12878 E 2310s Rd · Hopkins Park, IL 60958

$90,000

2 bd · 1.5 ba · 1,400 sqft · SingleFamily · 171 Days on market

Built 1955 0.67 ac lot $64/sqft · 51% below area ↓ 17% since listing

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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 +25.8/30.0
• Appreciation +9.5/10.0
• DSCR +8.6/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks MLS

Charming and affordable home offering 2 possible 3 bedrooms and 1 full bathroom, with a roughed-in half bath located in the lower level-ready for your finishing touches. Situated on a spacious .67-acre lot, this property provides plenty of room to enjoy outdoor living and features a partially fenced yard ideal for pets, gardening, or entertaining. Major mechanical updates have already been completed, including the roof in 2024, furnace 2025, central air unit, and hot water heater, offering peace of mind for the next owner. Whether you're a homeowner looking to build equity or an investor seeking your next opportunity, this property offers solid potential. Cash or conventional financing only. Sold AS IS.

Key facts

• Spacious lot
• Outdoor living
• 0.67 acre lot

Tags

• SPACIOUS LOT
• PARTIALLY FENCED YARD
• MAJOR MECHANICAL UPDATES
• OUTDOOR LIVING

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $219 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 51/100 on livability (#1,327 in IL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Momence CUSD 1 (town): math 11% / reading 13% proficiency, ranked #544 of 620 in IL (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 3 active listings in the ZIP; 145 units permitted in Kankakee County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($622 loan paydown + $8k appreciation (9.1% local appreciation)).
• Kankakee County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (9.1% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 171 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $30k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 171 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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 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?
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: 1.24% ✓
• Cap rate: 9.21%
• Cash-on-cash: 10.41%
• DSCR: 1.46
• GRM: 6.7

CMA / ARV

• ARV (median comp): $183,475
• List price: $90,000
• Delta: -50.95%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

9.08% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 30.2%
• Equity multiple: 3.28×
• Total profit: $57,407
• Equity at exit: $75,141

10-year hold

• IRR: 26.5%
• Equity multiple: 7.23×
• Total profit: $157,012
• Equity at exit: $156,114

Cash invested: $25,200 (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 60958

• Home prices YoY: 8.6%
• Active inventory: 3
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,119 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$155 /mo · $1,866/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $219

Break-even live

Break-even rent $842

Max offer price $90,000

Occupancy floor 75%

Sensitivity live

Price	-10% $270	-5% $244	+0% $219	+5% $193	+10% $168
Rent	-10% $130	-5% $175	+0% $219	+5% $263	+10% $307
Rate	-1.0pp $264	-0.5pp $242	base $219	+0.5pp $195	+1.0pp $172

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $90,000 Active 171 DOM
2. 2026-06-18
   days on market $90,000 Active 170 DOM
3. 2026-06-17
   days on market $90,000 Active 169 DOM
4. 2026-06-16
   days on market $90,000 Active 168 DOM
5. 2026-06-15
   days on market $90,000 Active 167 DOM
6. 2026-06-14
   days on market $90,000 Active 165 DOM
7. 2026-06-13
   days on market $90,000 Active 164 DOM
8. 2026-06-10
   days on market $90,000 Active 162 DOM
9. 2026-06-09
   days on market $90,000 Active 161 DOM
10. 2026-06-09
    price $90,000 Active 160 DOM
11. 2026-06-08
    days on market $99,900 Active 160 DOM
12. 2026-06-07
    days on market $99,900 Active 159 DOM
13. 2026-06-03
    days on market $99,900 Active 155 DOM
14. 2026-06-02
    days on market $99,900 Active 154 DOM
15. 2026-06-01
    days on market $99,900 Active 153 DOM
16. 2026-05-31
    days on market $99,900 Active 152 DOM
17. 2026-05-30
    days on market $99,900 Active 151 DOM
18. 2026-05-11
    historical Contingent - Continue to Show 712-char remark

    Show marketing remark (712 chars)

    Charming and affordable home offering 2 possible 3 bedrooms and 1 full bathroom, with a roughed-in half bath located in the lower level-ready for your finishing touches. Situated on a spacious .67-acre lot, this property provides plenty of room to enjoy outdoor living and features a partially fenced yard ideal for pets, gardening, or entertaining. Major mechanical updates have already been completed, including the roof in 2024, furnace 2025, central air unit, and hot water heater, offering peace of mind for the next owner. Whether you're a homeowner looking to build equity or an investor seeking your next opportunity, this property offers solid potential. Cash or conventional financing only. Sold AS IS.

19. 2026-05-01
    status Active 712-char remark

    Show marketing remark (712 chars)

    Charming and affordable home offering 2 possible 3 bedrooms and 1 full bathroom, with a roughed-in half bath located in the lower level-ready for your finishing touches. Situated on a spacious .67-acre lot, this property provides plenty of room to enjoy outdoor living and features a partially fenced yard ideal for pets, gardening, or entertaining. Major mechanical updates have already been completed, including the roof in 2024, furnace 2025, central air unit, and hot water heater, offering peace of mind for the next owner. Whether you're a homeowner looking to build equity or an investor seeking your next opportunity, this property offers solid potential. Cash or conventional financing only. Sold AS IS.

20. 2026-04-15
    historical Contingent - No Showings 712-char remark

    Show marketing remark (712 chars)

    Charming and affordable home offering 2 possible 3 bedrooms and 1 full bathroom, with a roughed-in half bath located in the lower level-ready for your finishing touches. Situated on a spacious .67-acre lot, this property provides plenty of room to enjoy outdoor living and features a partially fenced yard ideal for pets, gardening, or entertaining. Major mechanical updates have already been completed, including the roof in 2024, furnace 2025, central air unit, and hot water heater, offering peace of mind for the next owner. Whether you're a homeowner looking to build equity or an investor seeking your next opportunity, this property offers solid potential. Cash or conventional financing only. Sold AS IS.

21. 2026-04-02
    price $99,900 712-char remark

    Show marketing remark (712 chars)

    Charming and affordable home offering 2 possible 3 bedrooms and 1 full bathroom, with a roughed-in half bath located in the lower level-ready for your finishing touches. Situated on a spacious .67-acre lot, this property provides plenty of room to enjoy outdoor living and features a partially fenced yard ideal for pets, gardening, or entertaining. Major mechanical updates have already been completed, including the roof in 2024, furnace 2025, central air unit, and hot water heater, offering peace of mind for the next owner. Whether you're a homeowner looking to build equity or an investor seeking your next opportunity, this property offers solid potential. Cash or conventional financing only. Sold AS IS.

22. 2026-01-21
    price $110,000 712-char remark

    Show marketing remark (712 chars)

    Charming and affordable home offering 2 possible 3 bedrooms and 1 full bathroom, with a roughed-in half bath located in the lower level-ready for your finishing touches. Situated on a spacious .67-acre lot, this property provides plenty of room to enjoy outdoor living and features a partially fenced yard ideal for pets, gardening, or entertaining. Major mechanical updates have already been completed, including the roof in 2024, furnace 2025, central air unit, and hot water heater, offering peace of mind for the next owner. Whether you're a homeowner looking to build equity or an investor seeking your next opportunity, this property offers solid potential. Cash or conventional financing only. Sold AS IS.

23. 2025-12-30
    listed $120,000 Active 712-char remark

    Show marketing remark (712 chars)

    Charming and affordable home offering 2 possible 3 bedrooms and 1 full bathroom, with a roughed-in half bath located in the lower level-ready for your finishing touches. Situated on a spacious .67-acre lot, this property provides plenty of room to enjoy outdoor living and features a partially fenced yard ideal for pets, gardening, or entertaining. Major mechanical updates have already been completed, including the roof in 2024, furnace 2025, central air unit, and hot water heater, offering peace of mind for the next owner. Whether you're a homeowner looking to build equity or an investor seeking your next opportunity, this property offers solid potential. Cash or conventional financing only. Sold AS IS.

ⓘ 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: $1,866 · $155/mo
• Projected year-2 tax: $1,954 · $163/mo
• Expected delta: +$89/yr (+$7/mo · 4.7%)

ⓘ 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 2/10 Low 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,423
• − Mortgage interest: −$5,041
• − Property taxes: −$1,866
• − Insurance: −$450
• − Repairs & maintenance: −$1,074
• − Management: −$1,074
• − Depreciation: −$2,618
• Taxable income: $1,300
• Est. tax owed @ 24.0%: −$312
• After-tax cash flow: $2,313/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: Momence CUSD 1
• NCES district ID: 1726430
• Math proficiency: 11% ▼ -7.00%
• Reading proficiency: 13% ▼ -9.00%
• Median HH income: $50,724
• Composite: 11.34/100
• National rank: #9711
• State rank: #544 of 620 in IL

Livability — Hopkins Park

• Score: 51/100
• State rank: #1327
• US rank: #25329

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,488

Population outlook (Kankakee County) Hauer SSP2

• Today (2025): 105,479 people
• By 2030: 101,792 · -3.5%
• By 2040: 93,479 · -11.4%
• By 2050: 85,061 · -19.4%
• By 2075: 67,314 · -36.2%
• By 2100: 52,439 · -50.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (67%)
• Race & ethnicity: Black 67% Hispanic / Latino 19% White 10% Two or more races 2%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Lithuanian 3% Iranian 2%
• Foreign-born: 6% · Canada
• Languages at home: 87% English-only · Spanish 13%

Political lean MEDSL · Kankakee

• 2024 margin: Strong R (+20.8) · D 38.7% · R 59.5% · Other 1.8%
• 2008→2024 swing: -25.4pp toward R · 2008: 4.6pp · 2024: -20.8pp
• All cycles: 2024: R+20.8 2020: R+16.5 2016: R+13.3 2012: R+3.4 2008: D+4.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.08%
• Current HPI: 114.3627
• 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

-16.8% since first listed

6 events — show timeline

• 2026-05-11 Contingent — MRED as Distributed by MLS Grid
• 2026-05-01 Relisted — MRED as Distributed by MLS Grid
• 2026-04-15 Contingent — MRED as Distributed by MLS Grid
• 2026-04-02 Price Changed $99,900 MRED as Distributed by MLS Grid
• 2026-01-21 Price Changed $110,000 MRED as Distributed by MLS Grid
• 2025-12-30 Listed $120,000 MRED as Distributed by MLS Grid

Property tax history

+5.3%/yr

Latest (2024): $1,866 · +13.2% YoY. Source: county tax records.