12218 Longwood Dr · Blue Island, IL 60406

$127,200

3 bd · 1.0 ba · 2,140 sqft · SingleFamily public records · 56 Days on market

Built 1927

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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 +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Listing price $127,200 Great opportunity on this bungalow style home with detached 1 car garage. It offers approximately 1,504 square feet of living space with 3 bedrooms and 1 bathroom. Basement. Built in 1927 repairs and updates are needed but has potential. Property sold "AS-IS" without contingencies, repairs, warranties, guarantees or representation as to listing accuracy, property information, photo or other depiction included or described herein. Inspect prior bidding. Auction.

Key facts

• Garage
• Built 1927
• Listed 56 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $127k.

Deal economics

• At list price, monthly cash flow is $907 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $127k).
• Recommended offer: $123k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.9% vs local median 6.5% in Blue Island — 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 77/100 on livability (#159 in IL, #2,964 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: employment C-, schools F, crime 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: 43 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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 $879 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 $36k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($123k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.7% of price; built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $123,384 (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 1927 — 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. 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 F 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. 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: 2.01% ✓
• Cap rate: 14.85%
• Cash-on-cash: 30.57%
• DSCR: 2.36
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $299,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12214 Maple Ave	0.54mi	3/2.0	2,100 (-2%)	0mo	$272,000	$130	68
12412 S Lincoln St	0.42mi	4/2.5 (+1)	2,169 (+1%)	4mo	$210,000	$97	64
2142 121st St	0.19mi	3/2.0	2,026 (-5%)	22mo	$290,000	$143	60
12421 S Honore St	0.50mi	4/2.0 (+1)	1,950 (-9%)	3mo	$272,400	$140	50
11761 S Vincennes Ave	0.66mi	3/3.5	2,008 (-6%)	3mo	$270,000	$134	47
12506 Elm St	0.69mi	3/3.0	2,338 (+9%)	1mo	$275,000	$118	44
12526 Honore St	0.56mi	4/2.0 (+1)	1,920 (-10%)	6mo	$270,000	$141	42
12609 Maple Ave	0.69mi	4/2.0 (+1)	2,304 (+8%)	4mo	$270,000	$117	42
12603 Irving Ave	0.46mi	4/2.0 (+1)	1,900 (-11%)	15mo	$262,999	$138	38
11942 Ann St	0.58mi	4/2.0 (+1)	2,016 (-6%)	20mo	$300,000	$149	38
11840 S Artesian Ave	0.59mi	4/3.0 (+1)	2,000 (-6%)	16mo	$330,000	$165	36
12033 Ann St	0.50mi	4/2.5 (+1)	1,900 (-11%)	23mo	$312,000	$164	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: 25.4%
• Equity multiple: 2.05×
• Total profit: $37,368
• Equity at exit: $18,966

10-year hold

• IRR: 33.1%
• Equity multiple: 4.02×
• Total profit: $107,708
• Equity at exit: $10,998

Cash invested: $35,616 (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 60406

• Home prices YoY: -26.8%
• Active inventory: 43
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $2,561 high
• Mortgage (P&I): −$667
• Tax from tax record: −$396 /mo · $4,749/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$538
• Net cashflow: $907

Break-even live

Break-even rent $1,412

Max offer price $127,200

Occupancy floor 60%

Sensitivity live

Price	-10% $979	-5% $943	+0% $907	+5% $871	+10% $835
Rent	-10% $705	-5% $806	+0% $907	+5% $1,009	+10% $1,110
Rate	-1.0pp $972	-0.5pp $940	base $907	+0.5pp $874	+1.0pp $841

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: $31,800
• Closing costs: $3,816
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12111 S Justine St Chicago, IL	3.0	1.5	1800	$2,400	$1.33	15d	1	0.81mi
12105 S Justine St Chicago, IL	2.0	2.0	1800	$2,700	$1.50	2d	1	0.81mi
12415 Meadow Ln #5 Blue Island, IL	2.0	2.5	1800	$2,200	$1.22	1d	1	0.82mi
11549 S Church St Chicago, IL	4.0	4.5	1800	$3,200	$1.78	1d	1	0.89mi
2640 Vermont St Unit 1 Blue Island, IL	3.0	1.5	1500	$2,200	$1.47	1d	1	1.22mi

Listing history 5 events

1. 2026-04-10
   status Pending
2. 2026-02-13
   price $127,200
3. 2026-02-13
   listed $50,900 Auction
4. 2000-12-13
   soldstatus $116,000
5. 2000-12-01
   soldstatus $98,000

ⓘ 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: $4,749 · $396/mo
• Projected year-2 tax: $4,749 · $396/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 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,733
• − Mortgage interest: −$7,125
• − Property taxes: −$4,749
• − Insurance: −$636
• − Repairs & maintenance: −$2,459
• − Management: −$2,459
• − Depreciation: −$3,700
• Taxable income: $9,605
• Est. tax owed @ 24.0%: −$2,305
• After-tax cash flow: $8,584/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 — Blue Island

• Score: 77/100
• State rank: #159
• US rank: #2964

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Blue Island, IL
• City population: 24,887
• Population (ZIP): 24,887

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 0.65)
• Race & ethnicity: Hispanic / Latino 44% Black 34% White 19% Two or more races 8%
• Hispanic origin (detail): Mexican 39%
• Common ancestry: Romanian 2% English 1% Iranian 1%
• Foreign-born: 19% · Canada
• Languages at home: 65% English-only · Spanish 33% 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: ▼ -94.77%
• Current HPI: 259.492
• 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

+29.8% since first listed

5 events — show timeline

• 2026-04-10 Pending — MRED as Distributed by MLS Grid
• 2026-02-13 Price Changed $127,200 MRED as Distributed by MLS Grid
• 2026-02-13 Listed $50,900 MRED as Distributed by MLS Grid
• 2000-12-13 Sold (Public Records) $116,000 Public Records
• 2000-12-01 Sold (Public Records) $98,000 Public Records

Property tax history

+2.9%/yr

Latest (2023): $4,749 · +76.7% YoY. Source: county tax records.