warranties (express, implied or otherwise) as to the availability or accuracy of information contained herein."

17. 2016-04-26
    historical 214-char remark

    Show marketing remark (214 chars)

    "Listing Broker and Seller assume no responsibility and make no guarantees, representations, warranties (express, implied or otherwise) as to the availability or accuracy of information contained herein."

18. 2016-04-19
    historical 214-char remark

    Show marketing remark (214 chars)

    "Listing Broker and Seller assume no responsibility and make no guarantees, representations, warranties (express, implied or otherwise) as to the availability or accuracy of information contained herein."

19. 2016-04-12
    listed $20,140 214-char remark

    Show marketing remark (214 chars)

    "Listing Broker and Seller assume no responsibility and make no guarantees, representations, warranties (express, implied or otherwise) as to the availability or accuracy of information contained herein."

20. 2003-08-19
    soldstatus $70,000
21. 1988-10-20
    soldstatus $31,000
22. 1984-08-01
    soldstatus $44,000
23. 1978-03-27
    soldstatus $11,000

ⓘ 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: $5,464 · $455/mo
• Projected year-2 tax: $5,464 · $455/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 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,315
• − Mortgage interest: −$7,002
• − Property taxes: −$5,464
• − Insurance: −$625
• − Repairs & maintenance: −$2,185
• − Management: −$2,185
• − Depreciation: −$3,636
• Taxable income: $6,218
• Est. tax owed @ 24.0%: −$1,492
• After-tax cash flow: $6,132/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 — Country Club Hills

• Score: 75/100
• State rank: #212
• US rank: #3963

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Country Club Hills, IL
• City population: 16,549
• Population (ZIP): 16,549

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 (87%)
• Race & ethnicity: Black 87% White 8% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Romanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Spanish 2%

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: ▼ -79.73%
• Current HPI: 212.3917
• 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

+1036.4% since first listed

20 events — show timeline

• 2026-05-09 Listed $125,000 MRED as Distributed by MLS Grid
• 2016-10-24 Sold (MLS) $18,064 MRED as Distributed by MLS Grid
• 2016-09-06 Pending — MRED as Distributed by MLS Grid
• 2016-08-31 Listing Removed — MRED as Distributed by MLS Grid
• 2016-08-31 Relisted — MRED as Distributed by MLS Grid
• 2016-07-05 Pending — MRED as Distributed by MLS Grid
• 2016-06-27 Listing Removed — MRED as Distributed by MLS Grid
• 2016-06-06 Price Changed $17,200 MRED as Distributed by MLS Grid
• 2016-06-06 Pending — MRED as Distributed by MLS Grid
• 2016-06-06 Listing Removed — MRED as Distributed by MLS Grid
• 2016-06-06 Relisted — MRED as Distributed by MLS Grid
• 2016-05-19 Listing Removed — MRED as Distributed by MLS Grid
• 2016-05-10 Pending — MRED as Distributed by MLS Grid
• 2016-04-26 Listing Removed — MRED as Distributed by MLS Grid
• 2016-04-19 Listing Removed — MRED as Distributed by MLS Grid
• 2016-04-12 Listed $20,140 MRED as Distributed by MLS Grid
• 2003-08-19 Sold (Public Records) $70,000 Public Records
• 1988-10-20 Sold (Public Records) $31,000 Public Records
• 1984-08-01 Sold (Public Records) $44,000 Public Records
• 1978-03-27 Sold (Public Records) $11,000 Public Records

Property tax history

+7.8%/yr

Latest (2023): $5,464 · +53.8% YoY. Source: county tax records.