1618 Constance Ave · Sauk Village, IL 60411

$210,000

3 bd · 1.0 ba · 1,326 sqft · SingleFamily public records · 27 Days on market

Built 1974 6,600 sqft lot Est $195k · 8% over

---

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 +13.9/30.0
• DSCR +4.2/10.0
• Rent growth +4.1/5.0
• ARV discount +4.0/15.0
• 1% rule +3.4/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully renovated in 2025, this stunning 3-bedroom, 1-bath ranch offers stylish one-level living with modern finishes throughout. The open-concept layout features a beautifully updated kitchen with striking black countertops, stainless steel appliances, dishwasher, and island seating perfect for entertaining. Enjoy spacious bedrooms with large closets, a cozy fireplace, central air and heat, and washer and dryer. Outside, the fenced-in yard offers plenty of space to relax or entertain, along with exterior lighting and an attached garage for added convenience. Step inside and fall in love - schedule your private tour today.

Key facts

• Island seating
• Black countertops
• Updated kitchen

Tags

• OPEN-CONCEPT LAYOUT
• UPDATED KITCHEN
• BLACK COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• ISLAND SEATING
• FENCED-IN YARD

Property features AI

Finance

• Other: Parcel number 32251110090000
• HOA & community: No master association fee required

Exterior

• Parking: Attached garage (garage owned) with 2 garage spaces; Concrete driveway; Garage door opener
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; One-story; Fee simple ownership; Rehab completed 2025; Disability access available; Built before 1978; Age estimated 51–60 years
• Construction: Vinyl siding and brick exterior
• Exterior features: Lot dimensions about 60 x 110; Lot less than 0.25 acre; Interstate access

Interior

• Kitchen: Kitchen on the main level (approx. 14 x 13)
• Bedrooms: 3 bedrooms (all on the main level); Master bedroom on the main level (approx. 16 x 11); Bedroom (approx. 13 x 14); Bedroom (approx. 10 x 10)
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Open floorplan; Main-level full bathroom; One fireplace; 6 rooms total
• Laundry & utility: Main-level laundry in-unit with laundry closet and sink (approx. 7 x 12)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $23 ($272/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $177k (15.7% below list).
• Recommended offer: $177k (15.7% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 8.2% in Sauk Village — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 66/100 on livability (#546 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, health & safety D+, commute D.
• 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.
• Zoned schools: Bloom High School (math 7% / reading 8%, grade F, #589 of 693 statewide, top 86%, 1,737 students, 0% FRL).
• Market conditions: Rents rising fast (+6.5%/yr); 222 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).
• This rent runs 34% 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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 16y 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.
• Current owner paid $76k; list at $210k implies a 175% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $176,989 (15.7% below list)

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.84% ✗
• Cap rate: 6.42%
• Cash-on-cash: 0.46%
• DSCR: 1.02
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $194,922
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1618 Constance Ave	0.00mi	3/1.0	1,326 (0%)	0mo	$213,000	$161	100
1908 215th Pl	0.27mi	3/1.0	1,250 (-6%)	2mo	$120,000	$96	76
1647 216th St	0.08mi	4/2.0 (+1)	1,408 (+6%)	1mo	$275,000	$195	76
21618 Gailine Ave	0.26mi	4/2.0 (+1)	1,271 (-4%)	0mo	$192,000	$151	72
2106 216th St	0.50mi	3/2.0	1,337 (+1%)	2mo	$75,000	$56	70
21607 Gailine Ave	0.28mi	3/1.0	1,200 (-10%)	6mo	$189,000	$158	66
21624 Gailine Ave	0.27mi	4/2.0 (+1)	1,500 (+13%)	2mo	$199,000	$133	55
2129 219th St	0.65mi	3/1.0	1,200 (-10%)	1mo	$170,000	$142	53
22150 Chappel Ave	0.74mi	3/1.0	1,200 (-10%)	1mo	$156,000	$130	49
1913 218th Pl	0.48mi	3/2.0	1,500 (+13%)	7mo	$220,000	$147	46
2117 217th St	0.52mi	4/1.0 (+1)	1,134 (-14%)	1mo	$90,000	$79	46
21946 Merrill Ave	0.64mi	3/1.0	1,130 (-15%)	2mo	$175,000	$155	44

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: -11.9%
• Equity multiple: 0.55×
• Total profit: $-26,190
• Equity at exit: $31,312

10-year hold

• IRR: 1.5%
• Equity multiple: 1.12×
• Total profit: $7,246
• Equity at exit: $18,157

Cash invested: $58,800 (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: 9.9×

Monthly cashflow live

• Estimated rent: $1,770 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$187 /mo · $2,241/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $23

Break-even live

Break-even rent $1,741

Max offer price $210,000

Occupancy floor 94%

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 6 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	0.22mi
2241 Astor St Unit Labs Sauk Village, IL	2.0	2.0	1000	$1,650	$1.65	2d	1	0.79mi
2236 220th St Sauk Village, IL	3.0	1.0	1008	$1,800	$1.79	24d	1	0.80mi
1154 Barry Ln Sauk Village, IL	2.0	2.0	960	$1,550	$1.61	1d	1	0.84mi
22332 Clyde Ave Sauk Village, IL	3.0	1.0	925	$1,800	$1.95	24d	1	0.98mi
22340 Chappel Ave Sauk Village, IL	3.0	1.0	1100	$1,800	$1.64	19d	1	0.99mi

Listing history 13 events

1. 2026-06-04
   statusdays on market $210,000 Pending 27 DOM
2. 2026-06-03
   days on market $210,000 Contingent - No Showings 26 DOM
3. 2026-06-02
   days on market $210,000 Contingent - No Showings 25 DOM
4. 2026-06-01
   days on market $210,000 Contingent - No Showings 24 DOM
5. 2026-05-31
   days on market $210,000 Contingent - No Showings 23 DOM
6. 2026-05-11
   historical Contingent - No Showings
7. 2026-05-08
   listed $210,000 Active
8. 2011-03-01
   historical
9. 2010-08-23
   listed New
10. 2000-04-21
    soldstatus $76,500
11. 1995-04-11
    soldstatus $65,000
12. 1984-11-01
    soldstatus $40,732
13. 1979-06-29
    soldstatus $42,500

ⓘ 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: $2,241 · $187/mo
• Projected year-2 tax: $3,504 · $292/mo
• Expected delta: +$1,263/yr (+$105/mo · 56.4%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 72% 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 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: $21,239
• − Mortgage interest: −$11,763
• − Property taxes: −$2,241
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,699
• − Management: −$1,699
• − Depreciation: −$6,109
• Taxable loss: −$3,323
• Est. tax savings @ 24.0%: +$798
• After-tax cash flow: $1,070/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 — Sauk Village

• Score: 66/100
• State rank: #546
• US rank: #11370

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sauk Village, 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

+394.1% since first listed

8 events — show timeline

• 2026-05-11 Contingent — MRED as Distributed by MLS Grid
• 2026-05-08 Listed $210,000 MRED as Distributed by MLS Grid
• 2011-03-01 Listing Removed — MRED as Distributed by MLS Grid
• 2010-08-23 Listed — MRED as Distributed by MLS Grid
• 2000-04-21 Sold (Public Records) $76,500 Public Records
• 1995-04-11 Sold (Public Records) $65,000 Public Records
• 1984-11-01 Sold (Public Records) $40,732 Public Records
• 1979-06-29 Sold (Public Records) $42,500 Public Records

Property tax history

+0.3%/yr

Latest (2023): $2,241 · +206.5% YoY. Source: county tax records.