3417 Butler Ave · Steger, IL 60475

$84,900

2 bd · 1.5 ba · 1,210 sqft · Other public records · 186 Days on market

Built 1909 ↓ 15% since listing

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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 +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Exciting opportunity! This frame 1.5 story offers 2 bedrooms, 1.5 baths and a basement that can be finished for extra living space. This property is waiting for the right owner to unlock its full potential and turn it into a stunning home. Conveniently located near shopping, restaurants and transportation, this home is ideal for a first-time buyer ready to transform it into a fabulous living space or an investor looking to add to their rental portfolio.

Key facts

• Built 1909
• Listed 186 days

Property features AI

Finance

• HOA & community: No master association fees (not required)

Exterior

• Utilities: Public water; Public sewer
• Home design: Detached single-family home; 1.5-story design; Fee simple ownership; Home is over 100 years old; Built before 1978
• Construction: Frame construction
• Exterior features: Lot under 0.25 acre

Interior

• Kitchen: Main-level kitchen (approx. 15 x 9)
• Bedrooms: Primary bedroom on second level (approx. 18 x 14); Second bedroom on main level (approx. 11 x 9); Two additional bedrooms listed
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Natural gas forced-air heating
• Interior features: Five total rooms; Unfinished full basement
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath other listed at $85k.

Deal economics

• At list price, monthly cash flow is $563 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.2% vs local median 5.1% in Steger — 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 67/100 on livability (#498 in IL) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: employment C-, health & safety D+, amenities F.
• 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: Bloom Trail High School (math 12% / reading 12%, grade F, #511 of 693 statewide, top 75%, 1,227 students, 0% FRL).
• Market conditions: 43 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 2,028 units permitted in Will County in 2024 (530 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $587 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Will County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 186 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y ago; this cycle's ask has dropped $15k (15%) 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 1909 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $74,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 186 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 1909 — 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. 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: 1.91% ✓
• Cap rate: 14.24%
• Cash-on-cash: 28.40%
• DSCR: 2.26
• GRM: 4.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 22.7%
• Equity multiple: 1.93×
• Total profit: $22,174
• Equity at exit: $12,659

10-year hold

• IRR: 30.7%
• Equity multiple: 3.77×
• Total profit: $65,866
• Equity at exit: $7,341

Cash invested: $23,772 (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 60475

• Active inventory: 43
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,620 high
• Mortgage (P&I): −$445
• Tax from tax record: −$237 /mo · $2,838/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $563

Break-even live

Break-even rent $908

Max offer price $84,900

Occupancy floor 60%

Sensitivity live

Price	-10% $611	-5% $587	+0% $563	+5% $538	+10% $514
Rent	-10% $435	-5% $499	+0% $563	+5% $626	+10% $690
Rate	-1.0pp $605	-0.5pp $584	base $563	+0.5pp $541	+1.0pp $518

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
22 E 35th St Steger, IL	2.0	1.0	740	$1,250	$1.69	25d	1	0.33mi
3135 Chicago Rd Unit 2nd Steger, IL	2.0	1.0	1300	$1,650	$1.27	25d	1	0.55mi
3763 Emerald Ave Steger, IL	3.0	1.0	1125	$1,950	$1.73	25d	1	0.70mi
316 W 34th St Steger, IL	3.0	1.0–1.5	720	$1,493	$2.07	0d	5	1.18mi
236 Chestnut Ave Unit S South Chicago Heights, IL	3.0	1.0	1032	$2,000	$1.94	25d	1	1.25mi

Listing history 16 events

1. 2026-06-10
   status $84,900 Pending 186 DOM
2. 2026-06-09
   days on market $84,900 Active 186 DOM
3. 2026-06-08
   days on market $84,900 Active 185 DOM
4. 2026-06-07
   days on market $84,900 Active 184 DOM
5. 2026-06-04
   days on market $84,900 Active 181 DOM
6. 2026-06-03
   days on market $84,900 Active 180 DOM
7. 2026-06-02
   days on market $84,900 Active 179 DOM
8. 2026-06-01
   days on market $84,900 Active 178 DOM
9. 2026-05-31
   days on market $84,900 Active 177 DOM
10. 2026-02-16
    price $84,900
11. 2026-01-12
    price $89,900
12. 2025-12-05
    listed $99,900 Active
13. 2008-07-09
    historical
14. 2008-04-20
    listed
15. 2007-10-18
    historical
16. 2007-04-18
    listed

ⓘ 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: $2,838 · $237/mo
• Projected year-2 tax: $2,838 · $237/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
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,438
• − Mortgage interest: −$4,756
• − Property taxes: −$2,838
• − Insurance: −$424
• − Repairs & maintenance: −$1,555
• − Management: −$1,555
• − Depreciation: −$2,470
• Taxable income: $5,839
• Est. tax owed @ 24.0%: −$1,401
• After-tax cash flow: $5,349/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 — Steger

• Score: 67/100
• State rank: #498
• US rank: #10279

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Steger, IL
• City population: 10,103
• Population (ZIP): 10,103

Population outlook (Will County) Hauer SSP2

• Today (2025): 705,368 people
• By 2030: 708,154 · +0.4%
• By 2040: 702,692 · -0.4%
• By 2050: 680,249 · -3.6%
• By 2075: 611,990 · -13.2%
• By 2100: 516,215 · -26.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 52% Hispanic / Latino 23% Black 18% Two or more races 11% Asian 1%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: Romanian 5% Lithuanian 1% Italian 1%
• Foreign-born: 7% · Canada, South Korea
• Languages at home: 85% English-only · Spanish 13% Other Indo-European 1%

Political lean MEDSL · Will

• 2024 margin: Toss-up / Even · D 50.1% · R 48.5% · Other 1.4%
• 2008→2024 swing: -11.6pp toward R · 2008: 13.2pp · 2024: 1.6pp
• All cycles: 2024: D+1.6 2020: D+8.3 2016: D+5.7 2012: D+3.7 2008: D+13.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -92.95%
• Current HPI: 134.0677
• 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

-15.0% since first listed

7 events — show timeline

• 2026-02-16 Price Changed $84,900 MRED as Distributed by MLS Grid
• 2026-01-12 Price Changed $89,900 MRED as Distributed by MLS Grid
• 2025-12-05 Listed $99,900 MRED as Distributed by MLS Grid
• 2008-07-09 Listing Removed — MRED as Distributed by MLS Grid
• 2008-04-20 Listed — MRED as Distributed by MLS Grid
• 2007-10-18 Listing Removed — MRED as Distributed by MLS Grid
• 2007-04-18 Listed — MRED as Distributed by MLS Grid

Property tax history

+4.8%/yr

Latest (2024): $2,838 · +9.4% YoY. Source: county tax records.