19401 Hickory Pl · Country Club Hills, IL 60478

$149,999

1 bd · 1.5 ba · 950 sqft · Townhouse · 39 Days on market

Built 1988 Est $129k · 16% over $205/mo HOA · 10% of rent

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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 +13.1/30.0
• 1% rule +8.3/10.0
• DSCR +3.9/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• ARV discount +0.3/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice one bedroom townhouse, with 1.5 baths and nice size loft. Previous owner used loft as a second bedroom. One car garage. Just waiting for you to add your personal touch. Sold as-is. Nice area in Country Club Hills.

Key facts

• Near dining
• Two-story townhome
• Near parks

Tags

• TWO-STORY TOWNHOME
• SPACIOUS LOFT
• ATTACHED ONE-CAR GARAGE
• FUNCTIONAL LAYOUT
• NEAR DINING
• NEAR PARKS

Property features AI

Finance

• Other: Ownership: Fee simple with HOA; School bus service available
• HOA & community: Monthly association fee of $205; HOA covers exterior maintenance, lawn care, and snow removal; Pets allowed (cats and dogs)

Exterior

• Parking: Attached garage (1 garage space, 1 total parking space)
• Utilities: Water source: Lake Michigan; Public sewer
• Home design: Attached single property; Townhouse — 2 story; Entry level: 1
• Construction: Aluminum siding; Estimated age: 31–40 years; Not rebuilt or rehabilitated
• Exterior features: Lot dimensions approximately 10.93

Interior

• Kitchen: Kitchen on main level
• Bedrooms: 1 bedroom; Additional bedroom listings present (Bedroom 2, Bedroom 3, Bedroom 4) — total bedroom configuration indicates flexible/possible additional bedrooms
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Five total rooms; Loft (second level)
• Laundry & utility: Main level laundry room (6 x 8)

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath townhouse listed at $150k.

Deal economics

• At list price, monthly cash flow is $-4 ($-50/yr) — negative.
• To cash-flow at today's rent, offer at most $149k (0.5% below list).
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $145k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 75/100 on livability (#212 in IL, #3,963 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime D+, health & safety D+, amenities 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.
• Zoned schools: Zenon J Sykuta School (404 students, 0% FRL); Southwood Middle School (math 2% / reading 8%, grade F, #636 of 665 statewide, top 98%, 381 students, 0% FRL); Rich Township High School (math 5% / reading 12%, grade F, #584 of 693 statewide, top 85%, 2,487 students, 0% FRL).
• Market conditions: 91 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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 $80k; list at $150k implies a 87% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.2% of price.

Recommended offer $145,499 (3.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
9. 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.
10. 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.
11. 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: 1.33% ✓
• Cap rate: 6.26%
• Cash-on-cash: -0.12%
• DSCR: 0.99
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $129,200
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19409 Hickory Pl Unit 32D	0.11mi	2/1.5 (+1)	900 (-5%)	4mo	$159,000	$177	78
4170 194th Pl Unit 20C	0.06mi	2/1.5 (+1)	900 (-5%)	15mo	$155,000	$172	71
19352 Oak Ave #1	0.09mi	2/1.0 (+1)	900 (-5%)	21mo	$82,000	$91	63
19400 Oak Ave #1	0.12mi	2/1.0 (+1)	1,075 (+13%)	7mo	$125,000	$116	60
4178 191st Pl #2	0.30mi	2/1.0 (+1)	1,000 (+5%)	20mo	$136,000	$136	54

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: -16.2%
• Equity multiple: 0.42×
• Total profit: $-24,210
• Equity at exit: $22,365

10-year hold

• IRR: -7.4%
• Equity multiple: 0.52×
• Total profit: $-19,954
• Equity at exit: $12,969

Cash invested: $42,000 (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 60478

• Home prices YoY: -27.3%
• Active inventory: 91
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,990 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$522 /mo · $6,262/yr
• Insurance: −$62
• HOA: −$205
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $-4

Break-even live

Break-even rent $1,995

Max offer price $149,264

Occupancy floor 95%

Sensitivity live

Price	-10% $81	-5% $38	+0% $-4	+5% $-47	+10% $-89
Rent	-10% $-161	-5% $-83	+0% $-4	+5% $74	+10% $153
Rate	-1.0pp $71	-0.5pp $34	base $-4	+0.5pp $-43	+1.0pp $-83

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $205 · $2,460/yr

Listing history 22 events

1. 2026-06-21
   days on market $149,999 Active 39 DOM
2. 2026-06-18
   days on market $149,999 Active 36 DOM
3. 2026-06-17
   days on market $149,999 Active 35 DOM
4. 2026-06-16
   days on market $149,999 Active 34 DOM
5. 2026-06-15
   days on market $149,999 Active 33 DOM
6. 2026-06-13
   days on market $149,999 Active 31 DOM
7. 2026-06-09
   days on market $149,999 Active 27 DOM
8. 2026-06-08
   days on market $149,999 Active 26 DOM
9. 2026-06-07
   days on market $149,999 Active 25 DOM
10. 2026-06-04
    pricedays on market $149,999 Active 22 DOM
11. 2026-06-03
    days on market $150,000 Active 21 DOM
12. 2026-06-02
    days on market $150,000 Active 20 DOM
13. 2026-06-01
    days on market $150,000 Active 19 DOM
14. 2026-05-31
    days on market $150,000 Active 18 DOM
15. 2026-05-12
    listed $150,000 Active
16. 2021-07-22
    soldstatus $80,000
17. 2021-05-26
    soldstatus $80,000 Closed Sale 218-char remark

    Show marketing remark (218 chars)

    Nice one bedroom townhouse, with 1.5 baths and nice size loft. Previous owner used loft as a second bedroom. One car garage. Just waiting for you to add your personal touch. Sold as-is. Nice area in Country Club Hills.

18. 2021-03-24
    status Contingent (Do Not Show) 218-char remark

    Show marketing remark (218 chars)

    Nice one bedroom townhouse, with 1.5 baths and nice size loft. Previous owner used loft as a second bedroom. One car garage. Just waiting for you to add your personal touch. Sold as-is. Nice area in Country Club Hills.

19. 2021-03-14
    listed $80,000 New 218-char remark

    Show marketing remark (218 chars)

    Nice one bedroom townhouse, with 1.5 baths and nice size loft. Previous owner used loft as a second bedroom. One car garage. Just waiting for you to add your personal touch. Sold as-is. Nice area in Country Club Hills.

20. 2003-10-31
    soldstatus $100,000
21. 2000-12-18
    soldstatus $80,000
22. 1997-07-08
    soldstatus $80,000

ⓘ 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: $6,262 · $522/mo
• Projected year-2 tax: $6,262 · $522/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 · 15 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: $23,875
• − Mortgage interest: −$8,402
• − Property taxes: −$6,262
• − Insurance: −$750
• − Repairs & maintenance: −$1,910
• − Management: −$1,910
• − HOA: −$2,460
• − Depreciation: −$4,364
• Taxable loss: −$2,183
• Est. tax savings @ 24.0%: +$524
• After-tax cash flow: $474/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 — Country Club Hills

• Score: 75/100
• State rank: #212
• US rank: #3963

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Country Club Hills, IL
• City population: 16,549
• Population (ZIP): 16,549

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 (87%)
• Race & ethnicity: Black 87% White 8% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Romanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Spanish 2%

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: ▼ -79.73%
• Current HPI: 212.3917
• 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

+87.5% since first listed

8 events — show timeline

• 2026-05-12 Listed $150,000 MRED as Distributed by MLS Grid
• 2021-07-22 Sold (Public Records) $80,000 Public Records
• 2021-05-26 Sold (MLS) $80,000 MRED as Distributed by MLS Grid
• 2021-03-24 Pending — MRED as Distributed by MLS Grid
• 2021-03-14 Listed $80,000 MRED as Distributed by MLS Grid
• 2003-10-31 Sold (Public Records) $100,000 Public Records
• 2000-12-18 Sold (Public Records) $80,000 Public Records
• 1997-07-08 Sold (Public Records) $80,000 Public Records

Property tax history

+4.3%/yr

Latest (2023): $6,262 · +24.6% YoY. Source: county tax records.