12715 S Greenwood St · Blue Island, IL 60406

$105,000

4 bd · 2.0 ba · 1,628 sqft · MultiFamily public records · 17 Days on market

Built 1909 3,441 sqft lot

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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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Great location on this vinyl sided two flat in the historical area of Blue Island. Tenant occupied first floor, vacant second floor, hardwood floors under carpets, window air conditioning units, full basement with storage and half bath, two car detached garage, new windows in first floor enclosed front porch. "See the possibilities."

Key facts

• Spacious backyard
• 3,441 sq ft lot
• 2 garage spots

Tags

• SPACIOUS BACKYARD
• EXPANSIVE FULL BASEMENT

🏷️ Possibly a rental listed for sale. The $105,000 price doesn't fit this home's estimated sale value (~$685,388) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $105k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $103k (1.5% below list) — sets the bar for market timing.
• Cap rate 18.8% 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; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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

• 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 + 3.0% rent growth), your $29k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago; this cycle's ask has dropped $33k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $63k; list at $105k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1909 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $103,425 (1.5% below list)

Questions for the listing agent

1. Built in 1909 — 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. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.19% ✓
• Cap rate: 18.75%
• Cash-on-cash: 44.50%
• DSCR: 2.98
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $685,388
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12517 Elm St Unit 2	0.31mi	3/2.0 (-1)	1,723 (+6%)	14mo	$725,000	$421	59

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: 41.5%
• Equity multiple: 2.78×
• Total profit: $52,456
• Equity at exit: $15,656

10-year hold

• IRR: 47.7%
• Equity multiple: 5.60×
• Total profit: $135,227
• 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 60406

• Home prices YoY: -26.8%
• Active inventory: 43
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $2,299 high
• Mortgage (P&I): −$551
• Tax est. 1.5%: −$131 /mo · $1,575/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $1,090

Break-even live

Break-even rent $919

Max offer price $105,000

Occupancy floor 48%

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 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2640 Vermont St Unit 1 Blue Island, IL	3.0	1.5	1500	$2,200	$1.47	1d	1	0.48mi
2336 122nd St Unit 2 Blue Island, IL	3.0	1.0	1340	$1,900	$1.42	20d	1	0.71mi
13308 Old Western Ave Unit 2 Blue Island, IL	3.0	1.5	1350	$2,200	$1.63	11d	1	0.76mi
13308 Old Western Ave Unit 2 Blue Island, IL	3.0	1.5	1350	$2,200	$1.63	22d	1	0.76mi
2261 136th St Blue Island, IL	4.0	2.0	2230	$2,500	$1.12	16d	1	1.25mi
11706 S Artesian Ave Chicago, IL	3.0	2.5	1299	$3,400	$2.62	1d	1	1.29mi
12111 S Justine St Chicago, IL	3.0	1.5	1800	$2,400	$1.33	15d	1	1.44mi

Listing history 14 events

1. 2026-04-28
   status Pending
2. 2026-04-21
   price $105,000
3. 2026-04-12
   status Temporarily No Showings
4. 2025-08-10
   historical
5. 2025-08-06
   listed $138,200 Active
6. 2015-09-24
   soldstatus $63,000
7. 2015-09-15
   soldstatus $63,000 Closed Sale 349-char remark

   Show marketing remark (349 chars)

   Great location on this vinyl sided two flat in the historical area of Blue Island. Tenant occupied first floor, vacant second floor, hardwood floors under carpets, window air conditioning units, full basement with storage and half bath, two car detached garage, new windows in first floor enclosed front porch. "See the possibilities."

8. 2015-09-08
   status Pending 349-char remark

   Show marketing remark (349 chars)

   Great location on this vinyl sided two flat in the historical area of Blue Island. Tenant occupied first floor, vacant second floor, hardwood floors under carpets, window air conditioning units, full basement with storage and half bath, two car detached garage, new windows in first floor enclosed front porch. "See the possibilities."

9. 2015-08-24
   status Contingent (Do Not Show) 349-char remark

   Show marketing remark (349 chars)

   Great location on this vinyl sided two flat in the historical area of Blue Island. Tenant occupied first floor, vacant second floor, hardwood floors under carpets, window air conditioning units, full basement with storage and half bath, two car detached garage, new windows in first floor enclosed front porch. "See the possibilities."

10. 2015-08-08
    price $65,000 349-char remark

    Show marketing remark (349 chars)

    Great location on this vinyl sided two flat in the historical area of Blue Island. Tenant occupied first floor, vacant second floor, hardwood floors under carpets, window air conditioning units, full basement with storage and half bath, two car detached garage, new windows in first floor enclosed front porch. "See the possibilities."

11. 2015-07-06
    price $79,900 349-char remark

    Show marketing remark (349 chars)

    Great location on this vinyl sided two flat in the historical area of Blue Island. Tenant occupied first floor, vacant second floor, hardwood floors under carpets, window air conditioning units, full basement with storage and half bath, two car detached garage, new windows in first floor enclosed front porch. "See the possibilities."

12. 2015-05-22
    listed $100,000 New 349-char remark

    Show marketing remark (349 chars)

    Great location on this vinyl sided two flat in the historical area of Blue Island. Tenant occupied first floor, vacant second floor, hardwood floors under carpets, window air conditioning units, full basement with storage and half bath, two car detached garage, new windows in first floor enclosed front porch. "See the possibilities."

13. 1986-05-01
    soldstatus $51,000
14. 1979-08-17
    soldstatus $30,000

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 74% 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: $27,582
• − Mortgage interest: −$5,882
• − Property taxes: −$1,575
• − Insurance: −$525
• − Repairs & maintenance: −$2,207
• − Management: −$2,207
• − Depreciation: −$3,055
• Taxable income: $12,133
• Est. tax owed @ 24.0%: −$2,912
• After-tax cash flow: $10,170/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

+250.0% since first listed

14 events — show timeline

• 2026-04-28 Pending — MRED as Distributed by MLS Grid
• 2026-04-21 Price Changed $105,000 MRED as Distributed by MLS Grid
• 2026-04-12 Relisted — MRED as Distributed by MLS Grid
• 2025-08-10 Listing Removed — MRED as Distributed by MLS Grid
• 2025-08-06 Listed $138,200 MRED as Distributed by MLS Grid
• 2015-09-24 Sold (Public Records) $63,000 Public Records
• 2015-09-15 Sold (MLS) $63,000 MRED as Distributed by MLS Grid
• 2015-09-08 Pending — MRED as Distributed by MLS Grid
• 2015-08-24 Pending — MRED as Distributed by MLS Grid
• 2015-08-08 Price Changed $65,000 MRED as Distributed by MLS Grid
• 2015-07-06 Price Changed $79,900 MRED as Distributed by MLS Grid
• 2015-05-22 Listed $100,000 MRED as Distributed by MLS Grid
• 1986-05-01 Sold (Public Records) $51,000 Public Records
• 1979-08-17 Sold (Public Records) $30,000 Public Records

Property tax history

+2.9%/yr

Latest (2023): $7,397 · +17.8% YoY. Source: county tax records.