2271 Windsor Ln · Country Club Hills, IL 60478

$155,000

3 bd · 1.0 ba · 1,312 sqft · Townhouse public records · 135 Days on market

Built 1973 Est $161k · at est. $180/mo HOA · 7% 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 +25.3/30.0
• 1% rule +10.0/10.0
• ARV discount +9.3/15.0
• DSCR +8.3/10.0
• 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

There are no remarks available.

Key facts

• $180 HOA
• Garage
• Built 1973

Property features AI

Finance

• Other: Four units in the building; Living area is an estimate; Property located in Country Club Hills (Rich Township); directions: 183rd to Pulaski south to Windsor Lane
• HOA & community: Monthly association fee of $180; Association covers exterior maintenance, lawn care, scavenger (trash) and snow removal; Pets allowed (cats and dogs); maximum pet weight listed as 30 lbs

Exterior

• Parking: Attached garage (1 garage space); Two parking spaces total
• Utilities: Public water; Public sewer
• Home design: Attached single, townhouse-ranch style; Entry level: 1; Fee simple ownership
• Construction: Vinyl siding; Built approximately 51–60 years ago; Built before 1978
• Exterior features: Attached property (townhouse/ranch); Lot dimensions listed as 1375

Interior

• Kitchen: Galley-style kitchen on main level, approximately 10 x 10, ceramic tile flooring
• Bedrooms: Master bedroom on main level, approximately 16 x 14, wood laminate flooring; Bedroom on main level, approximately 12 x 12, wood laminate flooring; Bedroom on main level, approximately 10 x 11, wood laminate flooring
• Flooring: Wood laminate flooring in main bedrooms and dining area; Ceramic tile in kitchen
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Six total rooms; School bus service; Interstate access
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $155k.

Deal economics

• At list price, monthly cash flow is $352 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $136k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 7.4% in Country Club Hills — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: 91 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 0d 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 $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 135 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.9% of price.

Recommended offer $136,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 135 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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: 1.56% ✓
• Cap rate: 9.02%
• Cash-on-cash: 9.73%
• DSCR: 1.43
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $161,376
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4542 Windsor Ln	0.07mi	3/1.5	1,306 (-0%)	0mo	$175,000	$134	94
1135 Williamsburg Rd	0.10mi	3/1.5	1,248 (-5%)	4mo	$130,000	$104	82
2323 Windsor Ln	0.06mi	3/2.5	1,375 (+5%)	3mo	$90,000	$65	81
4474 Provincetown Dr	0.20mi	3/1.5	1,304 (-1%)	12mo	$160,000	$123	78
4502 Provincetown Dr	0.15mi	3/1.5	1,304 (-1%)	16mo	$120,000	$92	76
142 Williamsburg Rd	0.21mi	3/1.5	1,320 (+1%)	15mo	$175,000	$133	74
165 Williamsburg Rd	0.18mi	3/2.5	1,304 (-1%)	14mo	$145,000	$111	73
4543 Windsor Ln	0.07mi	3/2.5	1,375 (+5%)	12mo	$180,000	$131	72
1101 Williamsburg Rd	0.13mi	4/2.0 (+1)	1,200 (-8%)	0mo	$185,000	$154	71
2321 Windsor Ln	0.07mi	3/1.0	1,160 (-12%)	10mo	$165,000	$142	69
2265 Windsor Ln	0.03mi	2/1.5 (-1)	1,200 (-8%)	11mo	$134,900	$112	68
3504 Lakeview Dr #105	0.74mi	2/2.0 (-1)	1,500 (+14%)	13mo	$160,000	$107	22

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: -1.4%
• Equity multiple: 0.95×
• Total profit: $-2,358
• Equity at exit: $23,111

10-year hold

• IRR: 8.4%
• Equity multiple: 1.65×
• Total profit: $28,185
• Equity at exit: $13,402

Cash invested: $43,400 (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: 91
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $2,418 high
• Mortgage (P&I): −$813
• Tax from tax record: −$501 /mo · $6,010/yr
• Insurance: −$65
• HOA: −$180
• Vacancy / Maint / Mgmt: −$508
• Net cashflow: $352

Break-even live

Break-even rent $1,972

Max offer price $155,000

Occupancy floor 80%

Sensitivity live

Price	-10% $440	-5% $396	+0% $352	+5% $308	+10% $264
Rent	-10% $161	-5% $257	+0% $352	+5% $448	+10% $543
Rate	-1.0pp $430	-0.5pp $391	base $352	+0.5pp $312	+1.0pp $271

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2256 Windsor Ln Country Club Hills, IL	3.0	1.0	1212	$2,250	$1.86	0d	1	0.01mi
1153 Williamsburg Rd Country Club Hills, IL	2.0	1.5	1216	$1,900	$1.56	0d	1	0.11mi
4193 186th St Country Club Hills, IL	4.0	2.5	1704	$3,200	$1.88	0d	1	0.14mi
4453 Provincetown Dr Country Club Hills, IL	3.0	2.5	1300	$2,500	$1.92	0d	1	0.21mi
18019 Ravisloe Ter Country Club Hills, IL	3.0	1.5	1150	$2,800	$2.43	0d	1	0.54mi
17984 Amherst Ct Country Club Hills, IL	2.0	1.0	1000	$1,900	$1.90	0d	1	0.64mi
18960 Keeler Ave Country Club Hills, IL	4.0	2.0	1537	$2,650	$1.72	2d	1	0.67mi
18960 Keeler Ave Country Club Hills, IL	4.0	2.0	1537	$2,650	$1.72	0d	1	0.67mi
17950 Michael Ave Country Club Hills, IL	3.0	1.0	1400	$2,195	$1.57	0d	1	0.93mi
3515 Bordeaux Ct Hazel Crest, IL	4.0	2.0	1486	$2,900	$1.95	2d	1	0.96mi
3212 Charlemagne Ave Hazel Crest, IL	3.0	2.5	1412	$2,650	$1.88	0d	1	1.27mi
17306 Peach Grove Ln Hazel Crest, IL	4.0	1.0	1034	$2,700	$2.61	0d	1	1.44mi

HOA detail

• Monthly dues: $180 · $2,160/yr

Listing history 13 events

1. 2026-03-03
   price $155,000
2. 2026-02-03
   price $162,000
3. 2026-01-15
   listed $165,000 Active
4. 2026-01-15
   historical
5. 2025-12-05
   listed Active
6. 2022-10-04
   historical Contingent - No Showings 31-char remark

   Show marketing remark (31 chars)

   There are no remarks available.

7. 2022-09-30
   soldstatus $139,000 Closed 31-char remark

   Show marketing remark (31 chars)

   There are no remarks available.

8. 2022-09-20
   historical 31-char remark

   Show marketing remark (31 chars)

   There are no remarks available.

9. 2022-09-08
   historical Contingent - No Showings 31-char remark

   Show marketing remark (31 chars)

   There are no remarks available.

10. 2022-09-08
    listed $139,000 Active 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

11. 2007-05-17
    soldstatus $92,500
12. 2002-06-05
    soldstatus $67,000
13. 2001-07-23
    soldstatus $45,500

ⓘ 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: $6,010 · $501/mo
• Projected year-2 tax: $6,010 · $501/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 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,018
• − Mortgage interest: −$8,682
• − Property taxes: −$6,010
• − Insurance: −$775
• − Repairs & maintenance: −$2,321
• − Management: −$2,321
• − HOA: −$2,160
• − Depreciation: −$4,509
• Taxable income: $2,238
• Est. tax owed @ 24.0%: −$537
• After-tax cash flow: $3,688/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

+240.7% since first listed

13 events — show timeline

• 2026-03-03 Price Changed $155,000 MRED as Distributed by MLS Grid
• 2026-02-03 Price Changed $162,000 MRED as Distributed by MLS Grid
• 2026-01-15 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-15 Listed $165,000 MRED as Distributed by MLS Grid
• 2025-12-05 Listed — MRED as Distributed by MLS Grid
• 2022-10-04 Contingent — MRED as Distributed by MLS Grid
• 2022-09-30 Sold (MLS) $139,000 MRED as Distributed by MLS Grid
• 2022-09-20 Listing Removed — MRED as Distributed by MLS Grid
• 2022-09-08 Contingent — MRED as Distributed by MLS Grid
• 2022-09-08 Listed $139,000 MRED as Distributed by MLS Grid
• 2007-05-17 Sold (Public Records) $92,500 Public Records
• 2002-06-05 Sold (Public Records) $67,000 Public Records
• 2001-07-23 Sold (Public Records) $45,500 Public Records

Property tax history

+3.7%/yr

Latest (2023): $6,010 · +56.0% YoY. Source: county tax records.