2117 217th St · Sauk Village, IL 60411

$105,000

2 bd · 1.0 ba · 925 sqft · SingleFamily public records · 7 Days on market

Built 1959 6,969 sqft lot Est $134k · 22% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.1/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Attention investors and savvy buyers! Looking for a home you can make your own? This 4-bedroom ranch offers the perfect opportunity to build equity and customize to your taste. The home features a split-bedroom layout for added privacy, a comfortable living room, large eat-in kitchen, a separate laundry room and a spacious fenced yard-ideal for pets, play, or outdoor entertaining. With some updates and vision, this home can truly shine. Being sold as-is, it's priced to reflect the opportunity for improvements. An ideal opportunity for a buyer looking to build equity with some improvements. Also well-suited for investors seeking their next rental or renovation project. Bring your ideas and u

Key facts

• Split-bedroom layout
• Large eat-in kitchen
• Spacious fenced yard

Tags

• SPLIT-BEDROOM LAYOUT
• LARGE EAT-IN KITCHEN
• SEPARATE LAUNDRY ROOM
• SPACIOUS FENCED YARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $515 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Cap rate 12.2% vs local median 8.3% in Sauk Village — 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 66/100 on livability (#546 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, health & safety D+, commute 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); 224 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).
• This rent runs 32% 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 $726 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.5% rent growth), your $29k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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.
• Current owner paid $66k; list at $105k implies a 59% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $105,000

Questions for the listing agent

1. Built in 1959 — 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 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?
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: 1.57% ✓
• Cap rate: 12.18%
• Cash-on-cash: 21.03%
• DSCR: 1.94
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $134,125
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2133 216th St	0.07mi	3/1.0 (+1)	913 (-1%)	1mo	$152,000	$166	89
2059 216th St	0.06mi	3/1.0 (+1)	913 (-1%)	4mo	$167,000	$183	87
1914 215th Pl	0.23mi	3/1.0 (+1)	906 (-2%)	1mo	$160,000	$177	80
2402 Sauk Trl	0.36mi	3/1.0 (+1)	894 (-3%)	3mo	$85,000	$95	70
2171 221st St	0.45mi	3/1.0 (+1)	925 (0%)	5mo	$80,000	$86	70
2522 Orion Ave	0.54mi	2/1.0	894 (-3%)	6mo	$61,790	$69	64
2065 219th Pl	0.31mi	3/1.0 (+1)	1,000 (+8%)	4mo	$145,000	$145	64
21706 Olivia Ave	0.38mi	3/1.0 (+1)	1,000 (+8%)	1mo	$85,000	$85	63
21604 Clyde Ave	0.22mi	3/1.0 (+1)	1,020 (+10%)	5mo	$67,500	$66	63
2053 222nd Pl	0.61mi	3/1.0 (+1)	906 (-2%)	5mo	$122,000	$135	58
1835 223rd St	0.73mi	3/1.0 (+1)	1,000 (+8%)	2mo	$169,900	$170	46
2119 223rd St	0.67mi	3/1.0 (+1)	1,047 (+13%)	7mo	$184,900	$177	36

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: 17.6%
• Equity multiple: 1.74×
• Total profit: $21,850
• Equity at exit: $15,656

10-year hold

• IRR: 28.5%
• Equity multiple: 3.99×
• Total profit: $87,908
• Equity at exit: $9,078

Cash invested: $29,400 (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: 224
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,650 high
• Mortgage (P&I): −$551
• Tax from tax record: −$194 /mo · $2,329/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $515

Break-even live

Break-even rent $998

Max offer price $105,000

Occupancy floor 64%

Sensitivity live

Price	-10% $575	-5% $545	+0% $515	+5% $486	+10% $456
Rent	-10% $385	-5% $450	+0% $515	+5% $581	+10% $646
Rate	-1.0pp $568	-0.5pp $542	base $515	+0.5pp $488	+1.0pp $460

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21538 Gailine Ave Chicago Heights, IL	3.0	1.0	1031	$1,600	$1.55	4d	1	0.27mi
2236 220th St Sauk Village, IL	3.0	1.0	1008	$1,800	$1.79	26d	1	0.46mi
2241 Astor St Unit Labs Sauk Village, IL	2.0	2.0	1000	$1,650	$1.65	3d	1	0.73mi
1154 Barry Ln Sauk Village, IL	2.0	2.0	960	$1,550	$1.61	0d	1	0.73mi
22332 Clyde Ave Sauk Village, IL	3.0	1.0	925	$1,800	$1.95	26d	1	0.83mi
22340 Chappel Ave Sauk Village, IL	3.0	1.0	1100	$1,800	$1.64	20d	1	0.86mi

Listing history 8 events

1. 2026-04-20
   status Pending
2. 2026-04-13
   listed $105,000 Active
3. 2023-04-30
   historical
4. 2023-02-07
   status Active
5. 2022-12-21
   status Pending
6. 2022-11-22
   price
7. 2022-09-15
   listed Active
8. 2006-02-24
   soldstatus $66,000

ⓘ 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: $2,329 · $194/mo
• Projected year-2 tax: $2,356 · $196/mo
• Expected delta: +$27/yr (+$2/mo · 1.2%)

ⓘ 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 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,804
• − Mortgage interest: −$5,882
• − Property taxes: −$2,329
• − Insurance: −$525
• − Repairs & maintenance: −$1,584
• − Management: −$1,584
• − Depreciation: −$3,055
• Taxable income: $4,845
• Est. tax owed @ 24.0%: −$1,163
• After-tax cash flow: $5,021/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 — Sauk Village

• Score: 66/100
• State rank: #546
• US rank: #11370

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sauk Village, 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

+59.1% since first listed

8 events — show timeline

• 2026-04-20 Pending — MRED as Distributed by MLS Grid
• 2026-04-13 Listed $105,000 MRED as Distributed by MLS Grid
• 2023-04-30 Listing Removed — MRED as Distributed by MLS Grid
• 2023-02-07 Relisted — MRED as Distributed by MLS Grid
• 2022-12-21 Pending — MRED as Distributed by MLS Grid
• 2022-11-22 Price Changed — MRED as Distributed by MLS Grid
• 2022-09-15 Listed — MRED as Distributed by MLS Grid
• 2006-02-24 Sold (Public Records) $66,000 Public Records

Property tax history

+0.1%/yr

Latest (2023): $2,329 · +11.1% YoY. Source: county tax records.