1418 E 13th Pl · Ford Heights, IL 60411

$103,000

3 bd · 1.0 ba · 1,160 sqft · SingleFamily public records · 86 Days on market

Built 1960 Est $140k · 27% under ↓ 10% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.1/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks

This 3-bedroom, 1.5 bath home with an attached garage is a fantastic addition to any investment portfolio. The property is currently tenant-occupied by a long-term renter, providing immediate rental income. The home was updated in 2020, including improvements to the kitchen and bathrooms, offering modern touches while maintaing comfortable living spaces. With solid bones and steady occupancy, this property presents a great opportunity for investors looking for a turnkey rental with reliable cash flow. Don't miss the chance to secure a property with built-in income potential. Property qualifies for special financing program.

Key facts

• Updated in 2020
• Garage
• Built 1960

Tags

• IMMEDIATE RENTAL INCOME
• UPDATED IN 2020
• IMPROVEMENTS TO KITCHEN
• IMPROVEMENTS TO BATHROOMS
• BUILT IN INCOME POTENTIAL

Property features AI

Finance

• Other: Property currently being leased; Rehab completed in 2020; Parcel number available
• HOA & community: No master association fee required

Exterior

• Parking: Attached garage (1-car)
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; One-story; Fee simple ownership; Property was rehabbed in 2020; Built before 1978 (estimated age 61–70 years)
• Construction: Vinyl siding and brick exterior
• Exterior features: Lot size less than 0.25 acre; Lot dimensions: 8005

Interior

• Kitchen: Kitchen on main level (approx. 17 x 12)
• Bedrooms: Master bedroom on main level (approx. 14 x 12); Bedroom on main level (approx. 12 x 10); Bedroom on main level (approx. 11 x 10)
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Six total rooms; Commuter bus and interstate access nearby
• Laundry & utility: Main-level laundry room (approx. 5 x 3) with gas dryer hookup

🏷️ Possibly a rental listed for sale. The $103,000 price doesn't fit this home's estimated sale value (~$140,360) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $103k.

Deal economics

• At list price, monthly cash flow is $519 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $103k).
• Recommended offer: $97k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#685 in IL) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, crime A-; Watch: schools F, amenities F, employment F.
• Bloom Twp Hsd 206 (suburban): math 8% / reading 9% proficiency, ranked #591 of 620 in IL (top 95%) — 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; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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 33% 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 $712 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.5% rent growth), your $29k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price.

Recommended offer $96,820 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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. 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: 1.68% ✓
• Cap rate: 12.34%
• Cash-on-cash: 21.58%
• DSCR: 1.96
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $140,360
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1403 15th St	0.21mi	3/2.0	1,144 (-1%)	6mo	$138,000	$121	78
1449 Park Ln	0.20mi	4/1.5 (+1)	1,150 (-1%)	11mo	$172,000	$150	73
1444 Park Ln	0.22mi	4/1.5 (+1)	1,100 (-5%)	11mo	$155,000	$141	65
1124 Seeley Ave	0.53mi	2/1.0 (-1)	1,146 (-1%)	7mo	$35,000	$31	63
1415 E 15th Pl	0.26mi	3/2.0	1,267 (+9%)	10mo	$95,000	$75	60
1023 Cottage Grove Ave	0.68mi	3/1.0	1,113 (-4%)	12mo	$110,000	$99	52
1126 Seeley Ave	0.54mi	3/1.0	1,202 (+4%)	24mo	$95,000	$79	49
1407 E 15th St	0.26mi	2/1.5 (-1)	1,036 (-11%)	18mo	$70,000	$68	48
1529 Ambassador Ln	0.34mi	4/2.0 (+1)	1,000 (-14%)	10mo	$152,000	$152	44
20436 Langston St	0.61mi	4/1.0 (+1)	1,260 (+9%)	13mo	$325,000	$258	42

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: 18.5%
• Equity multiple: 1.79×
• Total profit: $22,706
• Equity at exit: $15,358

10-year hold

• IRR: 29.5%
• Equity multiple: 4.13×
• Total profit: $90,319
• Equity at exit: $8,906

Cash invested: $28,840 (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: 5.0×

Monthly cashflow live

• Estimated rent: $1,726 medium
• Mortgage (P&I): −$540
• Tax from tax record: −$262 /mo · $3,142/yr
• Insurance: −$43
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $519

Break-even live

Break-even rent $1,070

Max offer price $103,000

Occupancy floor 65%

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: $25,750
• Closing costs: $3,090
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21538 Gailine Ave Chicago Heights, IL	3.0	1.0	1031	$1,600	$1.55	3d	1	1.09mi
2241 Astor St Unit Labs Sauk Village, IL	2.0	2.0	1000	$1,650	$1.65	1d	1	1.11mi
1154 Barry Ln Sauk Village, IL	2.0	2.0	960	$1,550	$1.61	1d	1	1.19mi

Listing history 17 events

1. 2026-06-18
   days on market $103,000 Active 86 DOM
2. 2026-06-17
   days on market $103,000 Active 85 DOM
3. 2026-06-16
   days on market $103,000 Active 84 DOM
4. 2026-06-15
   days on market $103,000 Active 83 DOM
5. 2026-06-13
   days on market $103,000 Active 81 DOM
6. 2026-06-13
   remarks 631-char remark
7. 2026-06-13
   days on market $103,000 Active 80 DOM
8. 2026-06-09
   days on market $103,000 Active 77 DOM
9. 2026-06-08
   days on market $103,000 Active 76 DOM
10. 2026-06-07
    days on market $103,000 Active 75 DOM
11. 2026-06-04
    days on market $103,000 Active 72 DOM
12. 2026-06-03
    days on market $103,000 Active 71 DOM
13. 2026-06-02
    days on market $103,000 Active 70 DOM
14. 2026-06-01
    days on market $103,000 Active 69 DOM
15. 2026-05-31
    days on market $103,000 Active 68 DOM
16. 2026-05-05
    price $103,000
17. 2026-03-24
    listed $115,000 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: $3,142 · $262/mo
• Projected year-2 tax: $3,142 · $262/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 0% 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: $20,713
• − Mortgage interest: −$5,770
• − Property taxes: −$3,142
• − Insurance: −$515
• − Repairs & maintenance: −$1,657
• − Management: −$1,657
• − Depreciation: −$2,996
• Taxable income: $4,975
• Est. tax owed @ 24.0%: −$1,194
• After-tax cash flow: $5,030/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: Bloom Twp Hsd 206
• NCES district ID: 1706420
• Math proficiency: 8% ▼ -3.00%
• Reading proficiency: 9% ▼ -8.00%
• Median HH income: $39,795
• Composite: 7.4/100
• National rank: #9952
• State rank: #591 of 620 in IL

Livability — Ford Heights

• Score: 64/100
• State rank: #685
• US rank: #13999

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ford Heights, IL
• County: Cook County · 4,486,803 people
• 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

-10.4% since first listed

2 events — show timeline

• 2026-05-05 Price Changed $103,000 MRED as Distributed by MLS Grid
• 2026-03-24 Listed $115,000 MRED as Distributed by MLS Grid

Property tax history

+2.2%/yr

Latest (2023): $3,142 · +38.3% YoY. Source: county tax records.