344 Nassau St · Park Forest, IL 60466

$156,000

3 bd · 1.0 ba · 953 sqft · SingleFamily public records · 10 Days on market

Built 1953 8,480 sqft lot Est $147k · 6% over

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Why this score? — see what drove the C+ 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 +29.6/30.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• ARV discount +4.7/15.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Frame 3 bedroom ranch with fireplace in living room, eat-in kitchen and 1 bath. Attached 1 car garage. All on corner wooded lot. Sold as is. No disclosures, no termite, no survey. Any realty transfer taxes due will be the sole responsibility of purchaser. This is a Fannie Mae Homepath Property and is approved for Homepath Mortgage and Homepath Renovation Mortgage financing.

Key facts

• Quiet street
• Close to parks
• Cozy fireplace

Tags

• QUIET STREET
• COZY FIREPLACE
• FULLY FENCED BACKYARD
• PRIVATE OUTDOOR SPACE
• CLOSE TO PARKS
• CLOSE TO SHOPPING

Property features AI

Finance

• Other: Property age listed as 71–80 years
• HOA & community: No master association fee (Not required)

Exterior

• Parking: Attached garage (1 garage space, 1 total parking space)
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; One-story; Fee simple ownership; Built before 1978
• Construction: Frame construction
• Exterior features: Corner lot; Lot dimensions approximately 80 x 106

Interior

• Kitchen: Eating area / table space; Kitchen approximately 12 x 14
• Bedrooms: Three bedrooms (all on the main level); Bedroom 2: 10 x 11 (main level); Bedroom 3: 10 x 10 (main level); Master bedroom: 12 x 11 (main level)
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Five total rooms
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $156k.

Deal economics

• At list price, monthly cash flow is $565 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $156k).

Location & tenants

• Location reads 78/100 on livability (#148 in IL, #2,726 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools 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.
• Market conditions: 106 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).
• This rent runs 40% 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $44k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 13y ago; this cycle's ask has dropped $24k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $28k; list at $156k implies a 447% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $156,000

Questions for the listing agent

1. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 10.64%
• Cash-on-cash: 15.53%
• DSCR: 1.69
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $146,762
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
310 Nassau St	0.20mi	3/1.0	953 (0%)	1mo	$129,000	$135	90
57 Marquette St	0.27mi	2/1.0 (-1)	949 (-0%)	4mo	$98,000	$103	78
223 S Orchard Dr	0.45mi	2/1.0 (-1)	949 (-0%)	0mo	$105,000	$111	73
209 Miami St	0.40mi	2/1.0 (-1)	974 (+2%)	1mo	$108,000	$111	72
136 Peach St	0.40mi	2/1.0 (-1)	974 (+2%)	3mo	$163,000	$167	70
429 Natoma St	0.49mi	3/1.0	1,035 (+9%)	0mo	$159,000	$154	62
124 Nauvoo St	0.24mi	3/1.0	1,092 (+15%)	4mo	$170,000	$156	61
208 Miami St	0.39mi	3/1.5	1,053 (+10%)	2mo	$175,000	$166	61
425 Neosho St	0.39mi	3/1.0	1,092 (+15%)	1mo	$169,900	$156	57
254 Blackhawk Dr	0.65mi	2/1.0 (-1)	1,000 (+5%)	2mo	$105,000	$105	55
252 Blackhawk Dr	0.64mi	2/1.0 (-1)	1,000 (+5%)	4mo	$104,000	$104	54
181 Nanti St	0.55mi	3/1.0	1,092 (+15%)	1mo	$179,999	$165	49

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: 6.3%
• Equity multiple: 1.25×
• Total profit: $10,757
• Equity at exit: $23,260

10-year hold

• IRR: 15.7%
• Equity multiple: 2.28×
• Total profit: $55,856
• Equity at exit: $13,488

Cash invested: $43,680 (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 60466

• Home prices YoY: -21.1%
• Active inventory: 106
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $2,080 high
• Mortgage (P&I): −$818
• Tax est. 1.5%: −$195 /mo · $2,340/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $565

Break-even live

Break-even rent $1,365

Max offer price $156,000

Occupancy floor 68%

Sensitivity live

Price	-10% $673	-5% $619	+0% $565	+5% $511	+10% $457
Rent	-10% $401	-5% $483	+0% $565	+5% $647	+10% $730
Rate	-1.0pp $644	-0.5pp $605	base $565	+0.5pp $525	+1.0pp $484

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: $39,000
• Closing costs: $4,680
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
411 Huron St Park Forest, IL	3.0	1.0	1092	$2,200	$2.01	0d	1	0.49mi
194 Monee Rd Park Forest, IL	3.0	1.0	1092	$1,971	$1.80	23d	1	0.65mi
277 Somonauk St Park Forest, IL	3.0	1.0	966	$2,000	$2.07	4d	1	0.71mi
23439 Western Ave Unit C29 Park Forest, IL	2.0	2.0	975	$1,570	$1.61	0d	1	0.76mi
3324 Western Ave Park Forest, IL	1.0–3.0	1.0	1026	$1,995	$1.94	0d	11	0.84mi
235 Tampa St Park Forest, IL	3.0	1.0	1092	$2,000	$1.83	25d	1	0.86mi
11 Fir St Park Forest, IL	1.0–3.0	1.0	1026	$2,069	$2.02	0d	1	0.97mi

Listing history 50 events

1. 2026-06-21
   days on market $156,000 Active 10 DOM
2. 2026-06-18
   days on market $156,000 Active 7 DOM
3. 2026-06-17
   days on market $156,000 Active 6 DOM
4. 2026-06-16
   days on market $156,000 Active 5 DOM
5. 2026-06-15
   days on market $156,000 Active 4 DOM
6. 2026-06-13
   pricedays on marketlisting id $156,000 Active 2 DOM
7. 2026-06-09
   days on market $161,000 Active 117 DOM
8. 2026-06-08
   days on market $161,000 Active 116 DOM
9. 2026-06-07
   days on market $161,000 Active 115 DOM
10. 2026-06-04
    days on market $161,000 Active 112 DOM
11. 2026-06-03
    days on market $161,000 Active 111 DOM
12. 2026-06-02
    days on market $161,000 Active 110 DOM
13. 2026-06-01
    days on market $161,000 Active 109 DOM
14. 2026-05-31
    days on market $161,000 Active 108 DOM
15. 2026-05-15
    price $161,000
16. 2026-04-10
    price $168,000
17. 2026-03-20
    price $173,000
18. 2026-02-13
    historical $1,841
19. 2026-02-12
    listed $180,000 Active
20. 2026-02-07
    listed $1,841
21. 2026-01-28
    historical $1,841
22. 2026-01-23
    price $1,841
23. 2026-01-09
    price $1,885
24. 2026-01-04
    price $1,940
25. 2025-12-25
    price $2,000
26. 2025-12-16
    price $2,040
27. 2025-12-05
    price $2,090
28. 2025-12-02
    listed $2,140
29. 2025-12-02
    historical $2,140
30. 2025-11-28
    price $2,140
31. 2025-11-05
    price $2,195
32. 2025-11-01
    listed $2,165
33. 2024-11-14
    historical $1,720
34. 2024-11-12
    historical $1,720
35. 2024-11-03
    price $1,720
36. 2024-11-02
    price $1,720
37. 2024-11-01
    listed $1,755
38. 2024-11-01
    listed $1,755
39. 2024-01-08
    historical $1,480
40. 2024-01-06
    historical $1,480
41. 2023-12-28
    price $1,480
42. 2023-12-28
    price $1,480
43. 2023-12-19
    listed $1,545
44. 2023-12-19
    listed $1,545
45. 2013-05-15
    soldstatus $28,500 Closed Sale 377-char remark

    Show marketing remark (377 chars)

    Frame 3 bedroom ranch with fireplace in living room, eat-in kitchen and 1 bath. Attached 1 car garage. All on corner wooded lot. Sold as is. No disclosures, no termite, no survey. Any realty transfer taxes due will be the sole responsibility of purchaser. This is a Fannie Mae Homepath Property and is approved for Homepath Mortgage and Homepath Renovation Mortgage financing.

46. 2013-04-29
    status Pending 377-char remark

    Show marketing remark (377 chars)

    Frame 3 bedroom ranch with fireplace in living room, eat-in kitchen and 1 bath. Attached 1 car garage. All on corner wooded lot. Sold as is. No disclosures, no termite, no survey. Any realty transfer taxes due will be the sole responsibility of purchaser. This is a Fannie Mae Homepath Property and is approved for Homepath Mortgage and Homepath Renovation Mortgage financing.

47. 2013-04-02
    listed $30,520 New 377-char remark

    Show marketing remark (377 chars)

    Frame 3 bedroom ranch with fireplace in living room, eat-in kitchen and 1 bath. Attached 1 car garage. All on corner wooded lot. Sold as is. No disclosures, no termite, no survey. Any realty transfer taxes due will be the sole responsibility of purchaser. This is a Fannie Mae Homepath Property and is approved for Homepath Mortgage and Homepath Renovation Mortgage financing.

48. 2005-08-04
    soldstatus $94,500
49. 2001-08-30
    soldstatus $85,000
50. 1990-03-06
    soldstatus $51,000

ⓘ 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,963
• − Mortgage interest: −$8,738
• − Property taxes: −$2,340
• − Insurance: −$780
• − Repairs & maintenance: −$1,997
• − Management: −$1,997
• − Depreciation: −$4,538
• Taxable income: $4,572
• Est. tax owed @ 24.0%: −$1,097
• After-tax cash flow: $5,686/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 — Park Forest

• Score: 78/100
• State rank: #148
• US rank: #2726

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Park Forest, IL
• County: Cook County · 4,486,803 people
• City population: 21,461
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 21,461
• Household income: $61,654
• Rent vs Own: 33.7% rent · 66.3% own
• Severe rent burden: 900.0

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: Predominantly Black (69%)
• Race & ethnicity: Black 69% White 19% Hispanic / Latino 9% Two or more races 3% Native American 1%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Romanian 2% Iranian 1% Italian 1%
• Foreign-born: 6% · Canada
• Languages at home: 90% English-only · Spanish 7% French/Haitian/Cajun 1% Russian/Polish/Slavic 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: ▼ -58.87%
• Current HPI: 219.9692
• Rent YoY: —
• 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

+215.7% since first listed

36 events — show timeline

• 2026-05-15 Price Changed $161,000 MRED as Distributed by MLS Grid
• 2026-04-10 Price Changed $168,000 MRED as Distributed by MLS Grid
• 2026-03-20 Price Changed $173,000 MRED as Distributed by MLS Grid
• 2026-02-13 Rental Removed $1,841 RENTLY
• 2026-02-12 Listed $180,000 MRED as Distributed by MLS Grid
• 2026-02-07 Listed for Rent $1,841 RENTLY
• 2026-01-28 Rental Removed $1,841 RENTLY
• 2026-01-23 Price Changed $1,841 RENTLY
• 2026-01-09 Price Changed $1,885 RENTLY
• 2026-01-04 Price Changed $1,940 RENTLY
• 2025-12-25 Price Changed $2,000 RENTLY
• 2025-12-16 Price Changed $2,040 RENTLY
• 2025-12-05 Price Changed $2,090 RENTLY
• 2025-12-02 Listed for Rent $2,140 RENTLY
• 2025-12-02 Rental Removed $2,140 ZUMPER1
• 2025-11-28 Price Changed $2,140 ZUMPER1
• 2025-11-05 Price Changed $2,195 ZUMPER1
• 2025-11-01 Listed for Rent $2,165 ZUMPER1
• 2024-11-14 Rental Removed $1,720 RENTLY
• 2024-11-12 Rental Removed $1,720 RENT.
• 2024-11-03 Price Changed $1,720 RENTLY
• 2024-11-02 Price Changed $1,720 RENT.
• 2024-11-01 Listed for Rent $1,755 RENTLY
• 2024-11-01 Listed for Rent $1,755 RENT.
• 2024-01-08 Rental Removed $1,480 RENTLY
• 2024-01-06 Rental Removed $1,480 RENT.
• 2023-12-28 Price Changed $1,480 RENTLY
• 2023-12-28 Price Changed $1,480 RENT.
• 2023-12-19 Listed for Rent $1,545 RENTLY
• 2023-12-19 Listed for Rent $1,545 RENT.
• 2013-05-15 Sold (MLS) $28,500 MRED as Distributed by MLS Grid
• 2013-04-29 Pending — MRED as Distributed by MLS Grid
• 2013-04-02 Listed $30,520 MRED as Distributed by MLS Grid
• 2005-08-04 Sold (Public Records) $94,500 Public Records
• 2001-08-30 Sold (Public Records) $85,000 Public Records
• 1990-03-06 Sold (Public Records) $51,000 Public Records

Property tax history

+4.4%/yr

Latest (2023): $8,784 · +76.4% YoY. Source: county tax records.