130 Central Ave · Matteson, IL 60443

$139,000

3 bd · 1.0 ba · 1,000 sqft · Condo · 7 Days on market

Built 1974 $197/mo HOA · 7% of rent

---

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 +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks

AFFORDABLE LIVING CLOSE TO PARKS, TENNIS COURTS, AND WALKING/BIKE TRAILS. PRIVATE FENCED BACK YARD. TWO STORY THREE BEDROOM TOWNHOME ON A QUIET BLOCK ACROSS FROM A SCHOOL. WATER HEATER REPLACED IN 2025. OFF STREET PARKING.

Key facts

• Off street parking
• 2 parking spots
• Built 1974

Tags

• PRIVATE FENCED BACK YARD
• OFF STREET PARKING

Property features AI

Finance

• Other: School bus service available
• Financial info: Property currently being leased
• HOA & community: Monthly association fee of $197; HOA covers parking, insurance, exterior maintenance, lawn care, and snow removal

Exterior

• Parking: Off-street parking for 2 cars
• Utilities: Water source: Lake Michigan; Public sewer
• Home design: Detached single-family condo; Two-story
• Construction: Frame construction; Asphalt roof; Built approximately 51–60 years ago; Built before 1978
• Exterior features: Deck; Less than 0.25 acre lot

Interior

• Kitchen: Range; Refrigerator; Kitchen on main level (approx. 13 x 8)
• Bedrooms: Master bedroom on second level (approx. 11 x 10); Second bedroom on second level (approx. 11 x 8); Third bedroom on second level (approx. 10 x 8)
• Flooring: Other flooring throughout
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas forced air heating; Central air conditioning
• Interior features: Screens on windows; Six total rooms
• Laundry & utility: Laundry in kitchen; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath condo listed at $139k.

Deal economics

• At list price, monthly cash flow is $926 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $139k).
• Cap rate 14.3% 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; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $961 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 4y 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 $78k; list at $139k implies a 79% gain — meaningful room to come down on a strong offer.

Recommended offer $139,000

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.00% ✓
• Cap rate: 14.28%
• Cash-on-cash: 28.54%
• DSCR: 2.27
• GRM: 4.2

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: 22.9%
• Equity multiple: 1.94×
• Total profit: $36,667
• Equity at exit: $20,725

10-year hold

• IRR: 30.9%
• Equity multiple: 3.80×
• Total profit: $108,797
• Equity at exit: $12,018

Cash invested: $38,920 (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: 4.2×

Monthly cashflow live

• Estimated rent: $2,784 medium
• Mortgage (P&I): −$729
• Tax from tax record: −$289 /mo · $3,474/yr
• Insurance: −$58
• HOA: −$197
• Vacancy / Maint / Mgmt: −$585
• Net cashflow: $926

Break-even live

Break-even rent $1,612

Max offer price $139,000

Occupancy floor 62%

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5817 Allemong Dr Matteson, IL	3.0	1.5	1350	$2,500	$1.85	7d	1	0.40mi
6024 Aspen Ln Matteson, IL	3.0	2.0	1294	$2,800	$2.16	1d	1	0.73mi
4962 Bennett St Matteson, IL	2.0–3.0	2.5	1341	$3,120	$2.33	1d	7	0.73mi
946 Harvard Ln Matteson, IL	4.0	1.5	1247	$2,990	$2.40	24d	1	1.00mi

HOA detail condo

• Monthly dues: $197 · $2,364/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 6 events

1. 2026-06-18
   days on market $139,000 Active 7 DOM
2. 2026-06-17
   days on market $139,000 Active 6 DOM
3. 2026-06-16
   days on market $139,000 Active 5 DOM
4. 2026-06-15
   days on market $139,000 Active 4 DOM
5. 2026-06-13
   remarks 222-char remark
6. 2026-06-13
   listed $139,000 Active 2 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: $3,474 · $289/mo
• Projected year-2 tax: $3,474 · $289/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 3/10 Moderate
• 🌡 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: $33,403
• − Mortgage interest: −$7,786
• − Property taxes: −$3,474
• − Insurance: −$695
• − Repairs & maintenance: −$2,672
• − Management: −$2,672
• − HOA: −$2,364
• − Depreciation: −$4,044
• Taxable income: $9,696
• Est. tax owed @ 24.0%: −$2,327
• After-tax cash flow: $8,781/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

• Census place: Matteson, IL
• 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

+251.9% since first listed

18 events — show timeline

• 2026-06-11 Listed $139,000 MRED as Distributed by MLS Grid
• 2022-09-14 Sold (Public Records) $77,500 Public Records
• 2022-07-30 Pending — MRED as Distributed by MLS Grid
• 2022-07-15 Price Changed — MRED as Distributed by MLS Grid
• 2022-06-29 Relisted — MRED as Distributed by MLS Grid
• 2022-06-23 Contingent — MRED as Distributed by MLS Grid
• 2022-06-10 Relisted — MRED as Distributed by MLS Grid
• 2022-06-03 Contingent — MRED as Distributed by MLS Grid
• 2022-05-24 Relisted — MRED as Distributed by MLS Grid
• 2022-05-18 Contingent — MRED as Distributed by MLS Grid
• 2022-05-13 Price Changed — MRED as Distributed by MLS Grid
• 2022-04-09 Listing Removed — MRED as Distributed by MLS Grid
• 2022-04-09 Listing Removed — MRED as Distributed by MLS Grid
• 2022-04-09 Listed — MRED as Distributed by MLS Grid
• 2022-04-09 Listed — MRED as Distributed by MLS Grid
• 2022-03-31 Listed — MRED as Distributed by MLS Grid
• 2006-08-30 Sold (Public Records) $94,500 Public Records
• 1995-06-30 Sold (Public Records) $39,500 Public Records

Property tax history

+8.0%/yr

Latest (2023): $3,474 · +257.4% YoY. Source: county tax records.