3415 W 136th Pl · Robbins, IL 60472

$89,000

4 bd · 2.0 ba · 1,595 sqft · SingleFamily public records · 232 Days on market

Built 1919 $56/sqft · 41% below area Est $103k · 14% under ↓ 6% since listing

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Why this score? — see what drove the A- 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
• ARV discount +13.7/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks MLS

See the potential in this bungalow styled home in Robbins. Home has 3 bedrooms, 1 bathroom, living room, dining room and kitchen. Home sits on a large lot. This property is being sold as is and the room sizes are estimated.

Key facts

• Large lot
• Bungalow styled home
• Listed 231 days

Tags

• BUNGALOW STYLED HOME
• LARGE LOT

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $982 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $89k).
• Recommended offer: $78k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#583 in IL) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime D+, schools F, amenities F.
• Chsd 218 (suburban): math 14% / reading 20% proficiency, ranked #454 of 620 in IL (top 73%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 28 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 1d 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

• In year one you build about $10k of equity ($615 loan paydown + $9k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 232 days — a 12% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 2y ago; this cycle's ask has dropped $6k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price; built in 1919 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $78,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 232 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 1919 — 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 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?
7. 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?
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: 2.46% ✓
• Cap rate: 19.53%
• Cash-on-cash: 47.29%
• DSCR: 3.10
• GRM: 3.4

CMA / ARV

• ARV (median comp): $103,340
• List price: $89,000
• Delta: -13.88%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3408 W 137th St	0.04mi	3/2.5 (-1)	1,692 (+6%)	13mo	$195,000	$115	70
13609 S Crawford Ave	0.68mi	3/2.0 (-1)	1,505 (-6%)	6mo	$220,000	$146	48
13418 S Hamlin Ave	0.56mi	5/1.5 (+1)	1,400 (-12%)	9mo	$15,000	$11	39
14004 Whipple St	0.63mi	3/1.0 (-1)	1,442 (-10%)	11mo	$175,000	$121	36
14008 Whipple St	0.63mi	3/2.0 (-1)	1,378 (-14%)	23mo	$185,000	$134	24

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 61.3%
• Equity multiple: 5.46×
• Total profit: $111,131
• Equity at exit: $80,178

10-year hold

• IRR: 54.9%
• Equity multiple: 12.17×
• Total profit: $278,309
• Equity at exit: $172,907

Cash invested: $24,920 (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 60472

• Home prices YoY: 3.5%
• Active inventory: 28
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $2,193 high
• Mortgage (P&I): −$467
• Tax from tax record: −$247 /mo · $2,959/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$461
• Net cashflow: $982

Break-even live

Break-even rent $950

Max offer price $89,000

Occupancy floor 50%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3025 140th St Blue Island, IL	4.0	1.0	1144	$2,000	$1.75	1d	1	0.69mi
3028 141st St Blue Island, IL	4.0	1.0	1144	$1,911	$1.67	1d	1	0.75mi
2640 Vermont St Unit 1 Blue Island, IL	3.0	1.5	1500	$2,200	$1.47	1d	1	1.21mi
14336 S Harrison Ave Posen, IL	4.0	3.0	1707	$2,600	$1.52	1d	1	1.25mi
13308 Old Western Ave Unit 2 Blue Island, IL	3.0	1.5	1350	$2,200	$1.63	11d	1	1.29mi
13308 Old Western Ave Unit 2 Blue Island, IL	3.0	1.5	1350	$2,200	$1.63	22d	1	1.29mi
2261 136th St Blue Island, IL	4.0	2.0	2230	$2,500	$1.12	16d	1	1.46mi

Listing history 18 events

1. 2026-06-18
   days on market $89,000 Active 232 DOM
2. 2026-06-18
   status $89,000 Active 231 DOM
3. 2026-03-23
   price $89,000 224-char remark

   Show marketing remark (224 chars)

   See the potential in this bungalow styled home in Robbins. Home has 3 bedrooms, 1 bathroom, living room, dining room and kitchen. Home sits on a large lot. This property is being sold as is and the room sizes are estimated.

4. 2025-12-09
   status Active 224-char remark

   Show marketing remark (224 chars)

   See the potential in this bungalow styled home in Robbins. Home has 3 bedrooms, 1 bathroom, living room, dining room and kitchen. Home sits on a large lot. This property is being sold as is and the room sizes are estimated.

5. 2025-10-28
   status Pending 224-char remark

   Show marketing remark (224 chars)

   See the potential in this bungalow styled home in Robbins. Home has 3 bedrooms, 1 bathroom, living room, dining room and kitchen. Home sits on a large lot. This property is being sold as is and the room sizes are estimated.

6. 2025-08-29
   listed $95,000 Active 224-char remark

   Show marketing remark (224 chars)

   See the potential in this bungalow styled home in Robbins. Home has 3 bedrooms, 1 bathroom, living room, dining room and kitchen. Home sits on a large lot. This property is being sold as is and the room sizes are estimated.

7. 2025-06-21
   historical
8. 2025-05-21
   status Active
9. 2025-05-11
   historical
10. 2025-04-14
    status Active
11. 2025-04-03
    historical
12. 2025-01-07
    status Active
13. 2025-01-03
    historical
14. 2024-10-25
    status Active
15. 2024-08-17
    historical
16. 2024-08-17
    status Temporarily No Showings
17. 2024-07-15
    historical
18. 2024-07-13
    listed Temporarily No Showings

ⓘ 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: $2,959 · $247/mo
• Projected year-2 tax: $2,959 · $247/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 ≥102°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: $26,315
• − Mortgage interest: −$4,985
• − Property taxes: −$2,959
• − Insurance: −$445
• − Repairs & maintenance: −$2,105
• − Management: −$2,105
• − Depreciation: −$2,589
• Taxable income: $11,126
• Est. tax owed @ 24.0%: −$2,670
• After-tax cash flow: $9,114/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: Chsd 218
• NCES district ID: 1706540
• Math proficiency: 14% ▼ -4.00%
• Reading proficiency: 20% ▼ -1.00%
• Median HH income: $57,166
• Composite: 16.09/100
• National rank: #9235
• State rank: #454 of 620 in IL

Livability — Robbins

• Score: 66/100
• State rank: #583
• US rank: #12161

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Robbins, IL
• City population: 4,961
• Population (ZIP): 4,961

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 (85%)
• Race & ethnicity: Black 85% Hispanic / Latino 9% White 4% Two or more races 3%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Hispanic 4%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 7%

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: ▲ 16.74%
• Current HPI: 494.1622
• 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

-6.3% since first listed

16 events — show timeline

• 2026-03-23 Price Changed $89,000 MRED as Distributed by MLS Grid
• 2025-12-09 Relisted — MRED as Distributed by MLS Grid
• 2025-10-28 Pending — MRED as Distributed by MLS Grid
• 2025-08-29 Listed $95,000 MRED as Distributed by MLS Grid
• 2025-06-21 Listing Removed — MRED as Distributed by MLS Grid
• 2025-05-21 Relisted — MRED as Distributed by MLS Grid
• 2025-05-11 Listing Removed — MRED as Distributed by MLS Grid
• 2025-04-14 Relisted — MRED as Distributed by MLS Grid
• 2025-04-03 Listing Removed — MRED as Distributed by MLS Grid
• 2025-01-07 Relisted — MRED as Distributed by MLS Grid
• 2025-01-03 Listing Removed — MRED as Distributed by MLS Grid
• 2024-10-25 Relisted — MRED as Distributed by MLS Grid
• 2024-08-17 Listing Removed — MRED as Distributed by MLS Grid
• 2024-08-17 Relisted — MRED as Distributed by MLS Grid
• 2024-07-15 Listing Removed — MRED as Distributed by MLS Grid
• 2024-07-13 Listed — MRED as Distributed by MLS Grid

Property tax history

+15.7%/yr

Latest (2023): $2,959 · +134.0% YoY. Source: county tax records.