18641 Cedar Ave · Country Club Hills, IL 60478

$230,000

3 bd · 1.5 ba · 1,445 sqft · SingleFamily public records · 39 Days on market

Built 1996 7,260 sqft lot Est $247k · 7% under

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Why this score? — see what drove the D 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 +12.5/30.0
• ARV discount +10.6/15.0
• 1% rule +6.2/10.0
• Livability +3.8/5.0
• DSCR +3.7/10.0
• 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 18641 Cedar Ave in Country Club Hills - a spacious 3-bedroom, 2.5-bath home built in 1996 and situated on a 7,200 sq ft lot. This property offers a functional layout with generous living space and is ready for a new owner to make it their own. The home features multiple living and entertaining areas, well-sized bedrooms, and the convenience of 2.5 bathrooms, providing flexibility for everyday living. The backyard offers ample space for outdoor enjoyment, entertaining, or future enhancements. Sold strictly as-is, this home presents an excellent opportunity for buyers looking to personalize, renovate, or invest. With solid bones and a desirable layout, it's ideal for those seeking

Key facts

• Easy access
• Outdoor enjoyment
• 7,260 sq ft lot

Tags

• MULTIPLE LIVING AREAS
• OUTDOOR ENJOYMENT
• ESTABLISHED NEIGHBORHOOD
• EASY ACCESS

Property features AI

Finance

• Other: Living area reported by assessor; Total finished area reported as 2,026 sq ft; Lower level ~534 sq ft, main ~678 sq ft, upper ~814 sq ft
• HOA & community: No master association fee required

Exterior

• Parking: Attached garage with 2 garage spaces; Total parking for 4 vehicles; Garage with opener
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; Split-level design; Fee simple ownership
• Construction: Vinyl siding and brick exterior; Approximately 26-30 years old
• Exterior features: Lot dimensions approximately 60 x 121; Lot size less than 0.25 acre; Asphalt driveway

Interior

• Kitchen: Kitchen on the main level (8 x 11); Breakfast room on the main level (5 x 9)
• Bedrooms: Master bedroom on the second floor (15 x 14); Bedroom 2 on the second floor (12 x 15); Bedroom 3 on the main level (9 x 11); Total of 3 bedrooms
• Bathrooms: Two full bathrooms; One half bathroom; Basement has a bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Partially finished basement; Separate dining room; One fireplace in the family room; Nine total rooms
• Laundry & utility: Lower-level laundry room (11 x 8)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $-34 ($-403/yr) — negative.
• To cash-flow at today's rent, offer at most $224k (2.6% below list).
• Meets the 1% rule at list price ($3k rent vs $230k).
• Recommended offer: $223k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 75/100 on livability (#212 in IL, #3,963 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime D+, health & safety D+, schools 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: 94 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($223k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Risks & watch-outs

• Watch-outs: property tax is 4.0% of price.

Recommended offer $223,100 (3.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. Crime grade is D 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 1.12% ✓
• Cap rate: 6.12%
• Cash-on-cash: -0.63%
• DSCR: 0.97
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $247,095
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4215 188th St	0.20mi	3/2.0	1,529 (+6%)	5mo	$267,000	$175	75
18921 John Ave	0.45mi	3/1.0	1,414 (-2%)	0mo	$107,500	$76	73
19050 Baker Ave	0.53mi	3/1.5	1,397 (-3%)	0mo	$225,000	$161	70
4333 182nd Pl	0.54mi	3/2.5	1,462 (+1%)	2mo	$249,900	$171	67
4160 188th St	0.22mi	3/3.0	1,326 (-8%)	7mo	$239,000	$180	64
4441 185th St	0.38mi	4/2.0 (+1)	1,520 (+5%)	7mo	$220,000	$145	60
18741 Cicero Ave	0.63mi	3/1.0	1,400 (-3%)	4mo	$90,000	$64	60
4640 185th Pl	0.48mi	3/2.0	1,350 (-7%)	6mo	$239,900	$178	60
19020 Cypress Ave	0.51mi	3/3.0	1,326 (-8%)	7mo	$283,000	$213	51
4423 189th St	0.38mi	4/2.0 (+1)	1,650 (+14%)	1mo	$289,000	$175	51
4340 Mayfair Ct	0.69mi	3/2.0	1,243 (-14%)	3mo	$163,400	$131	40
18057 Juneway Ct	0.75mi	4/2.5 (+1)	1,552 (+7%)	5mo	$233,900	$151	39

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: -17.1%
• Equity multiple: 0.39×
• Total profit: $-39,072
• Equity at exit: $34,294

10-year hold

• IRR: -8.8%
• Equity multiple: 0.45×
• Total profit: $-35,402
• Equity at exit: $19,886

Cash invested: $64,400 (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 60478

• Home prices YoY: -27.3%
• Active inventory: 94
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,587 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$776 /mo · $9,307/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$543
• Net cashflow: $-34

Break-even live

Break-even rent $2,630

Max offer price $224,062

Occupancy floor 96%

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4193 186th St Country Club Hills, IL	4.0	2.5	1704	$3,200	$1.88	1d	1	0.20mi
2256 Windsor Ln Country Club Hills, IL	3.0	1.0	1212	$2,250	$1.86	1d	1	0.30mi
4453 Provincetown Dr Country Club Hills, IL	3.0	2.5	1300	$2,500	$1.92	1d	1	0.37mi
1153 Williamsburg Rd Country Club Hills, IL	2.0	1.5	1216	$1,900	$1.56	1d	1	0.38mi
18960 Keeler Ave Country Club Hills, IL	4.0	2.0	1537	$2,650	$1.72	1d	1	0.42mi
18019 Ravisloe Ter Country Club Hills, IL	3.0	1.5	1150	$2,800	$2.43	1d	1	0.83mi
17984 Amherst Ct Country Club Hills, IL	2.0	1.0	1000	$1,900	$1.90	1d	1	0.95mi
3515 Bordeaux Ct Hazel Crest, IL	4.0	2.0	1486	$2,900	$1.95	1d	1	1.24mi

Listing history 6 events

1. 2026-04-29
   status Pending
2. 2026-03-21
   listed $230,000 Active
3. 2026-03-21
   historical
4. 2026-03-12
   listed Active
5. 2026-01-19
   historical
6. 2025-12-15
   listed 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: $9,307 · $776/mo
• Projected year-2 tax: $9,307 · $776/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 ≥101°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: $31,047
• − Mortgage interest: −$12,884
• − Property taxes: −$9,307
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,484
• − Management: −$2,484
• − Depreciation: −$6,691
• Taxable loss: −$3,952
• Est. tax savings @ 24.0%: +$948
• After-tax cash flow: $545/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 — Country Club Hills

• Score: 75/100
• State rank: #212
• US rank: #3963

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Country Club Hills, IL
• City population: 16,549
• Population (ZIP): 16,549

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 (87%)
• Race & ethnicity: Black 87% White 8% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Romanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Spanish 2%

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: ▼ -79.73%
• Current HPI: 212.3917
• 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

6 events — show timeline

• 2026-04-29 Pending — MRED as Distributed by MLS Grid
• 2026-03-21 Listing Removed — MRED as Distributed by MLS Grid
• 2026-03-21 Listed $230,000 MRED as Distributed by MLS Grid
• 2026-03-12 Listed — MRED as Distributed by MLS Grid
• 2026-01-19 Listing Removed — MRED as Distributed by MLS Grid
• 2025-12-15 Listed — MRED as Distributed by MLS Grid

Property tax history

+3.9%/yr

Latest (2023): $9,307 · +8.3% YoY. Source: county tax records.