4169 193rd Ct Unit 11A · Country Club Hills, IL 60478

$195,000

3 bd · 2.5 ba · 1,400 sqft · Condo · 134 Days on market

Built 1994 $220/mo HOA · 8% of rent

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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 +20.2/30.0
• 1% rule +8.4/10.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• Livability +3.8/5.0
• 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

Excepting back up offers!!! I'd like to welcome all home buyers with this beautifully renovatated 2 story townhome in wonderful Country Club Hills. This 3 bedroom 2.5 bathroom gives you everything you need for your first home. All new bathrooms including 2 vanities for master bath, brand new tiling with new fixtures throughout. Large living room with beautiful luxury lifeproof floors, so much open space and high ceilings for a beautiful setting around the fireplace. 3 massive bedrooms and plenty of closet place. Kitchen has been beautifully re-finished with new counter tops and new stainless steel appliances. Balcony to backyard full of green grass and plenty of room for year round activities. Don't miss out on this deal, home is priced to sell, do a showing today!

Key facts

• Master suite
• Walk-in closet
• Granite countertops

Tags

• OPEN-FLOOR CONCEPT
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• NUTMEG-COLORED CABINETRY
• MASTER SUITE
• WALK-IN CLOSET

Property features AI

Finance

• Other: Directions and parking instructions available for visitors
• Financial info: Homeowner tax exemption
• HOA & community: Monthly association fee of $220; Association fee covers insurance, exterior maintenance, lawn care, and snow removal; Manager off-site; Pets allowed (cats and dogs permitted)

Exterior

• Parking: Attached garage (garage owned) with garage door opener; Asphalt parking; One garage/one total parking space
• Utilities: Water source: Lake Michigan; Public sewer; Electric service (standard power)
• Home design: Attached single-family condo; Townhouse — 2 story; Entry level: 1; Rehab completed in 2019; Estimated living area
• Construction: Vinyl siding; Building age approximately 31–40 years; Part of a 16-unit building
• Exterior features: Common grounds; Lot information sourced from county records

Interior

• Kitchen: Galley kitchen with pantry closet, 12 x 10
• Bedrooms: Master bedroom (second level) with double sink and shower-only bath; Bedroom 2 (second level), 16 x 14, wood laminate flooring; Bedroom 3 (second level), 16 x 14, wood laminate flooring
• Flooring: Wood laminate flooring in living room, dining room, master and other bedrooms
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Six total rooms; Gas log fireplace in the living room
• Laundry & utility: Main level laundry room, 10 x 9

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $195k.

Deal economics

• At list price, monthly cash flow is $245 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $195k).
• Recommended offer: $172k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 75/100 on livability (#212 in IL, #3,963 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime D+, health & safety D+, schools 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: 94 active listings in the ZIP; 6 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).

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 134 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago; this cycle's ask has dropped $40k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $97k; list at $195k implies a 101% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $171,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 134 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.34% ✓
• Cap rate: 7.80%
• Cash-on-cash: 5.39%
• DSCR: 1.24
• GRM: 6.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -7.8%
• Equity multiple: 0.71×
• Total profit: $-15,660
• Equity at exit: $29,075

10-year hold

• IRR: 2.0%
• Equity multiple: 1.14×
• Total profit: $7,801
• Equity at exit: $16,860

Cash invested: $54,600 (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 60478

• Home prices YoY: -27.3%
• Active inventory: 94
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $2,614 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$496 /mo · $5,956/yr
• Insurance: −$81
• HOA: −$220
• Vacancy / Maint / Mgmt: −$549
• Net cashflow: $245

Break-even live

Break-even rent $2,304

Max offer price $195,000

Occupancy floor 86%

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18960 Keeler Ave Country Club Hills, IL	4.0	2.0	1537	$2,650	$1.72	1d	1	0.44mi
4193 186th St Country Club Hills, IL	4.0	2.5	1704	$3,200	$1.88	1d	1	0.96mi
4453 Provincetown Dr Country Club Hills, IL	3.0	2.5	1300	$2,500	$1.92	1d	1	1.01mi
2256 Windsor Ln Country Club Hills, IL	3.0	1.0	1212	$2,250	$1.86	1d	1	1.09mi
1153 Williamsburg Rd Country Club Hills, IL	2.0	1.5	1216	$1,900	$1.56	1d	1	1.11mi
4962 Bennett St Matteson, IL	2.0–3.0	2.5	1341	$3,120	$2.33	1d	7	1.28mi

HOA detail condo

• Monthly dues: $220 · $2,640/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 27 events

1. 2026-06-18
   days on market $195,000 Active 134 DOM
2. 2026-06-17
   days on market $195,000 Active 133 DOM
3. 2026-06-16
   days on market $195,000 Active 132 DOM
4. 2026-06-15
   days on market $195,000 Active 131 DOM
5. 2026-06-13
   days on market $195,000 Active 129 DOM
6. 2026-06-09
   days on market $195,000 Active 125 DOM
7. 2026-06-08
   days on market $195,000 Active 124 DOM
8. 2026-06-07
   days on market $195,000 Active 123 DOM
9. 2026-06-04
   days on market $195,000 Active 120 DOM
10. 2026-06-03
    days on market $195,000 Active 119 DOM
11. 2026-06-02
    days on market $195,000 Active 118 DOM
12. 2026-06-01
    days on market $195,000 Active 117 DOM
13. 2026-05-31
    days on market $195,000 Active 116 DOM
14. 2026-05-22
    price $195,000
15. 2026-05-04
    price $215,000
16. 2026-03-01
    price $222,000
17. 2026-02-04
    listed $235,000 Active
18. 2019-06-07
    soldstatus $97,000 Closed Sale 775-char remark

    Show marketing remark (775 chars)

    Excepting back up offers!!! I'd like to welcome all home buyers with this beautifully renovatated 2 story townhome in wonderful Country Club Hills. This 3 bedroom 2.5 bathroom gives you everything you need for your first home. All new bathrooms including 2 vanities for master bath, brand new tiling with new fixtures throughout. Large living room with beautiful luxury lifeproof floors, so much open space and high ceilings for a beautiful setting around the fireplace. 3 massive bedrooms and plenty of closet place. Kitchen has been beautifully re-finished with new counter tops and new stainless steel appliances. Balcony to backyard full of green grass and plenty of room for year round activities. Don't miss out on this deal, home is priced to sell, do a showing today!

19. 2019-05-23
    status Contingent (Do Not Show) 775-char remark

    Show marketing remark (775 chars)

    Excepting back up offers!!! I'd like to welcome all home buyers with this beautifully renovatated 2 story townhome in wonderful Country Club Hills. This 3 bedroom 2.5 bathroom gives you everything you need for your first home. All new bathrooms including 2 vanities for master bath, brand new tiling with new fixtures throughout. Large living room with beautiful luxury lifeproof floors, so much open space and high ceilings for a beautiful setting around the fireplace. 3 massive bedrooms and plenty of closet place. Kitchen has been beautifully re-finished with new counter tops and new stainless steel appliances. Balcony to backyard full of green grass and plenty of room for year round activities. Don't miss out on this deal, home is priced to sell, do a showing today!

20. 2019-05-16
    status Contingent 775-char remark

    Show marketing remark (775 chars)

    Excepting back up offers!!! I'd like to welcome all home buyers with this beautifully renovatated 2 story townhome in wonderful Country Club Hills. This 3 bedroom 2.5 bathroom gives you everything you need for your first home. All new bathrooms including 2 vanities for master bath, brand new tiling with new fixtures throughout. Large living room with beautiful luxury lifeproof floors, so much open space and high ceilings for a beautiful setting around the fireplace. 3 massive bedrooms and plenty of closet place. Kitchen has been beautifully re-finished with new counter tops and new stainless steel appliances. Balcony to backyard full of green grass and plenty of room for year round activities. Don't miss out on this deal, home is priced to sell, do a showing today!

21. 2019-05-03
    historical Contingent 775-char remark

    Show marketing remark (775 chars)

    Excepting back up offers!!! I'd like to welcome all home buyers with this beautifully renovatated 2 story townhome in wonderful Country Club Hills. This 3 bedroom 2.5 bathroom gives you everything you need for your first home. All new bathrooms including 2 vanities for master bath, brand new tiling with new fixtures throughout. Large living room with beautiful luxury lifeproof floors, so much open space and high ceilings for a beautiful setting around the fireplace. 3 massive bedrooms and plenty of closet place. Kitchen has been beautifully re-finished with new counter tops and new stainless steel appliances. Balcony to backyard full of green grass and plenty of room for year round activities. Don't miss out on this deal, home is priced to sell, do a showing today!

22. 2019-05-02
    historical 775-char remark

    Show marketing remark (775 chars)

    Excepting back up offers!!! I'd like to welcome all home buyers with this beautifully renovatated 2 story townhome in wonderful Country Club Hills. This 3 bedroom 2.5 bathroom gives you everything you need for your first home. All new bathrooms including 2 vanities for master bath, brand new tiling with new fixtures throughout. Large living room with beautiful luxury lifeproof floors, so much open space and high ceilings for a beautiful setting around the fireplace. 3 massive bedrooms and plenty of closet place. Kitchen has been beautifully re-finished with new counter tops and new stainless steel appliances. Balcony to backyard full of green grass and plenty of room for year round activities. Don't miss out on this deal, home is priced to sell, do a showing today!

23. 2019-04-26
    status Reactivated 775-char remark

    Show marketing remark (775 chars)

    Excepting back up offers!!! I'd like to welcome all home buyers with this beautifully renovatated 2 story townhome in wonderful Country Club Hills. This 3 bedroom 2.5 bathroom gives you everything you need for your first home. All new bathrooms including 2 vanities for master bath, brand new tiling with new fixtures throughout. Large living room with beautiful luxury lifeproof floors, so much open space and high ceilings for a beautiful setting around the fireplace. 3 massive bedrooms and plenty of closet place. Kitchen has been beautifully re-finished with new counter tops and new stainless steel appliances. Balcony to backyard full of green grass and plenty of room for year round activities. Don't miss out on this deal, home is priced to sell, do a showing today!

24. 2019-03-20
    historical Contingent 775-char remark

    Show marketing remark (775 chars)

    Excepting back up offers!!! I'd like to welcome all home buyers with this beautifully renovatated 2 story townhome in wonderful Country Club Hills. This 3 bedroom 2.5 bathroom gives you everything you need for your first home. All new bathrooms including 2 vanities for master bath, brand new tiling with new fixtures throughout. Large living room with beautiful luxury lifeproof floors, so much open space and high ceilings for a beautiful setting around the fireplace. 3 massive bedrooms and plenty of closet place. Kitchen has been beautifully re-finished with new counter tops and new stainless steel appliances. Balcony to backyard full of green grass and plenty of room for year round activities. Don't miss out on this deal, home is priced to sell, do a showing today!

25. 2019-02-13
    listed $97,000 New 775-char remark

    Show marketing remark (775 chars)

    Excepting back up offers!!! I'd like to welcome all home buyers with this beautifully renovatated 2 story townhome in wonderful Country Club Hills. This 3 bedroom 2.5 bathroom gives you everything you need for your first home. All new bathrooms including 2 vanities for master bath, brand new tiling with new fixtures throughout. Large living room with beautiful luxury lifeproof floors, so much open space and high ceilings for a beautiful setting around the fireplace. 3 massive bedrooms and plenty of closet place. Kitchen has been beautifully re-finished with new counter tops and new stainless steel appliances. Balcony to backyard full of green grass and plenty of room for year round activities. Don't miss out on this deal, home is priced to sell, do a showing today!

26. 1999-02-16
    soldstatus $91,000
27. 1998-10-30
    soldstatus $91,000

ⓘ 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: $5,956 · $496/mo
• Projected year-2 tax: $5,956 · $496/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
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,370
• − Mortgage interest: −$10,923
• − Property taxes: −$5,956
• − Insurance: −$975
• − Repairs & maintenance: −$2,510
• − Management: −$2,510
• − HOA: −$2,640
• − Depreciation: −$5,673
• Taxable income: $185
• Est. tax owed @ 24.0%: −$44
• After-tax cash flow: $2,896/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 — Country Club Hills

• Score: 75/100
• State rank: #212
• US rank: #3963

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Country Club Hills, IL
• City population: 16,549
• Population (ZIP): 16,549

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 (87%)
• Race & ethnicity: Black 87% White 8% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Romanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Spanish 2%

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: ▼ -79.73%
• Current HPI: 212.3917
• 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

+114.3% since first listed

14 events — show timeline

• 2026-05-22 Price Changed $195,000 MRED as Distributed by MLS Grid
• 2026-05-04 Price Changed $215,000 MRED as Distributed by MLS Grid
• 2026-03-01 Price Changed $222,000 MRED as Distributed by MLS Grid
• 2026-02-04 Listed $235,000 MRED as Distributed by MLS Grid
• 2019-06-07 Sold (MLS) $97,000 MRED as Distributed by MLS Grid
• 2019-05-23 Pending — MRED as Distributed by MLS Grid
• 2019-05-16 Relisted — MRED as Distributed by MLS Grid
• 2019-05-03 Contingent — MRED as Distributed by MLS Grid
• 2019-05-02 Listing Removed — MRED as Distributed by MLS Grid
• 2019-04-26 Relisted — MRED as Distributed by MLS Grid
• 2019-03-20 Contingent — MRED as Distributed by MLS Grid
• 2019-02-13 Listed $97,000 MRED as Distributed by MLS Grid
• 1999-02-16 Sold (Public Records) $91,000 Public Records
• 1998-10-30 Sold (Public Records) $91,000 Public Records

Property tax history

+3.1%/yr

Latest (2023): $5,956 · +3.7% YoY. Source: county tax records.