4118 W Midlothian Ave · Robbins, IL 60472

$94,900

2 bd · 1.0 ba · 985 sqft · SingleFamily public records · 110 Days on market

Built 1957 $96/sqft · 18% below area Est $116k · 18% under

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Why this score? — see what drove the A- 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
• Appreciation +10.0/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks MLS

Charming GUTTED Single-Family Home on Spacious Double Lot - Sold As-Is! Nestled in a highly private location, this unique property offers endless potential. Situated on a generous double lot, the home provides plenty of space for expansion, outdoor enjoyment, or future development. Featuring 3 bedrooms and 1 bath, this home is ready for your vision and creativity. Whether you're an investor or a buyer looking for a secluded retreat, this is a rare opportunity to make it your own. Sold as-is. Don't miss out-schedule a showing today! 2 LOTS on this property PROPERTY IS GUTTED.

Key facts

• Secluded retreat
• Double lot
• Outdoor enjoyment

Tags

• DOUBLE LOT
• PRIVATE LOCATION
• OUTDOOR ENJOYMENT
• SECLUDED RETREAT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $714 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $86k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#583 in IL) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime D+, amenities F, employment 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.
• Zoned schools: Kolmar Elem School (math 4% / reading 9%, grade F, #1,723 of 2,056 statewide, top 84%, 541 students, 0% FRL); Dd Eisenhower High Sch (Campus) (math 10% / reading 13%, grade F, #520 of 693 statewide, top 75%, 1,841 students, 0% FRL).
• Market conditions: 28 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 7d 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

• In year one you build about $10k of equity ($656 loan paydown + $9k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 110 days — a 9% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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.

Risks & watch-outs

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

Recommended offer $86,359 (9.0% below list)

Questions for the listing agent

1. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
8. 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.
9. 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: 1.75% ✓
• Cap rate: 15.32%
• Cash-on-cash: 32.24%
• DSCR: 2.43
• GRM: 4.8

CMA / ARV

• ARV (median comp): $115,559
• List price: $94,900
• Delta: -17.88%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13625 S Keeler Ave	0.26mi	3/1.0 (+1)	997 (+1%)	12mo	$70,000	$70	71
4117 W 138th St	0.04mi	3/1.5 (+1)	912 (-7%)	14mo	$82,000	$90	67
4124 W 136th Pl	0.25mi	3/1.0 (+1)	912 (-7%)	9mo	$122,000	$134	64
13417 S Komenski Ave	0.47mi	3/1.5 (+1)	1,000 (+2%)	14mo	$130,000	$130	57
3714 W 140th Pl	0.55mi	3/1.0 (+1)	1,000 (+2%)	17mo	$60,000	$60	53
14330 Keeler Ave	0.68mi	3/1.0 (+1)	960 (-2%)	13mo	$238,000	$248	48
14244 Kostner Ave	0.69mi	3/1.0 (+1)	900 (-9%)	0mo	$246,000	$273	48
13604 S Monticello Ave	0.60mi	2/1.0	873 (-11%)	6mo	$24,900	$29	48
13411 S Kolin Ave	0.57mi	3/2.5 (+1)	972 (-1%)	17mo	$202,000	$208	46
14340 Keeler Ave	0.69mi	3/1.5 (+1)	1,040 (+6%)	11mo	$218,000	$210	43
14305 Kostner Ave	0.72mi	3/1.0 (+1)	1,093 (+11%)	5mo	$194,000	$177	39
4240 143rd St	0.62mi	3/2.0 (+1)	1,116 (+13%)	2mo	$303,500	$272	38

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: 48.9%
• Equity multiple: 4.66×
• Total profit: $97,145
• Equity at exit: $85,493

10-year hold

• IRR: 42.6%
• Equity multiple: 10.42×
• Total profit: $250,293
• Equity at exit: $184,370

Cash invested: $26,572 (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 60472

• Home prices YoY: 3.5%
• Active inventory: 28
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,657 high
• Mortgage (P&I): −$498
• Tax from tax record: −$57 /mo · $690/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $714

Break-even live

Break-even rent $753

Max offer price $94,900

Occupancy floor 52%

Sensitivity live

Price	-10% $768	-5% $741	+0% $714	+5% $687	+10% $660
Rent	-10% $583	-5% $649	+0% $714	+5% $779	+10% $845
Rate	-1.0pp $762	-0.5pp $738	base $714	+0.5pp $689	+1.0pp $664

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13906 Central Park Ave Unit 2N Robbins, IL	3.0	2.0	900	$2,000	$2.22	0d	1	0.63mi
14547 Keystone Ave #12 Midlothian, IL	2.0	1.0	1000	$1,600	$1.60	0d	1	0.93mi
14601 Keystone Ave Unit B1 Midlothian, IL	1.0	1.0	600	$1,200	$2.00	18d	1	0.97mi
14633 Keystone Ave Unit 3A Midlothian, IL	1.0	1.0	750	$1,200	$1.60	3d	1	1.01mi
13615 Royal Ct #309 Crestwood, IL	2.0	2.0	1000	$1,850	$1.85	4d	1	1.02mi
3542 147th St Midlothian, IL	2.0	1.0	817	$1,500	$1.84	8d	2	1.25mi
14033 Laramie Ave #408 Crestwood, IL	2.0	2.0	1100	$2,100	$1.91	9d	1	1.37mi
14643 Lamon Ave Unit 2B Midlothian, IL	2.0	1.5	990	$1,525	$1.54	26d	1	1.41mi
3349 147th St Unit 3240 06 Midlothian, IL	2.0	1.0	817	$1,500	$1.84	6d	1	1.44mi

Listing history 23 events

1. 2026-06-21
   days on market $94,900 Active 110 DOM
2. 2026-06-18
   days on market $94,900 Active 107 DOM
3. 2026-06-17
   days on market $94,900 Active 106 DOM
4. 2026-06-16
   days on market $94,900 Active 105 DOM
5. 2026-06-15
   days on market $94,900 Active 104 DOM
6. 2026-06-13
   days on market $94,900 Active 102 DOM
7. 2026-06-09
   days on market $94,900 Active 98 DOM
8. 2026-06-08
   days on market $94,900 Active 97 DOM
9. 2026-06-07
   days on market $94,900 Active 96 DOM
10. 2026-06-04
    days on market $94,900 Active 93 DOM
11. 2026-06-03
    days on market $94,900 Active 92 DOM
12. 2026-06-02
    days on market $94,900 Active 91 DOM
13. 2026-06-01
    days on market $94,900 Active 90 DOM
14. 2026-05-31
    days on market $94,900 Active 89 DOM
15. 2026-03-03
    listed $94,900 Active 587-char remark

    Show marketing remark (587 chars)

    Charming GUTTED Single-Family Home on Spacious Double Lot - Sold As-Is! Nestled in a highly private location, this unique property offers endless potential. Situated on a generous double lot, the home provides plenty of space for expansion, outdoor enjoyment, or future development. Featuring 3 bedrooms and 1 bath, this home is ready for your vision and creativity. Whether you're an investor or a buyer looking for a secluded retreat, this is a rare opportunity to make it your own. Sold as-is. Don't miss out-schedule a showing today! 2 LOTS on this property PROPERTY IS GUTTED.

16. 2026-02-17
    historical
17. 2025-02-18
    listed Active
18. 2022-07-13
    soldstatus $85,000 Closed
19. 2022-04-03
    status Pending
20. 2021-11-13
    listed $89,000 Active
21. 2019-05-30
    soldstatus $56,000
22. 2005-12-22
    soldstatus $39,000
23. 1997-11-10
    soldstatus $47,000

ⓘ 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: $690 · $57/mo
• Projected year-2 tax: $1,422 · $118/mo
• Expected delta: +$732/yr (+$61/mo · 106.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥102°F today · 14 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: $19,878
• − Mortgage interest: −$5,316
• − Property taxes: −$690
• − Insurance: −$474
• − Repairs & maintenance: −$1,590
• − Management: −$1,590
• − Depreciation: −$2,761
• Taxable income: $7,457
• Est. tax owed @ 24.0%: −$1,790
• After-tax cash flow: $6,778/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 — Robbins

• Score: 66/100
• State rank: #583
• US rank: #12161

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Robbins, IL
• City population: 4,961
• Population (ZIP): 4,961

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 (85%)
• Race & ethnicity: Black 85% Hispanic / Latino 9% White 4% Two or more races 3%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Hispanic 4%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 7%

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: ▲ 16.74%
• Current HPI: 494.1622
• 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

+101.9% since first listed

9 events — show timeline

• 2026-03-03 Listed $94,900 MRED as Distributed by MLS Grid
• 2026-02-17 Listing Removed — MRED as Distributed by MLS Grid
• 2025-02-18 Listed — MRED as Distributed by MLS Grid
• 2022-07-13 Sold (MLS) $85,000 MRED as Distributed by MLS Grid
• 2022-04-03 Pending — MRED as Distributed by MLS Grid
• 2021-11-13 Listed $89,000 MRED as Distributed by MLS Grid
• 2019-05-30 Sold (Public Records) $56,000 Public Records
• 2005-12-22 Sold (Public Records) $39,000 Public Records
• 1997-11-10 Sold (Public Records) $47,000 Public Records

Property tax history

+5.9%/yr

Latest (2023): $690 · +8.0% YoY. Source: county tax records.