2728 Jackson Ave · South Chicago Heights, IL 60411

$39,000

3 bd · 1.0 ba · 1,242 sqft · SingleFamily public records · 66 Days on market

Built 1913 4,687 sqft lot

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +4.1/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Please note - property sold AS-IS/WHERE-IS, no survey delivered, taxes paid through 2021 1st installment - with no tax prorations for the 2021 2nd installment, 2022, 2023, 2024 or 2025 tax year or years thereafter, inspections waived. Seller rider is attached and is required to be signed by all parties. A $3,000 non-refundable earnest money deposit is required.

Key facts

• 4,687 sq ft lot
• Built 1913
• Listed 66 days

Property features AI

Finance

• Other: Parcel number 32294140290000
• HOA & community: No master association fee required

Exterior

• Utilities: Public water; Public sewer
• Home design: Detached single-family home; 1.5-story layout; Fee simple ownership; Built more than 100 years ago; Property was built before 1978
• Construction: Aluminum siding
• Exterior features: Less than 0.25-acre lot; Lot dimensions: 4687

Interior

• Kitchen: Kitchen on the main level (11 x 11)
• Bedrooms: Three bedrooms (all on the main level); Bedroom dimensions include 11 x 10 and 14 x 14; Master bedroom on the main level (11 x 11)
• Bathrooms: Two full bathrooms
• Heating & cooling: Natural gas heating; Forced air system
• Interior features: Six total rooms; School bus service and commuter transit access nearby
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $39k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $39k).
• Recommended offer: $37k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 76/100 on livability (#173 in IL, #3,304 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities C-, crime D+, employment 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; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 34% 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 $270 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.5% rent growth), your $11k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($37k) is reasonable based on typical stale-listing flexibility.
• 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.

Risks & watch-outs

• Watch-outs: built in 1913 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $36,660 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 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 1913 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 4.55% ✓
• Cap rate: 41.10%
• Cash-on-cash: 124.31%
• DSCR: 6.53
• GRM: 1.8

CMA / ARV

• ARV (on-the-fly): $209,898
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
97 W 29th St	0.22mi	3/1.0	1,200 (-3%)	3mo	$209,000	$174	82
147 W 27th Pl	0.32mi	3/1.5	1,259 (+1%)	10mo	$185,000	$147	73
175 W 28th St	0.32mi	3/2.0	1,280 (+3%)	16mo	$295,000	$230	62
3208 Enterprise Park Ave	0.70mi	3/1.0	1,326 (+7%)	8mo	$202,000	$152	49
3033 Commercial Ave	0.39mi	3/1.0	1,082 (-13%)	14mo	$170,000	$157	48
202 Interocean Ave	0.42mi	3/1.5	1,080 (-13%)	11mo	$183,000	$169	47
3033 Enterprise Park Ave	0.49mi	3/2.0	1,100 (-11%)	14mo	$210,000	$191	42
233 Magnolia Plz	0.59mi	3/1.0	1,094 (-12%)	16mo	$120,000	$110	39
3201 Dornell Ave	0.74mi	3/1.0	1,100 (-11%)	13mo	$169,000	$154	36
75 W 23rd St	0.54mi	3/2.0	1,426 (+15%)	13mo	$110,000	$77	35
247 E 25th St	0.59mi	3/2.0	1,080 (-13%)	16mo	$192,000	$178	33
3113 Euclid Dr	0.65mi	3/2.0	1,066 (-14%)	12mo	$232,000	$218	32

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: —
• Equity multiple: 7.61×
• Total profit: $72,177
• Equity at exit: $5,815

10-year hold

• IRR: —
• Equity multiple: 17.85×
• Total profit: $184,052
• Equity at exit: $3,372

Cash invested: $10,920 (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 60411

• Home prices YoY: -33.9%
• Rents YoY: 6.5%
• Active inventory: 222
• Price-to-rent: 1.8×

Monthly cashflow live

• Estimated rent: $1,773 high
• Mortgage (P&I): −$205
• Tax est. 1.5%: −$49 /mo · $585/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $1,131

Break-even live

Break-even rent $341

Max offer price $39,000

Occupancy floor 31%

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: $9,750
• Closing costs: $1,170
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
169 E 23rd St Unit 1F Chicago Heights, IL	3.0	1.0	1200	$1,550	$1.29	12d	1	0.52mi
41 E Main St Unit 2 Chicago Heights, IL	2.0	1.0	1000	$1,550	$1.55	7d	1	0.55mi
236 Chestnut Ave Unit S South Chicago Heights, IL	3.0	1.0	1032	$2,000	$1.94	24d	1	0.74mi
63 Hickory St Unit 2 Chicago Heights, IL	3.0	1.0	900	$1,700	$1.89	24d	1	0.81mi
1667 Buena Vista Ave Unit 1st floor Chicago Heights, IL	2.0	1.0	1300	$1,525	$1.17	24d	1	0.91mi
1631 Buena Vista Ave Unit 2 Chicago Heights, IL	4.0	1.0	1200	$1,900	$1.58	24d	1	0.97mi
3135 Chicago Rd Unit 2nd Steger, IL	2.0	1.0	1300	$1,650	$1.27	24d	1	1.04mi
83 W 15th St #1 Chicago Heights, IL	3.0	1.0	1050	$1,500	$1.43	3d	1	1.14mi
41 W 14th Pl Unit 1 Chicago Heights, IL	3.0	1.0	1250	$1,750	$1.40	11d	1	1.17mi
370 E 17th St Chicago Heights, IL	3.0	1.0	1058	$2,600	$2.46	16d	1	1.32mi
417 W Hickory St Unit 2 Chicago Heights, IL	3.0	1.0	900	$1,800	$2.00	20d	1	1.42mi
1203 Emerald Ave Unit 1 Chicago Heights, IL	3.0	1.0	1200	$1,550	$1.29	1d	1	1.43mi
432 Hickory St Unit 2 Chicago Heights, IL	3.0	1.0	1200	$1,800	$1.50	20d	1	1.45mi
436 W Hickory St Unit Na Chicago Heights, IL	3.0	1.0	1091	$1,800	$1.65	1d	1	1.46mi
444 Hickory St Unit 2A Chicago Heights, IL	3.0	1.0	900	$1,695	$1.88	1d	1	1.47mi
22 E 35th St Steger, IL	2.0	1.0	740	$1,250	$1.69	24d	1	1.48mi

Listing history 31 events

1. 2026-06-18
   days on market $39,000 Active 66 DOM
2. 2026-06-17
   days on market $39,000 Active 65 DOM
3. 2026-06-16
   days on market $39,000 Active 64 DOM
4. 2026-06-15
   days on market $39,000 Active 63 DOM
5. 2026-06-13
   days on market $39,000 Active 61 DOM
6. 2026-06-13
   days on market $39,000 Active 60 DOM
7. 2026-06-09
   days on market $39,000 Active 57 DOM
8. 2026-06-08
   days on market $39,000 Active 56 DOM
9. 2026-06-07
   days on market $39,000 Active 55 DOM
10. 2026-06-04
    days on market $39,000 Active 52 DOM
11. 2026-06-03
    days on market $39,000 Active 51 DOM
12. 2026-06-02
    days on market $39,000 Active 50 DOM
13. 2026-06-01
    days on market $39,000 Active 49 DOM
14. 2026-05-31
    days on market $39,000 Active 48 DOM
15. 2026-04-11
    listed $39,000 Active
16. 2025-12-02
    historical
17. 2025-09-25
    price
18. 2025-08-20
    listed Active
19. 2023-12-11
    historical
20. 2023-09-07
    listed Active
21. 2023-07-19
    historical
22. 2023-07-05
    listed Active
23. 2023-06-30
    historical
24. 2023-05-25
    listed Active
25. 2023-05-25
    historical
26. 2023-03-29
    price
27. 2023-03-09
    listed Active
28. 2022-04-26
    historical
29. 2022-03-05
    listed Active
30. 1992-10-27
    soldstatus $51,000
31. 1984-09-01
    soldstatus $25,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $21,276
• − Mortgage interest: −$2,185
• − Property taxes: −$585
• − Insurance: −$195
• − Repairs & maintenance: −$1,702
• − Management: −$1,702
• − Depreciation: −$1,135
• Taxable income: $13,773
• Est. tax owed @ 24.0%: −$3,306
• After-tax cash flow: $10,269/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 — South Chicago Heights

• Score: 76/100
• State rank: #173
• US rank: #3304

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Chicago Heights, 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

+56.0% since first listed

17 events — show timeline

• 2026-04-11 Listed $39,000 MRED as Distributed by MLS Grid
• 2025-12-02 Listing Removed — MRED as Distributed by MLS Grid
• 2025-09-25 Price Changed — MRED as Distributed by MLS Grid
• 2025-08-20 Listed — MRED as Distributed by MLS Grid
• 2023-12-11 Listing Removed — MRED as Distributed by MLS Grid
• 2023-09-07 Listed — MRED as Distributed by MLS Grid
• 2023-07-19 Listing Removed — MRED as Distributed by MLS Grid
• 2023-07-05 Listed — MRED as Distributed by MLS Grid
• 2023-06-30 Listing Removed — MRED as Distributed by MLS Grid
• 2023-05-25 Listing Removed — MRED as Distributed by MLS Grid
• 2023-05-25 Listed — MRED as Distributed by MLS Grid
• 2023-03-29 Price Changed — MRED as Distributed by MLS Grid
• 2023-03-09 Listed — MRED as Distributed by MLS Grid
• 2022-04-26 Listing Removed — MRED as Distributed by MLS Grid
• 2022-03-05 Listed — MRED as Distributed by MLS Grid
• 1992-10-27 Sold (Public Records) $51,000 Public Records
• 1984-09-01 Sold (Public Records) $25,000 Public Records

Property tax history

+5.6%/yr

Latest (2023): $3,571 · -4.9% YoY. Source: county tax records.