20258 Crawford Ave · Olympia Fields, IL 60443

$189,000

3 bd · 1.0 ba · 1,159 sqft · SingleFamily public records · 6 Days on market

Built 1955 0.53 ac lot Est $225k · 16% under

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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 +23.6/30.0
• ARV discount +14.7/15.0
• DSCR +7.6/10.0
• 1% rule +6.7/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 bedroom, 1 bath, 100X230 lot, Brick. Great opprotunity to rehab at this great deal. Near shopping, hospital, schools, and train. 2 parking spaces!! 1.5 lots!!!!

Key facts

• Generously sized lot
• Private well
• Easy access to i-80

Tags

• GENEROUSLY SIZED LOT
• EASY ACCESS TO I-57
• EASY ACCESS TO I-80
• LOWER PROPERTY TAXES
• PRIVATE WELL
• SEPTIC SYSTEM

Property features AI

Finance

• Other: Fee simple ownership; Commuter train and interstate access nearby; School bus service available
• HOA & community: No master association fee required; Community amenities include lake, sidewalks, street lights, and paved streets

Exterior

• Parking: Two parking spaces; Owned parking
• Utilities: Well water; Septic tank
• Home design: Detached single-family home; One-story
• Construction: Brick construction; Asphalt roof; Built 71–80 years ago; Built before 1978
• Exterior features: Patio; Backs to trees/woods; Mature trees; Level lot; Water view; Half-acre to nearly one-acre parcel (per county records); Lot dimensions approximately 100 x 230

Interior

• Kitchen: Kitchen on the main level
• Bedrooms: Three bedrooms (all on the main level); Master bedroom on the main level
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heating; Forced air; Heat pump
• Interior features: Seven total rooms; Den
• Laundry & utility: Laundry room

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 $355 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $189k).

Location & tenants

• Location reads 74/100 on livability (#253 in IL, #4,680 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, commute A; Watch: schools C-, crime D-, amenities F.
• Rich Twp Hsd 227 (suburban): math 5% / reading 12% proficiency, ranked #577 of 620 in IL (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 69 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).

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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 15y 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 $30k; list at $189k implies a 530% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $189,000

Questions for the listing agent

1. Built in 1955 — 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. Crime grade is D 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?
4. 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.
5. 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.
6. 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: 1.17% ✓
• Cap rate: 8.55%
• Cash-on-cash: 8.05%
• DSCR: 1.36
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $224,846
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20100 Keystone Ave	0.26mi	2/1.0 (-1)	1,128 (-3%)	10mo	$181,000	$160	70
739 Violet Ln	0.63mi	3/2.0	1,180 (+2%)	16mo	$300,000	$254	50
4210 204th St	0.33mi	2/1.0 (-1)	989 (-15%)	19mo	$187,500	$190	39
725 Violet Ln	0.60mi	3/2.0	1,265 (+9%)	19mo	$245,000	$194	37

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -4.0%
• Equity multiple: 0.85×
• Total profit: $-7,924
• Equity at exit: $28,181

10-year hold

• IRR: 5.7%
• Equity multiple: 1.43×
• Total profit: $22,561
• 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 60443

• Home prices YoY: -32.6%
• Active inventory: 69
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $2,204 medium
• Mortgage (P&I): −$991
• Tax from tax record: −$316 /mo · $3,793/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$463
• Net cashflow: $355

Break-even live

Break-even rent $1,754

Max offer price $189,000

Occupancy floor 79%

Sensitivity live

Price	-10% $462	-5% $409	+0% $355	+5% $302	+10% $248
Rent	-10% $181	-5% $268	+0% $355	+5% $442	+10% $529
Rate	-1.0pp $450	-0.5pp $403	base $355	+0.5pp $306	+1.0pp $256

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
4302 Applewood Ln Matteson, IL	3.0	2.5	1196	$2,175	$1.82	0d	1	0.82mi
4316 Lindenwood Dr Matteson, IL	2.0	1.0	850	$1,625	$1.91	25d	1	0.89mi
4962 Bennett St Matteson, IL	2.0–3.0	1.5–2.5	1341	$3,120	$2.33	0d	7	1.20mi
3538 212th Pl Matteson, IL	3.0	1.0	1209	$2,000	$1.65	25d	1	1.34mi

Listing history 6 events

1. 2026-06-18
   days on market $189,000 Active 6 DOM
2. 2026-06-17
   days on market $189,000 Active 5 DOM
3. 2026-06-16
   days on market $189,000 Active 4 DOM
4. 2026-06-15
   days on market $189,000 Active 3 DOM
5. 2026-06-13
   remarks 699-char remark
6. 2026-06-13
   listed $189,000 Active 1 DOM

ⓘ 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: $3,793 · $316/mo
• Projected year-2 tax: $4,042 · $337/mo
• Expected delta: +$249/yr (+$21/mo · 6.6%)

ⓘ 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 · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,448
• − Mortgage interest: −$10,587
• − Property taxes: −$3,793
• − Insurance: −$945
• − Repairs & maintenance: −$2,116
• − Management: −$2,116
• − Depreciation: −$5,498
• Taxable income: $1,393
• Est. tax owed @ 24.0%: −$334
• After-tax cash flow: $3,928/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: Rich Twp Hsd 227
• NCES district ID: 1733420
• Math proficiency: 5% ▼ -3.00%
• Reading proficiency: 12% ▬ 0.00%
• Median HH income: $56,056
• Composite: 8.93/100
• National rank: #9885
• State rank: #577 of 620 in IL

Livability — Olympia Fields

• Score: 74/100
• State rank: #253
• US rank: #4680

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 20,606

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: Predominantly Black (72%)
• Race & ethnicity: Black 72% White 18% Two or more races 6% Hispanic / Latino 5% Asian 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 4%

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: ▼ -89.68%
• Current HPI: 185.4404
• 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

+980.0% since first listed

21 events — show timeline

• 2026-06-10 Listed $189,000 MRED as Distributed by MLS Grid
• 2013-01-30 Sold (MLS) $30,000 MRED as Distributed by MLS Grid
• 2012-10-26 Relisted — MRED as Distributed by MLS Grid
• 2012-10-22 Listing Removed — MRED as Distributed by MLS Grid
• 2012-07-10 Contingent — MRED as Distributed by MLS Grid
• 2012-04-28 Listed $36,000 MRED as Distributed by MLS Grid
• 2012-02-29 Listing Removed — MRED as Distributed by MLS Grid
• 2012-01-12 Price Changed — MRED as Distributed by MLS Grid
• 2011-12-16 Price Changed — MRED as Distributed by MLS Grid
• 2011-12-01 Price Changed — MRED as Distributed by MLS Grid
• 2011-11-17 Price Changed — MRED as Distributed by MLS Grid
• 2011-11-03 Price Changed — MRED as Distributed by MLS Grid
• 2011-10-20 Price Changed — MRED as Distributed by MLS Grid
• 2011-10-07 Price Changed — MRED as Distributed by MLS Grid
• 2011-07-28 Price Changed — MRED as Distributed by MLS Grid
• 2011-07-14 Price Changed — MRED as Distributed by MLS Grid
• 2011-06-30 Price Changed — MRED as Distributed by MLS Grid
• 2011-06-15 Price Changed — MRED as Distributed by MLS Grid
• 2011-06-01 Price Changed — MRED as Distributed by MLS Grid
• 2011-05-19 Listed — MRED as Distributed by MLS Grid
• 1986-09-01 Sold (Public Records) $17,500 Public Records

Property tax history

+0.6%/yr

Latest (2023): $3,793 · +12.9% YoY. Source: county tax records.