341 Boston St · Chicago Heights, IL 60411

$132,000

3 bd · 1.0 ba · 919 sqft · SingleFamily public records · 109 Days on market

Built 1970 8,100 sqft lot Est $136k · at est.

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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 +27.8/30.0
• DSCR +9.8/10.0
• 1% rule +9.7/10.0
• ARV discount +8.8/15.0
• Rent growth +4.1/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this well-maintained home in Chicago Heights! This property features updated kitchen cabinets and new siding, both installed in 2024. With 3 bedrooms, 1 bathroom, and a convenient location close to the commuter train, this home is perfect for anyone looking for a comfortable and easy living experience. Don't miss out on the opportunity, schedule your showing today!

Key facts

• Close to schools
• Close to route 30
• New cabinets

Tags

• NEWER EXTERIOR SIDING
• BRAND NEW FURNACE
• NEW CABINETS
• CLOSE TO THE TRAIN
• CLOSE TO SCHOOLS
• CLOSE TO ROUTE 30

Property features AI

Finance

• Financial info: Special service area: No
• HOA & community: No master association fee required

Exterior

• Parking: Asphalt parking surface
• Utilities: Public water; Public sewer; 100 amp electric service
• Home design: Detached single-family home; One-story
• Construction: Built 51–60 years ago; Vinyl siding; Asphalt roof; Built before 1978
• Exterior features: Patio

Interior

• Kitchen: Range; Refrigerator; Kitchen on the main level
• Bedrooms: Three bedrooms (all on the main level); Master bedroom on the main level
• Flooring: Ceramic tile flooring in living room, kitchen, laundry and bedrooms noted
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Five total rooms; School bus service available
• Laundry & utility: Main-level laundry room; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $132k.

Deal economics

• At list price, monthly cash flow is $403 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $132k).
• Recommended offer: $120k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.0% vs local median 6.4% in Chicago Heights — 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 71/100 on livability (#339 in IL) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: employment C-, schools F, crime 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: Rents rising fast (+6.5%/yr); 222 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 8d 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 38% 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 $913 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.5% rent growth), your $37k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 109 days — a 9% lower offer ($120k) is reasonable based on typical stale-listing flexibility.
• 2 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 3.5% of price.

Recommended offer $120,120 (9.0% below list)

Questions for the listing agent

1. It's been on market 109 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 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 1.47% ✓
• Cap rate: 9.95%
• Cash-on-cash: 13.07%
• DSCR: 1.58
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $136,012
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1941 Cambridge St	0.19mi	3/1.0	919 (0%)	1mo	$145,000	$158	91
1947 Yale Ave	0.16mi	3/1.0	919 (0%)	7mo	$164,000	$178	87
1946 Dartmouth St	0.28mi	3/1.0	910 (-1%)	2mo	$160,000	$176	84
1897 Division St	0.28mi	3/1.0	914 (-0%)	4mo	$115,000	$126	83
270 Plymouth Dr	0.27mi	3/1.0	925 (+1%)	6mo	$48,000	$52	82
324 Hickory St	0.21mi	2/1.0 (-1)	1,000 (+9%)	8mo	$145,000	$145	64
1946 Wooster Ct	0.54mi	3/1.0	985 (+7%)	5mo	$48,500	$49	58
544 W 16th Pl	0.41mi	3/1.5	1,018 (+11%)	7mo	$172,000	$169	55
563 Shelly Ln	0.45mi	2/1.5 (-1)	842 (-8%)	6mo	$55,000	$65	53
293 W 15th St	0.50mi	2/1.5 (-1)	832 (-10%)	5mo	$133,900	$161	50
1649 Hilltop Ave	0.54mi	4/1.5 (+1)	988 (+8%)	8mo	$92,000	$93	49
580 W 16th St	0.51mi	3/1.0	1,050 (+14%)	9mo	$155,000	$148	45

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: 7.6%
• Equity multiple: 1.31×
• Total profit: $11,463
• Equity at exit: $19,682

10-year hold

• IRR: 20.1%
• Equity multiple: 3.02×
• Total profit: $74,744
• Equity at exit: $11,413

Cash invested: $36,960 (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: 222
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,945 high
• Mortgage (P&I): −$692
• Tax from tax record: −$387 /mo · $4,645/yr
• Insurance: −$55
• HOA: −$0
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $403

Break-even live

Break-even rent $1,436

Max offer price $132,000

Occupancy floor 74%

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: $33,000
• Closing costs: $3,960
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
417 W Hickory St Unit 2 Chicago Heights, IL	3.0	1.0	900	$1,800	$2.00	21d	1	0.09mi
370 E 17th St Chicago Heights, IL	3.0	1.0	1058	$2,600	$2.46	17d	1	0.11mi
436 W Hickory St Unit Na Chicago Heights, IL	3.0	1.0	1091	$1,800	$1.65	1d	1	0.13mi
444 Hickory St Unit 2A Chicago Heights, IL	3.0	1.0	900	$1,695	$1.88	1d	1	0.15mi
631 Andover St Chicago Heights, IL	3.0	1.0	900	$1,450	$1.61	4d	1	0.69mi
63 Hickory St Unit 2 Chicago Heights, IL	3.0	1.0	900	$1,700	$1.89	25d	1	0.83mi
83 W 15th St #1 Chicago Heights, IL	3.0	1.0	1050	$1,500	$1.43	3d	1	0.84mi
41 E Main St Unit 2 Chicago Heights, IL	2.0	1.0	1000	$1,550	$1.55	7d	1	1.11mi
3324 Western Ave Park Forest, IL	1.0–3.0	1.0	1026	$1,995	$1.94	1d	11	1.41mi
236 Chestnut Ave Unit S South Chicago Heights, IL	3.0	1.0	1032	$2,000	$1.94	25d	1	1.42mi

Listing history 21 events

1. 2026-06-18
   days on market $132,000 Active 109 DOM
2. 2026-06-17
   days on market $132,000 Active 108 DOM
3. 2026-06-16
   days on market $132,000 Active 107 DOM
4. 2026-06-15
   status $132,000 Active 106 DOM
5. 2026-06-15
   days on market $132,000 Contingent - Continue to Show 106 DOM
6. 2026-06-13
   days on market $132,000 Contingent - Continue to Show 104 DOM
7. 2026-06-09
   days on market $132,000 Contingent - Continue to Show 100 DOM
8. 2026-06-08
   days on market $132,000 Contingent - Continue to Show 99 DOM
9. 2026-06-07
   days on market $132,000 Contingent - Continue to Show 98 DOM
10. 2026-06-04
    days on market $132,000 Contingent - Continue to Show 95 DOM
11. 2026-06-03
    days on market $132,000 Contingent - Continue to Show 94 DOM
12. 2026-06-02
    days on market $132,000 Contingent - Continue to Show 93 DOM
13. 2026-06-02
    status $132,000 Contingent - Continue to Show 92 DOM
14. 2026-06-01
    days on market $132,000 Active 92 DOM
15. 2026-05-31
    days on market $132,000 Active 91 DOM
16. 2026-03-01
    listed $132,000 Active
17. 2025-03-26
    soldstatus $115,500
18. 2025-03-20
    soldstatus $115,500 Closed 378-char remark

    Show marketing remark (378 chars)

    Welcome to this well-maintained home in Chicago Heights! This property features updated kitchen cabinets and new siding, both installed in 2024. With 3 bedrooms, 1 bathroom, and a convenient location close to the commuter train, this home is perfect for anyone looking for a comfortable and easy living experience. Don't miss out on the opportunity, schedule your showing today!

19. 2025-02-21
    historical Contingent - Continue to Show 378-char remark

    Show marketing remark (378 chars)

    Welcome to this well-maintained home in Chicago Heights! This property features updated kitchen cabinets and new siding, both installed in 2024. With 3 bedrooms, 1 bathroom, and a convenient location close to the commuter train, this home is perfect for anyone looking for a comfortable and easy living experience. Don't miss out on the opportunity, schedule your showing today!

20. 2025-01-20
    listed $110,000 Active 378-char remark

    Show marketing remark (378 chars)

    Welcome to this well-maintained home in Chicago Heights! This property features updated kitchen cabinets and new siding, both installed in 2024. With 3 bedrooms, 1 bathroom, and a convenient location close to the commuter train, this home is perfect for anyone looking for a comfortable and easy living experience. Don't miss out on the opportunity, schedule your showing today!

21. 2006-05-15
    soldstatus $50,000

ⓘ 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: $4,645 · $387/mo
• Projected year-2 tax: $4,645 · $387/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 · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,345
• − Mortgage interest: −$7,394
• − Property taxes: −$4,645
• − Insurance: −$660
• − Repairs & maintenance: −$1,868
• − Management: −$1,868
• − Depreciation: −$3,840
• Taxable income: $3,070
• Est. tax owed @ 24.0%: −$737
• After-tax cash flow: $4,094/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 — Chicago Heights

• Score: 71/100
• State rank: #339
• US rank: #6836

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chicago Heights, IL
• County: Cook County · 4,486,803 people
• City population: 52,395
• 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

+164.0% since first listed

6 events — show timeline

• 2026-03-01 Listed $132,000 MRED as Distributed by MLS Grid
• 2025-03-26 Sold (Public Records) $115,500 Public Records
• 2025-03-20 Sold (MLS) $115,500 MRED as Distributed by MLS Grid
• 2025-02-21 Contingent — MRED as Distributed by MLS Grid
• 2025-01-20 Listed $110,000 MRED as Distributed by MLS Grid
• 2006-05-15 Sold (Public Records) $50,000 Public Records

Property tax history

+4.0%/yr

Latest (2023): $4,645 · +34.2% YoY. Source: county tax records.