2017 Grove St · Blue Island, IL 60406

$109,000

3 bd · 1.0 ba · 994 sqft · SingleFamily public records · 1 Days on market

Built 1948 4,856 sqft lot Est $180k · 39% under

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Why this score? — see what drove the B 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 +28.3/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

WHY RENT WHEN YOU CAN OWN YOUR HOME FOR LESS MONEY OUT-OF-POCKET PER MONTH! AN IMPECCABLE OPPORTUNITY TO PURCHASE THIS COZY DOLLHOUSE WITH A DOUBLE LOT AND OVER 100 FEET OF BACKYARD THAT BACKS INTO THE LITTLE CALUMET RIVER!! EITHER YOU CAN RELAX IN YOUR SCREENED GAZEBO AND WATCH THE CHILDREN ENJOY THEIR VERY OWN SOCCER FIELD, OR YOU CAN TAKE THE PADDLE BOAT AND FISH RIGHT OUT OF YOUR BACKYARD. PROPERTY ALSO BOASTS THAT COZY WOOD-BURNING FIREPLACE FOR THOSE COLD WINTER NIGHTS. FRESHLY PAINTED WITH NEW CARPETS, SOME HARDWOOD FLOORING, NEWER ROOF, AND ATTACHED HEATED GARAGE!! LOCATED WITHIN WALKING DISTANCE TO THE METRA, EXPRESSWAYS, SCHOOLS, SHOPPING, AND HOSPITAL. CALL TODAY BEFORE IT'S TOO LATE!!

Key facts

• Backs up to woods
• Near the river
• 4,856 sq ft lot

Tags

• HUGE OVERSIZED PRIVATE LOT
• BACKS UP TO WOODS
• NEAR THE RIVER
• FUTURE DEVELOPMENT POTENTIAL

Property features AI

Finance

• Other: Property not currently leased; Built before 1978
• HOA & community: No master association fee required

Exterior

• Parking: Attached garage (garage owned), 2 parking spaces total
• Utilities: Water from Lake Michigan and public supply; Public sewer and storm sewer; 100 amp electric service
• Home design: Detached single-family home; Single-story (1 story); Fee simple ownership
• Construction: Built approximately 71–80 years ago; Aluminum siding; Asphalt roof; Concrete perimeter foundation
• Exterior features: Lot dimensions approximately 50 x 191; Lot smaller than 0.25 acre

Interior

• Kitchen: Kitchen on the main level, approximately 10 x 10
• Bedrooms: Three bedrooms (all on the main level); Master bedroom on the main level, approximately 13 x 12; Second bedroom on the main level, approximately 12 x 12; Third bedroom on the main level, approximately 15 x 10
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Six total rooms; Crawl space basement; Wood-burning fireplace in the living room
• Laundry & utility: Dedicated laundry room

🏷️ Possibly a rental listed for sale. The $109,000 price doesn't fit this home's estimated sale value (~$179,914) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $348 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $109k).
• Cap rate 10.1% vs local median 6.5% in Blue Island — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 77/100 on livability (#159 in IL, #2,964 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: employment C-, schools F, crime F.
• Chsd 218 (suburban): math 14% / reading 20% proficiency, ranked #454 of 620 in IL (top 73%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 43 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 8d 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 $754 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 11y 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.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $109,000

Questions for the listing agent

1. Built in 1948 — 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. Crime grade is F 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?
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: 1.29% ✓
• Cap rate: 10.13%
• Cash-on-cash: 13.70%
• DSCR: 1.61
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $179,914
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12850 Winchester Ave	0.36mi	2/1.0 (-1)	1,000 (+1%)	12mo	$168,000	$168	68
13059 Honore St	0.29mi	3/2.0	1,110 (+12%)	1mo	$170,000	$153	63
2219 Market St	0.42mi	4/2.5 (+1)	960 (-3%)	2mo	$98,000	$102	62
2056 Market St	0.32mi	3/1.0	1,112 (+12%)	4mo	$175,000	$157	62
12741 Hoyne Ave	0.49mi	2/1.0 (-1)	952 (-4%)	4mo	$158,500	$166	62
2300 135th Pl	0.56mi	3/1.0	1,030 (+4%)	12mo	$245,000	$238	58
12600 S Lincoln St	0.71mi	3/1.0	1,008 (+1%)	9mo	$209,000	$207	57
12842 Wood St	0.45mi	2/2.0 (-1)	960 (-3%)	12mo	$230,000	$240	54
12731 Division St	0.51mi	3/1.0	1,116 (+12%)	3mo	$237,000	$212	53
12620 Irving Ave	0.73mi	3/2.0	1,067 (+7%)	5mo	$175,000	$164	46
2333 Broadway St	0.48mi	2/1.0 (-1)	901 (-9%)	17mo	$175,000	$194	43
13032 Maple Ave	0.74mi	3/1.0	1,140 (+15%)	13mo	$206,800	$181	30

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: 3.9%
• Equity multiple: 1.15×
• Total profit: $4,558
• Equity at exit: $16,252

10-year hold

• IRR: 13.4%
• Equity multiple: 2.07×
• Total profit: $32,651
• Equity at exit: $9,424

Cash invested: $30,520 (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 60406

• Home prices YoY: -26.8%
• Active inventory: 43
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,403 high
• Mortgage (P&I): −$572
• Tax from tax record: −$143 /mo · $1,712/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $348

Break-even live

Break-even rent $962

Max offer price $109,000

Occupancy floor 70%

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1923 Vermont St Blue Island, IL	2.0	1.0	1087	$1,550	$1.43	24d	1	0.19mi
1908 Vermont St Unit 1916-4 Blue Island, IL	2.0	1.0	800	$1,395	$1.74	1d	1	0.21mi
13034 Honore St Unit 1 Blue Island, IL	2.0	1.0	700	$1,350	$1.93	12d	1	0.29mi
2053 135th Pl Blue Island, IL	2.0	1.0	800	$1,250	$1.56	8d	1	0.40mi
2053 135th Pl Blue Island, IL	2.0	1.0	800	$1,250	$1.56	21d	1	0.40mi
2119 135th Pl Unit 4 Blue Island, IL	2.0	1.0	900	$1,250	$1.39	8d	1	0.42mi
2119 135th Pl Blue Island, IL	2.0	1.0	900	$1,250	$1.39	4d	1	0.42mi
13426 Old Western Ave Unit 202 Blue Island, IL	2.0	1.0	600	$1,700	$2.83	1d	1	0.64mi
12710 Elm St Unit 2B Blue Island, IL	3.0	2.0	900	$1,850	$2.06	1d	1	0.98mi
2130 122nd St Blue Island, IL	2.0	1.0	558	$1,450	$2.60	1d	1	1.25mi
12827 S Morgan St Unit 1546010P Chicago, IL	4.0	2.0	1022	$4,677	$4.58	12d	1	1.37mi

Listing history 2 events

1. 2026-06-17
   remarks 546-char remark
2. 2026-06-17
   listed $109,000 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: $1,712 · $143/mo
• Projected year-2 tax: $2,093 · $174/mo
• Expected delta: +$381/yr (+$32/mo · 22.3%)

ⓘ 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) · 27% 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 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,833
• − Mortgage interest: −$6,106
• − Property taxes: −$1,712
• − Insurance: −$545
• − Repairs & maintenance: −$1,347
• − Management: −$1,347
• − Depreciation: −$3,171
• Taxable income: $2,606
• Est. tax owed @ 24.0%: −$625
• After-tax cash flow: $3,556/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: Chsd 218
• NCES district ID: 1706540
• Math proficiency: 14% ▼ -4.00%
• Reading proficiency: 20% ▼ -1.00%
• Median HH income: $57,166
• Composite: 16.09/100
• National rank: #9235
• State rank: #454 of 620 in IL

Livability — Blue Island

• Score: 77/100
• State rank: #159
• US rank: #2964

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Blue Island, IL
• City population: 24,887
• Population (ZIP): 24,887

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 0.65)
• Race & ethnicity: Hispanic / Latino 44% Black 34% White 19% Two or more races 8%
• Hispanic origin (detail): Mexican 39%
• Common ancestry: Romanian 2% English 1% Iranian 1%
• Foreign-born: 19% · Canada
• Languages at home: 65% English-only · Spanish 33% 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: ▼ -94.77%
• Current HPI: 259.492
• 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

+36.2% since first listed

17 events — show timeline

• 2026-06-17 Listed $109,000 MRED as Distributed by MLS Grid
• 2025-12-30 Sold (Public Records) $95,000 Public Records
• 2016-09-15 Sold (Public Records) $65,000 Public Records
• 2016-07-27 Sold (MLS) $64,900 MRED as Distributed by MLS Grid
• 2016-06-22 Pending — MRED as Distributed by MLS Grid
• 2016-06-01 Contingent — MRED as Distributed by MLS Grid
• 2016-05-12 Relisted — MRED as Distributed by MLS Grid
• 2016-04-15 Pending — MRED as Distributed by MLS Grid
• 2016-04-08 Contingent — MRED as Distributed by MLS Grid
• 2016-03-22 Listed $64,900 MRED as Distributed by MLS Grid
• 2016-03-22 Listing Removed — MRED as Distributed by MLS Grid
• 2016-03-03 Price Changed — MRED as Distributed by MLS Grid
• 2016-01-27 Listed — MRED as Distributed by MLS Grid
• 2016-01-27 Listing Removed — MRED as Distributed by MLS Grid
• 2015-12-01 Price Changed — MRED as Distributed by MLS Grid
• 2015-10-28 Listed — MRED as Distributed by MLS Grid
• 1998-01-22 Sold (Public Records) $80,000 Public Records

Property tax history

+2.7%/yr

Latest (2023): $1,712 · +51.6% YoY. Source: county tax records.