129 Warwick St · Park Forest, IL 60466

$178,000

3 bd · 2.5 ba · 1,265 sqft · SingleFamily public records · 7 Days on market

Built 1957 7,200 sqft lot Est $167k · 7% 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 +25.5/30.0
• DSCR +8.4/10.0
• 1% rule +6.7/10.0
• ARV discount +4.5/15.0
• 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

Welcome to this charming 3 bedroom, 2.5 bathroom home on a quiet tree-lined street. This ranch-style property offers low-maintenance curb appeal and a welcoming, tree-lined front yard that speaks to relaxed suburban living. Inside, an expansive central living room awaits, featuring soft carpeting, high ceilings, and warm neutral tones. The kitchen delivers a clean, contemporary feel with white cabinetry, granite-style counters, and cohesive black appliances. A central skylight and large window provide generous natural light, making the space bright and functional from morning through evening. The lower level features a separate family room, utility room and a half bath. Step out back to fin

Key facts

• Central living room
• Natural light
• Shaded yard

Tags

• LOW MAINTENANCE CURB APPEAL
• CENTRAL LIVING ROOM
• GRANITE STYLE COUNTERS
• NATURAL LIGHT
• SEPARATE FAMILY ROOM
• SHADED YARD

Property features AI

Finance

• HOA & community: No master association fee required

Exterior

• Parking: Attached garage (1 car); One total parking space
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; Split-level design; Built between 61 and 70 years ago; Built before 1978
• Construction: Brick and frame construction
• Exterior features: Lot dimensions approximately 60 x 120; Lot less than 0.25 acre

Interior

• Kitchen: Kitchen on main level — 16 x 9, ceramic tile flooring
• Bedrooms: Master bedroom (second level) — 14 x 10, hardwood floors; Bedroom — 13 x 10, hardwood floors (second level); Bedroom — 10 x 10, hardwood floors (second level)
• Flooring: Hardwood in main bedrooms; Parquet in living and dining rooms; Ceramic tile in kitchen; Vinyl in lower-level family room and laundry
• Bathrooms: Two full bathrooms; One half bathroom; Basement bathroom(s) present
• Heating & cooling: Natural gas heating; Forced air system
• Interior features: Finished partial basement; Seven total rooms; One fireplace located in the family room
• Laundry & utility: Laundry room on lower level — 15 x 10, vinyl flooring

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $178k.

Deal economics

• At list price, monthly cash flow is $414 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $178k).

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: 102 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals leasing fast (median 12d 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 41% 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.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 15 sale attempts since 16y ago; this cycle's ask has dropped $16k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $45k; list at $178k implies a 296% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $178,000

Questions for the listing agent

1. Built in 1957 — 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: 1.17% ✓
• Cap rate: 9.09%
• Cash-on-cash: 9.98%
• DSCR: 1.44
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $166,980
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
251 Westwood Dr	0.30mi	3/2.0	1,248 (-1%)	2mo	$217,000	$174	80
433 Lakewood Blvd	0.29mi	3/1.5	1,248 (-1%)	2mo	$165,000	$132	78
356 Wilshire St	0.40mi	3/1.5	1,248 (-1%)	2mo	$50,000	$40	73
306 Winnebago St	0.21mi	3/2.0	1,088 (-14%)	3mo	$105,000	$97	63
506 Wildwood Dr	0.52mi	3/1.5	1,170 (-8%)	3mo	$160,000	$137	57
356 Winnebago St	0.38mi	3/2.0	1,088 (-14%)	1mo	$150,000	$138	56
356 Waverly St	0.48mi	3/2.0	1,419 (+12%)	2mo	$120,000	$85	54
3435 218 Pl	0.55mi	3/1.5	1,154 (-9%)	2mo	$183,000	$159	54
358 Waverly St	0.49mi	3/2.0	1,419 (+12%)	3mo	$57,000	$40	52
308 Minocqua St	0.63mi	3/1.0	1,148 (-9%)	1mo	$139,000	$121	48
118 Well St	0.53mi	3/1.0	1,092 (-14%)	2mo	$177,000	$162	45
287 Mohawk St	0.74mi	3/1.0	1,408 (+11%)	1mo	$175,000	$124	40

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: -1.3%
• Equity multiple: 0.95×
• Total profit: $-2,414
• Equity at exit: $26,540

10-year hold

• IRR: 8.4%
• Equity multiple: 1.64×
• Total profit: $32,018
• Equity at exit: $15,390

Cash invested: $49,840 (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: 102
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $2,082 high
• Mortgage (P&I): −$933
• Tax est. 1.5%: −$222 /mo · $2,670/yr
• Insurance: −$74
• HOA: −$0
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $414

Break-even live

Break-even rent $1,557

Max offer price $178,000

Occupancy floor 75%

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: $44,500
• Closing costs: $5,340
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
400 Watseka St Park Forest, IL	4.0	2.0	1161	$2,161	$1.86	16d	1	0.46mi
4014 Euclid Ln Richton Park, IL	2.0	1.0	1100	$2,100	$1.91	7d	1	0.94mi
4014 Euclid Ln Richton Park, IL	2.0	1.0	1100	$2,100	$1.91	22d	1	0.94mi
4014 Euclid Ln Richton Park, IL	3.0	1.0	1100	$2,100	$1.91	12d	1	0.94mi
3324 Western Ave Park Forest, IL	1.0–3.0	1.0	1026	$1,995	$1.94	1d	11	0.95mi
372 Oswego St Park Forest, IL	4.0	1.0	1200	$2,600	$2.17	24d	1	1.01mi
3905 Tower Dr Richton Park, IL	1.0–2.0	1.0–2.0	905	$1,795	$1.98	1d	19	1.02mi
411 Huron St Park Forest, IL	3.0	1.0	1092	$2,300	$2.11	24d	1	1.12mi
19 Apple Ln Park Forest, IL	3.0	1.0	1541	$2,300	$1.49	12d	1	1.14mi
3838 216th Pl Matteson, IL	2.0	2.0	1160	$1,996	$1.72	19d	1	1.16mi
631 Andover St Chicago Heights, IL	3.0	1.0	900	$1,450	$1.61	3d	1	1.18mi
3538 212th Pl Matteson, IL	3.0	1.0	1209	$2,000	$1.65	24d	1	1.23mi
277 Somonauk St Park Forest, IL	3.0	1.0	966	$2,000	$2.07	3d	1	1.25mi
111 Nashua St Park Forest, IL	4.0	1.5	1500	$2,500	$1.67	24d	1	1.26mi
4200 Arlington Dr Richton Park, IL	3.0	2.0	1595	$2,061	$1.29	19d	1	1.41mi
441 Talala St Park Forest, IL	4.0	2.0	1740	$2,500	$1.44	24d	1	1.45mi
490 Shabbona Dr Park Forest, IL	3.0	1.0	1300	$1,895	$1.46	3d	1	1.46mi
22501 Butterfield Rd Unit 22411-506 Richton Park, IL	2.0	1.0	882	$1,325	$1.50	7d	1	1.47mi
22501 Butterfield Rd Unit 22411-514 Richton Park, IL	2.0	1.5	1021	$1,365	$1.34	7d	1	1.47mi
22501 Butterfield Rd Unit 22400-311 Richton Park, IL	2.0	1.0	882	$1,360	$1.54	7d	1	1.47mi
22501 Butterfield Rd Unit 22415-207 Richton Park, IL	2.0	1.5	944	$1,360	$1.44	7d	1	1.47mi

Listing history 50 events

1. 2026-06-18
   days on market $178,000 Active 7 DOM
2. 2026-06-17
   days on market $178,000 Active 6 DOM
3. 2026-06-16
   days on market $178,000 Active 5 DOM
4. 2026-06-15
   days on market $178,000 Active 4 DOM
5. 2026-06-13
   days on marketlisting id $178,000 Active 2 DOM
6. 2026-06-09
   days on market $178,000 Active 138 DOM
7. 2026-06-08
   days on market $178,000 Active 137 DOM
8. 2026-06-07
   days on market $178,000 Active 136 DOM
9. 2026-06-04
   days on market $178,000 Active 133 DOM
10. 2026-06-03
    days on market $178,000 Active 132 DOM
11. 2026-06-02
    days on market $178,000 Active 131 DOM
12. 2026-06-01
    days on market $178,000 Active 130 DOM
13. 2026-05-31
    days on market $178,000 Active 129 DOM
14. 2026-04-24
    price $180,000
15. 2026-03-20
    price $184,000
16. 2026-01-30
    price $186,000
17. 2026-01-22
    listed $194,000 Active
18. 2026-01-22
    historical
19. 2026-01-09
    price
20. 2025-12-05
    price
21. 2025-11-14
    price
22. 2025-10-24
    listed Active
23. 2025-10-24
    historical
24. 2025-10-17
    price
25. 2025-09-26
    price
26. 2025-09-12
    price
27. 2025-09-05
    price
28. 2025-08-29
    price
29. 2025-08-22
    price
30. 2025-08-15
    price
31. 2025-07-31
    listed Active
32. 2024-06-07
    historical $1,645
33. 2024-06-06
    historical $1,645
34. 2024-05-30
    listed $1,645
35. 2024-05-30
    listed $1,645
36. 2024-05-21
    historical $1,645
37. 2024-05-20
    historical $1,645
38. 2024-05-18
    price $1,645
39. 2024-05-18
    listed $1,645
40. 2024-05-14
    historical $1,695
41. 2024-05-12
    price $1,695
42. 2024-05-11
    price $1,695
43. 2024-05-07
    price $1,745
44. 2024-05-07
    price $1,745
45. 2024-05-04
    listed $1,825
46. 2024-05-04
    listed $1,825
47. 2024-03-28
    historical $1,825
48. 2024-03-28
    historical $1,825
49. 2024-03-20
    price $1,825
50. 2024-03-20
    price $1,825

ⓘ 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 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,981
• − Mortgage interest: −$9,971
• − Property taxes: −$2,670
• − Insurance: −$890
• − Repairs & maintenance: −$1,998
• − Management: −$1,998
• − Depreciation: −$5,178
• Taxable income: $2,275
• Est. tax owed @ 24.0%: −$546
• After-tax cash flow: $4,428/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

+71.4% since first listed

58 events — show timeline

• 2026-04-24 Price Changed $180,000 MRED as Distributed by MLS Grid
• 2026-03-20 Price Changed $184,000 MRED as Distributed by MLS Grid
• 2026-01-30 Price Changed $186,000 MRED as Distributed by MLS Grid
• 2026-01-22 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-22 Listed $194,000 MRED as Distributed by MLS Grid
• 2026-01-09 Price Changed — MRED as Distributed by MLS Grid
• 2025-12-05 Price Changed — MRED as Distributed by MLS Grid
• 2025-11-14 Price Changed — MRED as Distributed by MLS Grid
• 2025-10-24 Listing Removed — MRED as Distributed by MLS Grid
• 2025-10-24 Listed — MRED as Distributed by MLS Grid
• 2025-10-17 Price Changed — MRED as Distributed by MLS Grid
• 2025-09-26 Price Changed — MRED as Distributed by MLS Grid
• 2025-09-12 Price Changed — MRED as Distributed by MLS Grid
• 2025-09-05 Price Changed — MRED as Distributed by MLS Grid
• 2025-08-29 Price Changed — MRED as Distributed by MLS Grid
• 2025-08-22 Price Changed — MRED as Distributed by MLS Grid
• 2025-08-15 Price Changed — MRED as Distributed by MLS Grid
• 2025-07-31 Listed — MRED as Distributed by MLS Grid
• 2024-06-07 Rental Removed $1,645 RENTLY
• 2024-06-06 Rental Removed $1,645 RENT.
• 2024-05-30 Listed for Rent $1,645 RENTLY
• 2024-05-30 Listed for Rent $1,645 RENT.
• 2024-05-21 Rental Removed $1,645 RENTLY
• 2024-05-20 Rental Removed $1,645 RENT.
• 2024-05-18 Price Changed $1,645 RENTLY
• 2024-05-18 Listed for Rent $1,645 RENT.
• 2024-05-14 Rental Removed $1,695 RENT.
• 2024-05-12 Price Changed $1,695 RENT.
• 2024-05-11 Price Changed $1,695 RENTLY
• 2024-05-07 Price Changed $1,745 RENT.
• 2024-05-07 Price Changed $1,745 RENTLY
• 2024-05-04 Listed for Rent $1,825 RENTLY
• 2024-05-04 Listed for Rent $1,825 RENT.
• 2024-03-28 Rental Removed $1,825 RENTLY
• 2024-03-28 Rental Removed $1,825 RENT.
• 2024-03-20 Price Changed $1,825 RENT.
• 2024-03-20 Price Changed $1,825 RENTLY
• 2024-03-16 Price Changed $1,860 RENT.
• 2024-03-14 Price Changed $1,860 RENTLY
• 2024-02-24 Listed for Rent $1,985 RENTLY
• 2024-02-24 Listed for Rent $1,985 RENT.
• 2013-07-23 Sold (MLS) $45,000 MRED as Distributed by MLS Grid
• 2013-06-12 Pending — MRED as Distributed by MLS Grid
• 2013-06-12 Relisted — MRED as Distributed by MLS Grid
• 2013-05-29 Pending — MRED as Distributed by MLS Grid
• 2013-05-24 Relisted — MRED as Distributed by MLS Grid
• 2013-04-23 Pending — MRED as Distributed by MLS Grid
• 2013-04-05 Listed $50,250 MRED as Distributed by MLS Grid
• 2011-11-22 Listing Removed — MRED as Distributed by MLS Grid
• 2011-07-20 Price Changed — MRED as Distributed by MLS Grid
• 2011-07-05 Price Changed — MRED as Distributed by MLS Grid
• 2011-06-17 Price Changed — MRED as Distributed by MLS Grid
• 2011-06-03 Price Changed — MRED as Distributed by MLS Grid
• 2011-05-23 Listed — MRED as Distributed by MLS Grid
• 2010-05-06 Sold (Public Records) $105,000 Public Records
• 2010-04-30 Sold (MLS) $104,900 MRED as Distributed by MLS Grid
• 2010-03-17 Contingent — MRED as Distributed by MLS Grid
• 2010-03-01 Listed $104,999 MRED as Distributed by MLS Grid

Property tax history

+11.6%/yr

Latest (2023): $10,899 · +6.2% YoY. Source: county tax records.