41 Circle Dr · Dixmoor, IL 60426

$100,000

3 bd · 1.0 ba · 960 sqft · SingleFamily public records · 24 Days on market

Built 1955 Est $152k · 34% under

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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 +26.0/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +8.7/10.0
• 1% rule +8.2/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0

Listing remarks

Great UNIQUE opportunity for owner-occupants or investors! Solid property with strong potential at an affordable price point. Seller is motivated and property is being sold as-is. Easy access to shopping, transportation, and major expressways. Bring your ideas and make this property your own. Buyer responsible for any village requirements, if applicable.

Key facts

• 3 parking spots
• Listed 23 days

Property features AI

Finance

• Other: Parcel number on file; Directions provided to property
• HOA & community: No master association fee required

Exterior

• Parking: Three off-street owned parking spaces
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; One-story layout; Fee simple ownership; Property is currently leased; Built approximately 51–60 years ago; Built before 1978
• Construction: Aluminum and vinyl siding; Approximately 960 total finished square feet
• Exterior features: Small lot (less than 0.25 acre); Lot dimensions listed as 6240; Park access nearby

Interior

• Kitchen: Kitchen on the main level (approx. 12 x 10)
• Bedrooms: Five bedrooms (all on the main level); Primary bedroom on the main level, approximately 14 x 12; Additional bedroom approximately 17 x 15; Two bedrooms approximately 12 x 10; One bedroom approximately 12 x 12
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heating; Window air conditioning units
• Interior features: Six total rooms; School bus service and commuter bus access
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $248 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 76/100 on livability (#202 in IL, #3,730 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: employment D, schools F, amenities F.
• Thornton Twp Hsd 205 (suburban): math 7% / reading 8% proficiency, ranked #594 of 620 in IL (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 133 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 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 $11k of equity ($691 loan paydown + $10k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $98,500 (1.5% below list)

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
6. 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.
7. 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: 1.32% ✓
• Cap rate: 9.27%
• Cash-on-cash: 10.65%
• DSCR: 1.47
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $151,680
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14103 Marshfield Ave	0.13mi	3/1.0	960 (0%)	8mo	$177,000	$184	87
34 W 142nd St	0.14mi	3/1.0	960 (0%)	9mo	$175,000	$182	86
29 Circle Dr	0.03mi	3/1.0	960 (0%)	19mo	$103,500	$108	82
23 W 143 St	0.17mi	4/1.0 (+1)	984 (+2%)	5mo	$155,000	$158	79
14208 Marshfield Ave	0.12mi	4/1.0 (+1)	960 (0%)	15mo	$167,000	$174	77
14533 Ashland Ave	0.55mi	4/1.0 (+1)	960 (0%)	13mo	$58,000	$60	59
14609 Justine St	0.62mi	3/2.0	1,000 (+4%)	6mo	$237,500	$238	55
14619 Myrtle Ave	0.70mi	3/1.0	1,000 (+4%)	14mo	$95,000	$95	49
14630 Loomis Ave	0.74mi	2/1.0 (-1)	936 (-2%)	10mo	$127,000	$136	48
14607 Myrtle Ave	0.68mi	3/1.0	1,008 (+5%)	15mo	$99,900	$99	48
14300 Honore Ave	0.28mi	3/2.0	840 (-12%)	21mo	$45,000	$54	45
14510 Cooper Ave	0.73mi	3/1.5	936 (-2%)	20mo	$210,000	$224	43

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: 32.1%
• Equity multiple: 3.51×
• Total profit: $70,368
• Equity at exit: $90,088

10-year hold

• IRR: 27.7%
• Equity multiple: 7.96×
• Total profit: $194,942
• Equity at exit: $194,278

Cash invested: $28,000 (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 60426

• Home prices YoY: 6.9%
• Active inventory: 133
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,318 high
• Mortgage (P&I): −$524
• Tax from tax record: −$227 /mo · $2,721/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $248

Break-even live

Break-even rent $1,004

Max offer price $100,000

Occupancy floor 76%

Sensitivity live

Price	-10% $305	-5% $277	+0% $248	+5% $220	+10% $192
Rent	-10% $144	-5% $196	+0% $248	+5% $300	+10% $353
Rate	-1.0pp $299	-0.5pp $274	base $248	+0.5pp $223	+1.0pp $196

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14629 Hoyne Ave Dixmoor, IL	3.0	1.0	920	$1,495	$1.62	25d	1	0.75mi
2053 135th Pl Blue Island, IL	2.0	1.0	800	$1,250	$1.56	21d	1	1.30mi
2053 135th Pl Blue Island, IL	2.0	1.0	800	$1,250	$1.56	8d	1	1.30mi
724 W 138th St Unit 3 Riverdale, IL	2.0	1.0	800	$1,250	$1.56	19d	1	1.30mi
2119 135th Pl Blue Island, IL	2.0	1.0	900	$1,250	$1.39	5d	1	1.35mi
2119 135th Pl Unit 4 Blue Island, IL	2.0	1.0	900	$1,250	$1.39	8d	1	1.35mi

Listing history 16 events

1. 2026-06-21
   days on market $100,000 Active 24 DOM
2. 2026-06-18
   days on market $100,000 Active 21 DOM
3. 2026-06-17
   days on market $100,000 Active 20 DOM
4. 2026-06-16
   days on market $100,000 Active 19 DOM
5. 2026-06-15
   days on market $100,000 Active 18 DOM
6. 2026-06-13
   days on market $100,000 Active 16 DOM
7. 2026-06-13
   days on market $100,000 Active 15 DOM
8. 2026-06-09
   days on market $100,000 Active 12 DOM
9. 2026-06-08
   days on market $100,000 Active 11 DOM
10. 2026-06-07
    days on market $100,000 Active 10 DOM
11. 2026-06-04
    days on market $100,000 Active 7 DOM
12. 2026-06-03
    days on market $100,000 Active 6 DOM
13. 2026-06-02
    days on market $100,000 Active 5 DOM
14. 2026-06-01
    days on market $100,000 Active 4 DOM
15. 2026-05-31
    days on market $100,000 Active 3 DOM
16. 2026-05-27
    listed $100,000 Active

ⓘ 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: $2,721 · $227/mo
• Projected year-2 tax: $2,721 · $227/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 ≥102°F today · 15 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: $15,816
• − Mortgage interest: −$5,602
• − Property taxes: −$2,721
• − Insurance: −$500
• − Repairs & maintenance: −$1,265
• − Management: −$1,265
• − Depreciation: −$2,909
• Taxable income: $1,554
• Est. tax owed @ 24.0%: −$373
• After-tax cash flow: $2,608/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: Thornton Twp Hsd 205
• NCES district ID: 1738970
• Math proficiency: 7% ▬ 0.00%
• Reading proficiency: 8% ▼ -2.00%
• Median HH income: $43,392
• Composite: 6.92/100
• National rank: #9976
• State rank: #594 of 620 in IL

Livability — Dixmoor

• Score: 76/100
• State rank: #202
• US rank: #3730

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dixmoor, IL
• Population (ZIP): 23,066

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: Majority Black (59%)
• Race & ethnicity: Black 59% Hispanic / Latino 33% Two or more races 12% White 3% Asian 2%
• Hispanic origin (detail): Mexican 31%
• Foreign-born: 17% · Canada
• Languages at home: 67% English-only · Spanish 30% Other Indo-European 2% French/Haitian/Cajun 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: ▲ 20.36%
• Current HPI: 313.7895
• 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

1 event — show timeline

• 2026-05-27 Listed $100,000 MRED as Distributed by MLS Grid

Property tax history

+5.9%/yr

Latest (2023): $2,721 · +25.1% YoY. Source: county tax records.