2825 224th Pl · Sauk Village, IL 60411

$189,000

3 bd · 1.0 ba · 950 sqft · SingleFamily public records · 68 Days on market

Built 1971 0.26 ac lot Est $161k · 18% over

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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 +17.4/30.0
• DSCR +5.4/10.0
• 1% rule +4.7/10.0
• Rent growth +4.1/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

GREAT INVESTMENT/ PROPERTY BEING SOLD IN "AS-IS" CONDITION/ NO SURVEY NOR DISCLOSURES/ PRE-APPROVAL NOT PRE-QUALIFICATION LETTERS/ PROOF OF FUNDING MUST ACCOMPANY ALL OFFERS/ EARNEST MONEY MUST BE CERTIFIED FUNDS/ FAX ALL OFFERS TO THE OFFICE/ NO EMAILS PLEASE.

Key facts

• Custom cabinetry
• Huge yard
• Open concept kitchen

Tags

• OPEN CONCEPT KITCHEN
• CUSTOM CABINETRY
• STAINLESS APPLIANCES
• HUGE YARD
• DECK FOR SUMMER GATHERINGS
• BRAND NEW KITCHEN

Property features AI

Finance

• Other: Property not currently leased; Possession at closing; Living area reported as estimated; Property access: school bus service, commuter bus, interstate access
• HOA & community: No master association fee required

Exterior

• Parking: Attached garage (garage owned) with asphalt driveway; Total parking for 1 vehicle
• Utilities: Public and shared well water sources; Public sewer and storm sewer; 100 amp electric service with circuit breakers
• Home design: Detached single-family home; One-story; Fee simple ownership; Property was rehabbed in 2026; Built before 1978
• Construction: Vinyl siding exterior; Asphalt roof; Approximately 1,200 total finished square feet
• Exterior features: Deck; Lot dimensions approximately 75 x 150; Lot smaller than 0.25 acre; Neighborhood amenities: curbs, sidewalks, street lights, paved streets

Interior

• Kitchen: Kitchen with island, custom cabinetry, granite counters, and updated finishes
• Bedrooms: Four bedrooms (all on main level); Bedroom sizes include 11 x 14 (master), 12 x 10, 10 x 11, and 10 x 10
• Flooring: Luxury vinyl flooring throughout main living areas and bedrooms
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Six total rooms; Crawl space basement
• Laundry & utility: Main-level laundry (8 x 8)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $141 ($2k/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 $184k (2.6% below list).
• Recommended offer: $178k (6.0% 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 36% 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 68 days — a 6% lower offer ($178k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $177,660 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 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 1971 — 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. 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?
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: 0.97% ✗
• Cap rate: 7.19%
• Cash-on-cash: 3.20%
• DSCR: 1.14
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $160,550
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2836 223rd St	0.14mi	4/1.0 (+1)	975 (+3%)	3mo	$165,000	$169	82
22226 Brookwood Dr	0.28mi	3/1.0	918 (-3%)	6mo	$165,000	$180	76
22233 Peach Tree Ave	0.23mi	3/1.0	904 (-5%)	8mo	$155,000	$171	75
22239 Peach Tree Ave	0.22mi	3/1.0	1,000 (+5%)	8mo	$77,000	$77	74
22116 Brookwood Dr	0.41mi	3/1.0	918 (-3%)	6mo	$162,000	$176	70
2171 221st St	0.68mi	3/1.0	925 (-3%)	5mo	$80,000	$86	60
22629 Spencer Ave	0.23mi	4/1.0 (+1)	1,073 (+13%)	4mo	$165,000	$154	59
2522 Orion Ave	0.52mi	2/1.0 (-1)	894 (-6%)	6mo	$61,790	$69	56
2402 Sauk Trl	0.71mi	3/1.0	894 (-6%)	3mo	$85,000	$95	55
2053 222nd Pl	0.72mi	3/1.0	906 (-5%)	5mo	$122,000	$135	54
2149 221st St	0.69mi	4/2.0 (+1)	925 (-3%)	8mo	$230,000	$249	48
2119 223rd St	0.67mi	3/1.0	1,047 (+10%)	7mo	$184,900	$177	46

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: -7.4%
• Equity multiple: 0.72×
• Total profit: $-14,938
• Equity at exit: $28,181

10-year hold

• IRR: 6.2%
• Equity multiple: 1.53×
• Total profit: $28,094
• Equity at exit: $16,341

Cash invested: $52,920 (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: 8.6×

Monthly cashflow live

• Estimated rent: $1,840 medium
• Mortgage (P&I): −$991
• Tax from tax record: −$243 /mo · $2,915/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $141

Break-even live

Break-even rent $1,662

Max offer price $189,000

Occupancy floor 87%

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2236 220th St Sauk Village, IL	3.0	1.0	1008	$1,800	$1.79	25d	1	0.76mi
22332 Clyde Ave Sauk Village, IL	3.0	1.0	925	$1,800	$1.95	25d	1	0.88mi
22340 Chappel Ave Sauk Village, IL	3.0	1.0	1100	$1,800	$1.64	19d	1	0.93mi
21538 Gailine Ave Chicago Heights, IL	3.0	1.0	1031	$1,600	$1.55	3d	1	1.34mi

Listing history 24 events

1. 2026-06-18
   days on market $189,000 Active 68 DOM
2. 2026-06-17
   days on market $189,000 Active 67 DOM
3. 2026-06-16
   days on market $189,000 Active 66 DOM
4. 2026-06-15
   days on market $189,000 Active 65 DOM
5. 2026-06-13
   days on market $189,000 Active 63 DOM
6. 2026-06-13
   days on market $189,000 Active 62 DOM
7. 2026-06-10
   price $189,000 Active 59 DOM
8. 2026-06-09
   days on market $194,000 Active 59 DOM
9. 2026-06-08
   days on market $194,000 Active 58 DOM
10. 2026-06-07
    days on market $194,000 Active 57 DOM
11. 2026-06-04
    days on market $194,000 Active 54 DOM
12. 2026-06-03
    days on market $194,000 Active 53 DOM
13. 2026-06-02
    days on market $194,000 Active 52 DOM
14. 2026-06-01
    days on market $194,000 Active 51 DOM
15. 2026-05-31
    days on market $194,000 Active 50 DOM
16. 2026-05-15
    price $194,000
17. 2026-04-11
    listed $199,000 Active
18. 2020-02-14
    soldstatus $593,784
19. 2008-12-15
    soldstatus $36,000 Closed Sale 271-char remark

    Show marketing remark (271 chars)

    GREAT INVESTMENT/ PROPERTY BEING SOLD IN "AS-IS" CONDITION/ NO SURVEY NOR DISCLOSURES/ PRE-APPROVAL NOT PRE-QUALIFICATION LETTERS/ PROOF OF FUNDING MUST ACCOMPANY ALL OFFERS/ EARNEST MONEY MUST BE CERTIFIED FUNDS/ FAX ALL OFFERS TO THE OFFICE/ NO EMAILS PLEASE.

20. 2008-11-19
    historical 271-char remark

    Show marketing remark (271 chars)

    GREAT INVESTMENT/ PROPERTY BEING SOLD IN "AS-IS" CONDITION/ NO SURVEY NOR DISCLOSURES/ PRE-APPROVAL NOT PRE-QUALIFICATION LETTERS/ PROOF OF FUNDING MUST ACCOMPANY ALL OFFERS/ EARNEST MONEY MUST BE CERTIFIED FUNDS/ FAX ALL OFFERS TO THE OFFICE/ NO EMAILS PLEASE.

21. 2008-11-07
    listed $37,500 271-char remark

    Show marketing remark (271 chars)

    GREAT INVESTMENT/ PROPERTY BEING SOLD IN "AS-IS" CONDITION/ NO SURVEY NOR DISCLOSURES/ PRE-APPROVAL NOT PRE-QUALIFICATION LETTERS/ PROOF OF FUNDING MUST ACCOMPANY ALL OFFERS/ EARNEST MONEY MUST BE CERTIFIED FUNDS/ FAX ALL OFFERS TO THE OFFICE/ NO EMAILS PLEASE.

22. 2008-07-01
    historical
23. 2007-12-04
    listed
24. 2006-05-05
    soldstatus $109,000

ⓘ 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: $2,915 · $243/mo
• Projected year-2 tax: $3,603 · $300/mo
• Expected delta: +$687/yr (+$57/mo · 23.6%)

ⓘ 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 2/10 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: $22,085
• − Mortgage interest: −$10,587
• − Property taxes: −$2,915
• − Insurance: −$945
• − Repairs & maintenance: −$1,767
• − Management: −$1,767
• − Depreciation: −$5,498
• Taxable loss: −$1,394
• Est. tax savings @ 24.0%: +$335
• After-tax cash flow: $2,028/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

+78.0% since first listed

9 events — show timeline

• 2026-05-15 Price Changed $194,000 MRED as Distributed by MLS Grid
• 2026-04-11 Listed $199,000 MRED as Distributed by MLS Grid
• 2020-02-14 Sold (Public Records) $593,784 Public Records
• 2008-12-15 Sold (MLS) $36,000 MRED as Distributed by MLS Grid
• 2008-11-19 Listing Removed — MRED as Distributed by MLS Grid
• 2008-11-07 Listed $37,500 MRED as Distributed by MLS Grid
• 2008-07-01 Listing Removed — MRED as Distributed by MLS Grid
• 2007-12-04 Listed — MRED as Distributed by MLS Grid
• 2006-05-05 Sold (Public Records) $109,000 Public Records

Property tax history

+1.3%/yr

Latest (2023): $2,915 · +23.0% YoY. Source: county tax records.