4132 W 138th St · Robbins, IL 60472

$52,000

2 bd · 1.0 ba · 965 sqft · SingleFamily public records · 56 Days on market

Built 1963 7,500 sqft lot $54/sqft · 54% below area

---

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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks

3 Bed 1 Bath property. Needs work Sold AS-IS, No Survey, Buyer Responsible for All Village Required Repairs. Cash or hard money only. Private seller - fast closing. Bring flashlight. Regular closing no short sale or foreclosure. Property will sell with clean title, no back taxes and water at $0. Broker owned property.

Key facts

• 7,500 sq ft lot
• Listed 56 days

Property features AI

Finance

• HOA & community: No master association fee required

Exterior

• Utilities: Public water; Public sewer; Electric service with fuses
• Home design: Detached single-family home; One-story
• Construction: Brick construction; Built before 1978; Not rebuilt or rehabilitated
• Exterior features: Lot dimensions approximately 60 x 125; Lot smaller than 0.25 acre

Interior

• Kitchen: Kitchen on main level (approx. 10 x 10)
• Bedrooms: Master bedroom on main level (approx. 13 x 12) with hardwood floors; Two additional bedrooms on main level (each approx. 10 x 10) with hardwood floors; One additional bedroom (level not specified)
• Flooring: Hardwood flooring in bedrooms and master bedroom
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas forced air heating; Central air conditioning
• Interior features: Estimated total of 5 rooms
• Laundry & utility: Main-level laundry room (approx. 6 x 8)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $52k.

Deal economics

• At list price, monthly cash flow is $997 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $52k).
• Recommended offer: $50k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#583 in IL) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime D+, schools F, amenities F.
• Chsd 218 (suburban): math 14% / reading 20% proficiency, ranked #454 of 620 in IL (top 73%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 28 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 6d 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

• In year one you build about $6k of equity ($360 loan paydown + $5k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($50k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $33k; list at $52k implies a 58% gain — meaningful room to come down on a strong offer.

Recommended offer $50,440 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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 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: 3.30% ✓
• Cap rate: 29.31%
• Cash-on-cash: 82.21%
• DSCR: 4.66
• GRM: 2.5

CMA / ARV

• ARV (median comp): $115,591
• List price: $52,000
• Delta: -55.01%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13625 S Keeler Ave	0.18mi	3/1.0 (+1)	997 (+3%)	12mo	$70,000	$70	71
4117 W 138th St	0.04mi	3/1.5 (+1)	912 (-6%)	14mo	$82,000	$90	71
4124 W 136th Pl	0.18mi	3/1.0 (+1)	912 (-6%)	9mo	$122,000	$134	70
13417 S Komenski Ave	0.40mi	3/1.5 (+1)	1,000 (+4%)	14mo	$130,000	$130	56
13411 S Kolin Ave	0.49mi	3/2.5 (+1)	972 (+1%)	17mo	$202,000	$208	51
13604 S Monticello Ave	0.61mi	2/1.0	873 (-10%)	6mo	$24,900	$29	50
14244 Kostner Ave	0.73mi	3/1.0 (+1)	900 (-7%)	0mo	$246,000	$273	49
14330 Keeler Ave	0.74mi	3/1.0 (+1)	960 (-0%)	13mo	$238,000	$248	49
3714 W 140th Pl	0.61mi	3/1.0 (+1)	1,000 (+4%)	17mo	$60,000	$60	46
13426 S Central Park Ave	0.74mi	2/1.0	908 (-6%)	14mo	$90,000	$99	44
3902 W Claire Blvd	0.74mi	2/1.0	828 (-14%)	3mo	$159,900	$193	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 92.0%
• Equity multiple: 7.31×
• Total profit: $91,878
• Equity at exit: $46,846

10-year hold

• IRR: 86.8%
• Equity multiple: 16.15×
• Total profit: $220,655
• Equity at exit: $101,025

Cash invested: $14,560 (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 60472

• Home prices YoY: 3.5%
• Active inventory: 28
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $1,718 high
• Mortgage (P&I): −$273
• Tax est. 1.5%: −$65 /mo · $780/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $997

Break-even live

Break-even rent $455

Max offer price $52,000

Occupancy floor 37%

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: $13,000
• Closing costs: $1,560
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13906 Central Park Ave Unit 2N Robbins, IL	3.0	2.0	900	$2,200	$2.44	1d	1	0.64mi
13615 Royal Ct #309 Crestwood, IL	2.0	2.0	1000	$1,850	$1.85	3d	1	1.00mi
14601 Keystone Ave Unit B1 Midlothian, IL	1.0	1.0	600	$1,200	$2.00	16d	1	1.04mi
14633 Keystone Ave Unit 3A Midlothian, IL	1.0	1.0	750	$1,200	$1.60	1d	1	1.08mi
3542 147th St Midlothian, IL	2.0	1.0	817	$1,500	$1.84	6d	2	1.31mi
14033 Laramie Ave #408 Crestwood, IL	2.0	2.0	1100	$2,100	$1.91	7d	1	1.38mi
14643 Lamon Ave Unit 2B Midlothian, IL	2.0	1.5	990	$1,525	$1.54	24d	1	1.47mi
3349 147th St Unit 3240 06 Midlothian, IL	2.0	1.0	817	$1,500	$1.84	5d	1	1.49mi

Listing history 20 events

1. 2026-06-18
   days on market $52,000 Active 56 DOM
2. 2026-06-17
   pricedays on market $52,000 Active 55 DOM
3. 2026-06-16
   days on market $56,000 Active 54 DOM
4. 2026-06-15
   days on market $56,000 Active 53 DOM
5. 2026-06-13
   days on market $56,000 Active 51 DOM
6. 2026-06-09
   days on market $56,000 Active 47 DOM
7. 2026-06-08
   pricedays on market $56,000 Active 46 DOM
8. 2026-06-07
   days on market $59,000 Active 45 DOM
9. 2026-06-04
   days on market $59,000 Active 42 DOM
10. 2026-06-03
    days on market $59,000 Active 41 DOM
11. 2026-06-02
    days on market $59,000 Active 40 DOM
12. 2026-06-01
    days on market $59,000 Active 39 DOM
13. 2026-06-01
    price $59,000 Active 38 DOM
14. 2026-05-31
    days on market $63,000 Active 38 DOM
15. 2026-05-15
    price $68,000 320-char remark
16. 2026-05-08
    price $71,000 320-char remark
17. 2026-05-02
    price $74,000 320-char remark
18. 2026-04-23
    listed $79,000 Active 320-char remark
19. 1983-12-30
    soldstatus $33,000
20. 1983-12-30
    soldstatus $33,000

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥102°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,610
• − Mortgage interest: −$2,913
• − Property taxes: −$780
• − Insurance: −$260
• − Repairs & maintenance: −$1,649
• − Management: −$1,649
• − Depreciation: −$1,513
• Taxable income: $11,847
• Est. tax owed @ 24.0%: −$2,843
• After-tax cash flow: $9,127/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: Chsd 218
• NCES district ID: 1706540
• Math proficiency: 14% ▼ -4.00%
• Reading proficiency: 20% ▼ -1.00%
• Median HH income: $57,166
• Composite: 16.09/100
• National rank: #9235
• State rank: #454 of 620 in IL

Livability — Robbins

• Score: 66/100
• State rank: #583
• US rank: #12161

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Robbins, IL
• City population: 4,961
• Population (ZIP): 4,961

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 (85%)
• Race & ethnicity: Black 85% Hispanic / Latino 9% White 4% Two or more races 3%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Hispanic 4%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 7%

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: ▲ 16.74%
• Current HPI: 494.1622
• 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

+57.6% since first listed

11 events — show timeline

• 2026-06-16 Price Changed $52,000 MRED as Distributed by MLS Grid
• 2026-06-08 Price Changed $56,000 MRED as Distributed by MLS Grid
• 2026-05-31 Price Changed $59,000 MRED as Distributed by MLS Grid
• 2026-05-27 Price Changed $63,000 MRED as Distributed by MLS Grid
• 2026-05-21 Price Changed $65,000 MRED as Distributed by MLS Grid
• 2026-05-15 Price Changed $68,000 MRED as Distributed by MLS Grid
• 2026-05-08 Price Changed $71,000 MRED as Distributed by MLS Grid
• 2026-05-02 Price Changed $74,000 MRED as Distributed by MLS Grid
• 2026-04-23 Listed $79,000 MRED as Distributed by MLS Grid
• 1983-12-30 Sold (Public Records) $33,000 Public Records
• 1983-12-30 Sold (Public Records) $33,000 Public Records

Property tax history

+14.1%/yr

Latest (2023): $2,998 · +367.6% YoY. Source: county tax records.