1815 223rd St · Sauk Village, IL 60411

$124,900

3 bd · 1.0 ba · 900 sqft · SingleFamily public records · 71 Days on market

Built 1960 6,534 sqft lot Est $130k · at est.

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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
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• ARV discount +9.4/15.0
• Rent growth +4.1/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Discover comfortable living and solid value in this inviting home featuring beautiful hardwood floors that flow throughout the main living areas. The spacious eat-in kitchen offers the perfect setting for everyday meals and gatherings, while the full basement provides extensive storage options or potential for future finishing. Enjoy year-round comfort with central AC and peace of mind knowing the home is protected by a newer roof. Newer vinyl windows also ad to the upgrades. Warm, functional, and well-maintained, this property is ready to welcome its next owner.

Key facts

• 6,534 sq ft lot
• 2 garage spots
• Built 1960

Property features AI

Finance

• Other: Property is fee simple ownership; Not currently leased; Total finished plus unfinished area approximately 1,800 total (900 finished main level, 900 unfinished basement); General area access: school bus service, commuter bus, commuter train, interstate access
• HOA & community: No master association fee required; Community features include curbs, sidewalks, street lights, and paved streets

Exterior

• Parking: Detached garage on a side driveway; Garage owned (2 garage spaces, 2 total parking spaces)
• Utilities: Public water; Public sewer; Electric with circuit breakers
• Home design: Detached single-family ranch with basement; One-story design; Ranch model
• Construction: Vinyl siding exterior; Asphalt roof; Concrete perimeter foundation; Built approximately 61–70 years ago; Built before 1978
• Exterior features: Fenced yard; Lot dimensions approximately 61 x 110; Less than 0.25-acre lot

Interior

• Kitchen: Kitchen with eating area/table space (16 x 12); Range
• Bedrooms: Main-level master bedroom (12 x 11) with hardwood floors and full window treatments; Main-level bedroom (10 x 10) with hardwood floors and full window treatments; Main-level bedroom (10 x 9) with hardwood floors and full window treatments
• Flooring: Hardwood flooring throughout main living areas
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas forced-air heating; Central air conditioning; CO detectors installed
• Interior features: First-floor bedroom and full bath; 5 total rooms; Unfinished attic; Unfinished, full basement
• Laundry & utility: In-unit laundry with gas dryer hookup and utility sink; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $477 ($6k/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: $117k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.9% vs local median 8.2% in Sauk Village — 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 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.
• Market conditions: Rents rising fast (+6.5%/yr); 222 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.5% 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 71 days — a 6% lower offer ($117k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $79k; list at $125k implies a 58% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.

Recommended offer $117,406 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% 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. 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: 1.48% ✓
• Cap rate: 10.87%
• Cash-on-cash: 16.36%
• DSCR: 1.73
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $130,500
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
22336 Merrill Ave	0.21mi	3/1.0	913 (+1%)	2mo	$139,900	$153	86
2053 222nd Pl	0.31mi	3/1.0	906 (+1%)	5mo	$122,000	$135	80
1835 223rd St	0.06mi	3/1.0	1,000 (+11%)	2mo	$169,900	$170	77
22437 Strassburg Ave	0.32mi	3/1.0	913 (+1%)	6mo	$172,000	$188	77
1808 224th St	0.21mi	3/1.0	1,000 (+11%)	4mo	$160,000	$160	68
2171 221st St	0.50mi	3/1.0	925 (+3%)	5mo	$80,000	$86	68
2402 Sauk Trl	0.62mi	3/1.0	894 (-1%)	3mo	$85,000	$95	68
2065 219th Pl	0.48mi	3/1.0	1,000 (+11%)	4mo	$145,000	$145	56
2522 Orion Ave	0.73mi	2/1.0 (-1)	894 (-1%)	6mo	$61,790	$69	55
21706 Olivia Ave	0.61mi	3/1.0	1,000 (+11%)	0mo	$85,000	$85	53
21636 Clyde Ave	0.68mi	4/2.0 (+1)	920 (+2%)	7mo	$222,500	$242	50
21604 Clyde Ave	0.75mi	3/1.0	1,020 (+13%)	5mo	$67,500	$66	39

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: 11.7%
• Equity multiple: 1.48×
• Total profit: $16,903
• Equity at exit: $18,623

10-year hold

• IRR: 23.5%
• Equity multiple: 3.39×
• Total profit: $83,673
• Equity at exit: $10,799

Cash invested: $34,972 (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: 222
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,844 high
• Mortgage (P&I): −$655
• Tax from tax record: −$273 /mo · $3,276/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $477

Break-even live

Break-even rent $1,241

Max offer price $124,900

Occupancy floor 69%

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
22340 Chappel Ave Sauk Village, IL	3.0	1.0	1100	$1,800	$1.64	18d	1	0.15mi
22332 Clyde Ave Sauk Village, IL	3.0	1.0	925	$1,800	$1.95	24d	1	0.16mi
2236 220th St Sauk Village, IL	3.0	1.0	1008	$1,800	$1.79	24d	1	0.44mi
21538 Gailine Ave Chicago Heights, IL	3.0	1.0	1031	$1,600	$1.55	3d	1	0.74mi
2241 Astor St Unit Labs Sauk Village, IL	2.0	2.0	1000	$1,650	$1.65	1d	1	1.46mi
1154 Barry Ln Sauk Village, IL	2.0	2.0	960	$1,550	$1.61	1d	1	1.48mi

Listing history 17 events

1. 2026-06-13
   days on market $124,900 Active 71 DOM
2. 2026-06-13
   days on market $124,900 Active 70 DOM
3. 2026-06-09
   days on market $124,900 Active 67 DOM
4. 2026-06-08
   days on market $124,900 Active 66 DOM
5. 2026-06-07
   days on market $124,900 Active 65 DOM
6. 2026-06-04
   days on market $124,900 Active 62 DOM
7. 2026-06-03
   days on market $124,900 Active 61 DOM
8. 2026-06-02
   days on market $124,900 Active 60 DOM
9. 2026-06-01
   days on market $124,900 Active 59 DOM
10. 2026-05-31
    days on market $124,900 Active 58 DOM
11. 2026-04-28
    price $124,900
12. 2026-04-03
    listed $129,900 Active
13. 2026-03-31
    historical
14. 2026-03-10
    listed Active
15. 2026-03-02
    historical
16. 2025-11-20
    listed Active
17. 2001-10-30
    soldstatus $79,000

ⓘ 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: $3,276 · $273/mo
• Projected year-2 tax: $3,276 · $273/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 0% 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: $22,127
• − Mortgage interest: −$6,996
• − Property taxes: −$3,276
• − Insurance: −$624
• − Repairs & maintenance: −$1,770
• − Management: −$1,770
• − Depreciation: −$3,633
• Taxable income: $4,057
• Est. tax owed @ 24.0%: −$974
• After-tax cash flow: $4,747/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

+58.1% since first listed

7 events — show timeline

• 2026-04-28 Price Changed $124,900 MRED as Distributed by MLS Grid
• 2026-04-03 Listed $129,900 MRED as Distributed by MLS Grid
• 2026-03-31 Listing Removed — MRED as Distributed by MLS Grid
• 2026-03-10 Listed — MRED as Distributed by MLS Grid
• 2026-03-02 Listing Removed — MRED as Distributed by MLS Grid
• 2025-11-20 Listed — MRED as Distributed by MLS Grid
• 2001-10-30 Sold (Public Records) $79,000 Public Records

Property tax history

+3.2%/yr

Latest (2023): $3,276 · +53.7% YoY. Source: county tax records.