22526 Jeffrey Ave · Sauk Village, IL 60411

$174,900

4 bd · 1.5 ba · 1,064 sqft · SingleFamily public records · 103 Days on market

Built 1970 Est $169k · at est.

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Why this score? — see what drove the C- 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 +22.3/30.0
• DSCR +7.1/10.0
• 1% rule +6.2/10.0
• ARV discount +6.0/15.0
• Rent growth +4.1/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this beautifully updated 4-bedroom, 1-bath residence offering comfort, space, and convenience. Step inside to an open kitchen and dining area with a beautifully exposed brick wall, perfect for entertaining, featuring appliances including a microwave, stove, and refrigerator. The updated bathroom boasts a his-and-hers sink and stylish finishes. Major mechnical updates done within the last five years. Enjoy extra living and storage space in the full basement, complete with a washer and dryer. The home also includes an attached garage for easy parking and added convenience. Out back, you'll love the huge backyard with a patio - ideal for gatherings, gardening, or simply relaxin

Key facts

• Attached garage
• Huge backyard
• Full basement

Tags

• OPEN KITCHEN AND DINING AREA
• EXPOSED BRICK WALL
• UPDATED BATHROOM
• FULL BASEMENT
• ATTACHED GARAGE
• HUGE BACKYARD

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $288 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $159k (9.0% below list) — sets the bar for market timing.

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.
• Market conditions: Rents rising fast (+6.5%/yr); 222 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.5% rent growth), your $49k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 103 days — a 9% lower offer ($159k) is reasonable based on typical stale-listing flexibility.
• 3 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.
• Current owner paid $111k; list at $175k implies a 58% 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 $159,159 (9.0% below list)

Questions for the listing agent

1. It's been on market 103 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. 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. 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.
7. 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.
8. 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: 1.12% ✓
• Cap rate: 8.27%
• Cash-on-cash: 7.06%
• DSCR: 1.31
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $169,176
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1859 Reichert Ave	0.21mi	3/1.0 (-1)	1,120 (+5%)	5mo	$96,000	$86	70
1808 224th St	0.20mi	3/1.0 (-1)	1,000 (-6%)	4mo	$160,000	$160	70
22456 Yates Ave	0.33mi	4/2.0	1,120 (+5%)	8mo	$240,000	$214	67
1835 223rd St	0.42mi	3/1.0 (-1)	1,000 (-6%)	2mo	$169,900	$170	62
2119 223rd St	0.60mi	3/1.0 (-1)	1,047 (-2%)	7mo	$184,900	$177	57
2210 220th St	0.69mi	3/1.0 (-1)	1,088 (+2%)	2mo	$173,500	$159	56
22336 Merrill Ave	0.41mi	3/1.0 (-1)	913 (-14%)	2mo	$139,900	$153	49
22437 Strassburg Ave	0.35mi	3/1.0 (-1)	913 (-14%)	6mo	$172,000	$188	48
22339 S Merrill St	0.42mi	3/2.0 (-1)	1,200 (+13%)	6mo	$70,000	$58	47
21946 Merrill Ave	0.73mi	3/1.0 (-1)	1,130 (+6%)	2mo	$175,000	$155	46
22150 Chappel Ave	0.55mi	3/1.0 (-1)	1,200 (+13%)	1mo	$156,000	$130	45
2053 222nd Pl	0.61mi	3/1.0 (-1)	906 (-15%)	5mo	$122,000	$135	36

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: -1.5%
• Equity multiple: 0.94×
• Total profit: $-2,833
• Equity at exit: $26,078

10-year hold

• IRR: 11.7%
• Equity multiple: 2.08×
• Total profit: $52,730
• Equity at exit: $15,122

Cash invested: $48,972 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,961 medium
• Mortgage (P&I): −$917
• Tax from tax record: −$272 /mo · $3,258/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $288

Break-even live

Break-even rent $1,597

Max offer price $174,900

Occupancy floor 80%

Sensitivity live

Price	-10% $387	-5% $337	+0% $288	+5% $238	+10% $189
Rent	-10% $133	-5% $210	+0% $288	+5% $365	+10% $443
Rate	-1.0pp $376	-0.5pp $332	base $288	+0.5pp $243	+1.0pp $197

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
22340 Chappel Ave Sauk Village, IL	3.0	1.0	1100	$1,800	$1.64	19d	1	0.35mi
22332 Clyde Ave Sauk Village, IL	3.0	1.0	925	$1,800	$1.95	25d	1	0.40mi
2236 220th St Sauk Village, IL	3.0	1.0	1008	$1,800	$1.79	25d	1	0.83mi
21538 Gailine Ave Chicago Heights, IL	3.0	1.0	1031	$1,600	$1.55	3d	1	1.17mi

Listing history 11 events

1. 2026-03-31
   status Pending
2. 2026-03-24
   price $174,900
3. 2026-02-11
   price $183,500
4. 2026-01-16
   price $179,900
5. 2025-12-18
   listed $182,999 Active
6. 2025-12-18
   historical
7. 2025-11-24
   status Active
8. 2025-11-20
   status Pending
9. 2025-11-12
   price
10. 2025-10-10
    listed Active
11. 2004-11-04
    soldstatus $111,000

ⓘ 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: $3,258 · $272/mo
• Projected year-2 tax: $3,614 · $301/mo
• Expected delta: +$356/yr (+$30/mo · 10.9%)

ⓘ 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) · 74% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥102°F today · 16 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: $23,537
• − Mortgage interest: −$9,797
• − Property taxes: −$3,258
• − Insurance: −$874
• − Repairs & maintenance: −$1,883
• − Management: −$1,883
• − Depreciation: −$5,088
• Taxable income: $753
• Est. tax owed @ 24.0%: −$181
• After-tax cash flow: $3,274/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

+57.6% since first listed

11 events — show timeline

• 2026-03-31 Pending — MRED as Distributed by MLS Grid
• 2026-03-24 Price Changed $174,900 MRED as Distributed by MLS Grid
• 2026-02-11 Price Changed $183,500 MRED as Distributed by MLS Grid
• 2026-01-16 Price Changed $179,900 MRED as Distributed by MLS Grid
• 2025-12-18 Listing Removed — MRED as Distributed by MLS Grid
• 2025-12-18 Listed $182,999 MRED as Distributed by MLS Grid
• 2025-11-24 Relisted — MRED as Distributed by MLS Grid
• 2025-11-20 Pending — MRED as Distributed by MLS Grid
• 2025-11-12 Price Changed — MRED as Distributed by MLS Grid
• 2025-10-10 Listed — MRED as Distributed by MLS Grid
• 2004-11-04 Sold (Public Records) $111,000 Public Records

Property tax history

+0.8%/yr

Latest (2023): $3,258 · +40.5% YoY. Source: county tax records.