2136 223rd St · Sauk Village, IL 60411

$155,000

3 bd · 1.5 ba · 900 sqft · SingleFamily public records · 10 Days on market

Built 1959 7,500 sqft lot Est $138k · 13% over

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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 +23.2/30.0
• DSCR +7.4/10.0
• 1% rule +6.9/10.0
• Rent growth +4.1/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• ARV discount +1.8/15.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Sold "AS IS" w/o repair, warranty or seller disclosure. Listing Broker & Seller assume no responsibility & make no guarantees/warranties or representations as to the availability or accuracy of the property or other information depicted/described herein. Drive By only. Property needs repair.

Key facts

• Kitchen with patio
• 7,500 sq ft lot
• 2 parking spots

Tags

• KITCHEN WITH PATIO
• NEWER TUB AND SURROUND

Property features AI

Finance

• Other: Property not currently leased; Owned property not listed as rebuilt or rehabilitated
• HOA & community: No master association fee required

Exterior

• Parking: Two parking spaces; Asphalt off-street parking (owned)
• Utilities: Public water (also shared well listed); Public sewer and storm sewer; Natural gas service
• Home design: Detached single-family home; One-story layout; Owned with fee simple ownership
• Construction: Built approximately 61–70 years ago; Vinyl siding; Asphalt roof; Concrete perimeter foundation
• Exterior features: Lot dimensions approximately 50 x 150; Lot less than 0.25 acre; Curbs, sidewalks, street lights, and paved streets

Interior

• Kitchen: Kitchen with eating area/table space (approx. 14 x 15); Tile flooring in kitchen
• Bedrooms: Three bedrooms total; Main level master bedroom (approx. 14 x 13); Main level bedroom (approx. 12 x 12); Main level bedroom (approx. 10 x 12)
• Flooring: Luxury vinyl flooring in living room and bedrooms; Tile flooring in kitchen
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heating
• Interior features: Five total rooms; School bus service and commuter bus access nearby; Interstate access nearby
• Laundry & utility: Laundry room on main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $280 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).

Location & tenants

• Location reads 66/100 on livability (#546 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, health & safety D+, commute D.
• Bloom Twp Hsd 206 (suburban): math 8% / reading 9% proficiency, ranked #591 of 620 in IL (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Wagoner Elem (476 students, 0% FRL); Rickover Jr High School (math 2% / reading 5%, grade F, #652 of 665 statewide, top 98%, 370 students, 0% FRL); Bloom Trail High School (math 12% / reading 12%, grade F, #511 of 693 statewide, top 75%, 1,227 students, 0% FRL).
• Market conditions: Rents rising fast (+6.5%/yr); 223 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).
• This rent runs 36% of the median local income ($62k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.5% rent growth), your $43k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 12y 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 $12k; list at $155k implies a 1192% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $155,000

Questions for the listing agent

1. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.19% ✓
• Cap rate: 8.46%
• Cash-on-cash: 7.75%
• DSCR: 1.34
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $137,700
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2053 222nd Pl	0.12mi	3/1.0	906 (+1%)	5mo	$122,000	$135	87
22336 Merrill Ave	0.21mi	3/1.0	913 (+1%)	2mo	$139,900	$153	84
22437 Strassburg Ave	0.28mi	3/1.0	913 (+1%)	6mo	$172,000	$188	77
2171 221st St	0.26mi	3/1.0	925 (+3%)	5mo	$80,000	$86	77
2402 Sauk Trl	0.40mi	3/1.0	894 (-1%)	3mo	$85,000	$95	76
2522 Orion Ave	0.41mi	2/1.0 (-1)	894 (-1%)	6mo	$61,790	$69	68
1835 223rd St	0.33mi	3/1.0	1,000 (+11%)	2mo	$169,900	$170	63
2065 219th Pl	0.40mi	3/1.0	1,000 (+11%)	4mo	$145,000	$145	58
21643 Merrill Ave	0.67mi	3/1.0	925 (+3%)	7mo	$135,000	$146	56
1808 224th St	0.44mi	3/1.0	1,000 (+11%)	4mo	$160,000	$160	56
21636 Clyde Ave	0.75mi	4/2.0 (+1)	920 (+2%)	7mo	$222,500	$242	48
2836 223rd St	0.63mi	4/1.0 (+1)	975 (+8%)	3mo	$165,000	$169	47

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 · 6.48% rent growth · sell at horizon

5-year hold

• IRR: -0.3%
• Equity multiple: 0.99×
• Total profit: $-515
• Equity at exit: $23,111

10-year hold

• IRR: 12.9%
• Equity multiple: 2.20×
• Total profit: $52,257
• Equity at exit: $13,402

Cash invested: $43,400 (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 60411

• Home prices YoY: -33.9%
• Rents YoY: 6.5%
• Active inventory: 223
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,838 high
• Mortgage (P&I): −$813
• Tax from tax record: −$294 /mo · $3,527/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $280

Break-even live

Break-even rent $1,483

Max offer price $155,000

Occupancy floor 80%

Sensitivity live

Price	-10% $368	-5% $324	+0% $280	+5% $236	+10% $193
Rent	-10% $135	-5% $208	+0% $280	+5% $353	+10% $425
Rate	-1.0pp $358	-0.5pp $320	base $280	+0.5pp $240	+1.0pp $199

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
22332 Clyde Ave Sauk Village, IL	3.0	1.0	925	$1,800	$1.95	26d	1	0.26mi
2236 220th St Sauk Village, IL	3.0	1.0	1008	$1,800	$1.79	26d	1	0.30mi
22340 Chappel Ave Sauk Village, IL	3.0	1.0	1100	$1,800	$1.64	21d	1	0.31mi
21538 Gailine Ave Chicago Heights, IL	3.0	1.0	1031	$1,600	$1.55	5d	1	0.87mi
1154 Barry Ln Sauk Village, IL	2.0	2.0	960	$1,550	$1.61	0d	1	1.48mi
2241 Astor St Unit Labs Sauk Village, IL	2.0	2.0	1000	$1,650	$1.65	0d	1	1.48mi

Listing history 9 events

1. 2026-06-09
   pricedays on market $155,000 Active 10 DOM
2. 2026-06-08
   days on market $160,000 Active 9 DOM
3. 2026-06-07
   days on market $160,000 Active 8 DOM
4. 2026-06-04
   days on market $160,000 Active 5 DOM
5. 2026-06-03
   days on market $160,000 Active 4 DOM
6. 2026-06-02
   days on market $160,000 Active 3 DOM
7. 2026-06-01
   days on market $160,000 Active 2 DOM
8. 2026-05-31
   remarks 294-char remark
9. 2026-05-31
   listed $160,000 Active 1 DOM

ⓘ 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: $3,527 · $294/mo
• Projected year-2 tax: $3,527 · $294/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 · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,051
• − Mortgage interest: −$8,682
• − Property taxes: −$3,527
• − Insurance: −$775
• − Repairs & maintenance: −$1,764
• − Management: −$1,764
• − Depreciation: −$4,509
• Taxable income: $1,029
• Est. tax owed @ 24.0%: −$247
• After-tax cash flow: $3,117/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: Bloom Twp Hsd 206
• NCES district ID: 1706420
• Math proficiency: 8% ▼ -3.00%
• Reading proficiency: 9% ▼ -8.00%
• Median HH income: $39,795
• Composite: 7.4/100
• National rank: #9952
• State rank: #591 of 620 in IL

Livability — Sauk Village

• Score: 66/100
• State rank: #546
• US rank: #11370

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sauk Village, IL
• County: Cook County · 4,486,803 people
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 52,175
• Household income: $62,073
• Rent vs Own: 34.8% rent · 65.2% own
• Severe rent burden: 1714.0

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 0.66)
• Race & ethnicity: Black 49% Hispanic / Latino 26% White 19% Two or more races 11%
• Hispanic origin (detail): Mexican 22% Puerto Rican 2%
• Common ancestry: Romanian 4% Portuguese 1% Lithuanian 1%
• Foreign-born: 12% · Canada
• Languages at home: 76% English-only · Spanish 21% Russian/Polish/Slavic 1% 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: ▼ -108.75%
• Current HPI: 212.4058
• Rent YoY: ▲ 6.48%
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• 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

+321.1% since first listed

9 events — show timeline

• 2026-05-30 Listed $160,000 MRED as Distributed by MLS Grid
• 2014-04-23 Sold (MLS) $12,000 MRED as Distributed by MLS Grid
• 2014-03-20 Contingent — MRED as Distributed by MLS Grid
• 2014-02-25 Listed $13,000 MRED as Distributed by MLS Grid
• 2005-03-30 Sold (Public Records) $72,000 Public Records
• 2004-05-03 Sold (Public Records) $71,000 Public Records
• 1999-11-22 Sold (Public Records) $50,000 Public Records
• 1992-10-13 Sold (Public Records) $43,400 Public Records
• 1987-09-01 Sold (Public Records) $38,000 Public Records

Property tax history

+2.9%/yr

Latest (2023): $3,527 · +55.5% YoY. Source: county tax records.