20120 Keystone Ave · Matteson, IL 60443

$235,000

4 bd · 2.0 ba · 1,553 sqft · SingleFamily public records · 104 Days on market

Built 1961 0.55 ac lot Est $315k · 25% under

---

Why this score? — see what drove the C+ 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 +22.5/30.0
• ARV discount +15.0/15.0
• 1% rule +7.4/10.0
• DSCR +7.2/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks

What a lovely opportunity! Specious 4-bedroom, 2.5-bath home with a 2-car garage on a large lot. Home needs updates and is sold as-is, but offers great potential to make it your own. Close to shopping, I-57 and easy access to I-80 and I-294, and located in a neighborhood with character itself! Make your appointment today!

Key facts

• 0.55 acre lot
• 2 garage spots
• Built 1961

Property features AI

Finance

• Other: Fee simple ownership
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage; 2 garage spaces (2 total parking spaces)
• Utilities: Well water; Septic sewer
• Home design: Detached single-family home; Split-level design; Unincorporated location in Rich Township
• Construction: Brick construction; Built 61–70 years ago; Contains areas built before 1978
• Exterior features: Asphalt driveway; Approximately 0.5–0.99 acre lot; Property offers interstate access and school bus service

Interior

• Kitchen: Eating area/table space kitchen (13 x 12); Range; Microwave; Refrigerator
• Bedrooms: 4 bedrooms total; Master bedroom on second level; Three additional bedrooms on second level (11 x 14, 11 x 11, 11 x 11)
• Flooring: Hardwood flooring in most living areas and bedrooms; Vinyl flooring in kitchen
• Bathrooms: 2 full bathrooms; 1 half bathroom; Basement contains a bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Partially finished full basement; Separate dining room; 9 total rooms
• Laundry & utility: Lower-level laundry room (13 x 13); Washer and dryer included; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $395 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $235k).
• Recommended offer: $214k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 6.2% in Matteson — 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 (#525 in IL) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, cost of living A; Watch: schools D+, amenities F, commute 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: 69 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($214k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price.

Recommended offer $213,850 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — 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 D-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: 1.24% ✓
• Cap rate: 8.31%
• Cash-on-cash: 7.20%
• DSCR: 1.32
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $315,259
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4141 204th St	0.38mi	4/2.5	1,662 (+7%)	3mo	$337,000	$203	66
4217 206th Pl	0.70mi	3/2.5 (-1)	1,344 (-14%)	11mo	$272,950	$203	28

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: -5.2%
• Equity multiple: 0.81×
• Total profit: $-12,718
• Equity at exit: $35,039

10-year hold

• IRR: 4.6%
• Equity multiple: 1.34×
• Total profit: $22,179
• Equity at exit: $20,319

Cash invested: $65,800 (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 60443

• Home prices YoY: -32.6%
• Active inventory: 69
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $2,908 medium
• Mortgage (P&I): −$1,232
• Tax from tax record: −$572 /mo · $6,863/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$611
• Net cashflow: $395

Break-even live

Break-even rent $2,408

Max offer price $235,000

Occupancy floor 81%

Sensitivity live

Price	-10% $528	-5% $461	+0% $395	+5% $328	+10% $262
Rent	-10% $165	-5% $280	+0% $395	+5% $510	+10% $625
Rate	-1.0pp $513	-0.5pp $455	base $395	+0.5pp $334	+1.0pp $272

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4962 Bennett St Matteson, IL	2.0–3.0	2.5	1341	$3,120	$2.33	1d	7	1.01mi
18960 Keeler Ave Country Club Hills, IL	4.0	2.0	1537	$2,650	$1.72	1d	1	1.41mi

Listing history 20 events

1. 2026-06-18
   days on market $235,000 Active 104 DOM
2. 2026-06-17
   days on market $235,000 Active 103 DOM
3. 2026-06-16
   days on market $235,000 Active 102 DOM
4. 2026-06-15
   days on market $235,000 Active 101 DOM
5. 2026-06-13
   pricedays on market $235,000 Active 99 DOM
6. 2026-06-09
   days on market $239,900 Active 95 DOM
7. 2026-06-08
   days on market $239,900 Active 94 DOM
8. 2026-06-07
   days on market $239,900 Active 93 DOM
9. 2026-06-04
   days on market $239,900 Active 90 DOM
10. 2026-06-03
    days on market $239,900 Active 89 DOM
11. 2026-06-02
    days on market $239,900 Active 88 DOM
12. 2026-06-01
    days on market $239,900 Active 87 DOM
13. 2026-05-31
    days on market $239,900 Active 86 DOM
14. 2026-05-06
    price $239,900
15. 2026-04-24
    price $245,000
16. 2026-04-14
    price $249,000
17. 2026-03-31
    price $259,000
18. 2026-03-19
    price $265,000
19. 2026-03-06
    listed $270,000 Active
20. 2022-07-06
    soldstatus $210,000

ⓘ 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: $6,863 · $572/mo
• Projected year-2 tax: $6,863 · $572/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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,891
• − Mortgage interest: −$13,164
• − Property taxes: −$6,863
• − Insurance: −$1,175
• − Repairs & maintenance: −$2,791
• − Management: −$2,791
• − Depreciation: −$6,836
• Taxable income: $1,271
• Est. tax owed @ 24.0%: −$305
• After-tax cash flow: $4,433/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 — Matteson

• Score: 67/100
• State rank: #525
• US rank: #10883

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 20,606
• Population (ZIP): 20,606

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 (72%)
• Race & ethnicity: Black 72% White 18% Two or more races 6% Hispanic / Latino 5% Asian 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 4%

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: ▼ -89.68%
• Current HPI: 185.4404
• 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

+14.2% since first listed

7 events — show timeline

• 2026-05-06 Price Changed $239,900 MRED as Distributed by MLS Grid
• 2026-04-24 Price Changed $245,000 MRED as Distributed by MLS Grid
• 2026-04-14 Price Changed $249,000 MRED as Distributed by MLS Grid
• 2026-03-31 Price Changed $259,000 MRED as Distributed by MLS Grid
• 2026-03-19 Price Changed $265,000 MRED as Distributed by MLS Grid
• 2026-03-06 Listed $270,000 MRED as Distributed by MLS Grid
• 2022-07-06 Sold (Public Records) $210,000 Public Records

Property tax history

+9.5%/yr

Latest (2023): $6,863 · +407.3% YoY. Source: county tax records.