210 Southgate Ave · Chicago Heights, IL 60411

$150,000

3 bd · 1.0 ba · 1,456 sqft · SingleFamily public records · 27 Days on market

Built 1929 7,050 sqft lot Est $223k · 33% 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 +21.9/30.0
• ARV discount +15.0/15.0
• 1% rule +7.3/10.0
• DSCR +7.0/10.0
• Rent growth +4.1/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Spacious one-story detached property featuring five bedrooms and two full bathrooms, offering a flexible main-level layout suitable for a variety of living arrangements. Recent updates include new kitchen countertops, a newly installed garage door, and a roof replaced in 2025. The home provides ample interior space with multiple rooms that can accommodate different needs. Exterior features include a 1.5-car detached garage and a large driveway with parking capacity for approximately four vehicles. Located on a quiet residential street in Chicago Heights with convenient access to commuter routes and neighborhood services. Property is situated near Bloom Township Center, Prairie State College

Key facts

• Large driveway
• Detached garage
• 7,050 sq ft lot

Tags

• NEW KITCHEN COUNTERTOPS
• DETACHED GARAGE
• LARGE DRIVEWAY
• QUIET RESIDENTIAL STREET
• CLOSE PROXIMITY TO SHOPPING
• CLOSE PROXIMITY TO EDUCATION

Property features AI

Finance

• Other: Parcel number available
• HOA & community: No master association fee required

Exterior

• Parking: Attached garage (listed as 1.5 garage/total parking spaces)
• Utilities: Water from Lake Michigan; Public sewer
• Home design: Detached single-family home; One-story layout; Fee simple ownership; Rehab completed in 2025; Built before 1978 (originally 91–100 years old)
• Construction: Stucco exterior; Structure not rebuilt; Built over 90 years ago
• Exterior features: Lot dimensions approximately 47 x 150; Lot smaller than 0.25 acre; School bus service available

Interior

• Kitchen: Kitchen on the main level
• Bedrooms: Five bedrooms (all on the main level); Master bedroom on the main level
• Bathrooms: Two full bathrooms
• Heating & cooling: Floor furnace heating
• Interior features: Seven rooms total; Dining room; Family room; Living room; Laundry room
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $235 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 6.4% in Chicago Heights — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 71/100 on livability (#339 in IL) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: employment C-, crime F, amenities F.
• 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.
• Zoned schools: Chicago Heights Middle School (math 9% / reading 24%, grade F, #482 of 665 statewide, top 73%, 940 students, 0% FRL); Bloom High School (math 7% / reading 8%, grade F, #589 of 693 statewide, top 86%, 1,737 students, 0% FRL).
• Market conditions: Rents rising fast (+6.5%/yr); 224 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 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 $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.5% rent growth), your $42k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 9y 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 $126k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $147,750 (1.5% below list)

Questions for the listing agent

1. Built in 1929 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.23% ✓
• Cap rate: 8.17%
• Cash-on-cash: 6.71%
• DSCR: 1.30
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $222,768
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
202 Hillcrest Ave	0.12mi	3/1.5	1,319 (-9%)	11mo	$198,900	$151	68
530 Parnell Ave	0.26mi	4/2.0 (+1)	1,401 (-4%)	11mo	$232,437	$166	63
1221 Emerald Ave	0.66mi	3/1.5	1,410 (-3%)	2mo	$150,000	$106	60
196 Southgate Ave	0.03mi	4/2.0 (+1)	1,665 (+14%)	7mo	$280,000	$168	59
625 S Halsted St	0.12mi	4/2.0 (+1)	1,600 (+10%)	22mo	$213,000	$133	50
30 Broadway Ave	0.50mi	4/1.0 (+1)	1,600 (+10%)	8mo	$238,000	$149	49
333 Homewood Ct	0.66mi	3/1.5	1,270 (-13%)	0mo	$255,000	$201	45
313 Homewood Ct	0.70mi	3/2.0	1,600 (+10%)	7mo	$245,000	$153	41
1139 Union Ave	0.59mi	3/2.0	1,247 (-14%)	7mo	$200,000	$160	39
1026 Emerald Ave	0.43mi	3/2.0	1,670 (+15%)	16mo	$179,900	$108	38
319 Homewood Ct	0.69mi	3/1.5	1,300 (-11%)	13mo	$255,000	$196	38
1212 Lincoln Ave	0.72mi	3/2.0	1,271 (-13%)	18mo	$173,000	$136	26

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: -1.5%
• Equity multiple: 0.94×
• Total profit: $-2,536
• Equity at exit: $22,365

10-year hold

• IRR: 12.0%
• Equity multiple: 2.12×
• Total profit: $47,044
• Equity at exit: $12,969

Cash invested: $42,000 (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: 224
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,842 high
• Mortgage (P&I): −$787
• Tax from tax record: −$371 /mo · $4,454/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $235

Break-even live

Break-even rent $1,545

Max offer price $150,000

Occupancy floor 82%

Sensitivity live

Price	-10% $320	-5% $277	+0% $235	+5% $192	+10% $150
Rent	-10% $89	-5% $162	+0% $235	+5% $308	+10% $380
Rate	-1.0pp $310	-0.5pp $273	base $235	+0.5pp $196	+1.0pp $156

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
531 Wallace St Chicago Heights, IL	3.0	1.0	1100	$2,000	$1.82	7d	1	0.26mi
1203 Emerald Ave Unit 1 Chicago Heights, IL	3.0	1.0	1200	$1,550	$1.29	0d	1	0.59mi
41 W 14th Pl Unit 1 Chicago Heights, IL	3.0	1.0	1250	$1,750	$1.40	13d	1	1.01mi
83 W 15th St #1 Chicago Heights, IL	3.0	1.0	1050	$1,500	$1.43	5d	1	1.11mi
1631 Buena Vista Ave Unit 2 Chicago Heights, IL	4.0	1.0	1200	$1,900	$1.58	26d	1	1.34mi
63 Hickory St Unit 2 Chicago Heights, IL	3.0	1.0	900	$1,700	$1.89	26d	1	1.36mi
1665 Buena Vista Ave Unit 3 Chicago Heights, IL	4.0	1.0	1700	$1,800	$1.06	21d	1	1.40mi
1667 Buena Vista Ave Unit 1st floor Chicago Heights, IL	2.0	1.0	1300	$1,525	$1.17	26d	1	1.40mi
41 E Main St Unit 2 Chicago Heights, IL	2.0	1.0	1000	$1,550	$1.55	9d	1	1.48mi

Listing history 38 events

1. 2026-06-09
   days on market $150,000 Active 27 DOM
2. 2026-06-08
   days on market $150,000 Active 26 DOM
3. 2026-06-07
   days on market $150,000 Active 25 DOM
4. 2026-06-04
   days on market $150,000 Active 22 DOM
5. 2026-06-03
   days on market $150,000 Active 21 DOM
6. 2026-06-02
   days on market $150,000 Active 20 DOM
7. 2026-06-01
   days on market $150,000 Active 19 DOM
8. 2026-05-31
   days on market $150,000 Active 18 DOM
9. 2026-05-13
   listed $150,000 Active
10. 2026-05-13
    historical
11. 2026-04-28
    listed Active
12. 2026-04-28
    historical
13. 2026-04-16
    listed Active
14. 2026-04-16
    historical
15. 2026-03-26
    listed Active
16. 2026-03-26
    historical
17. 2026-03-18
    listed Active
18. 2026-03-18
    historical
19. 2026-02-23
    listed Active
20. 2026-02-23
    historical
21. 2026-02-09
    listed Active
22. 2026-02-09
    historical
23. 2026-01-22
    listed Active
24. 2025-12-31
    historical
25. 2025-12-29
    price
26. 2025-12-18
    price
27. 2025-11-28
    price
28. 2024-08-31
    historical
29. 2024-08-15
    status Active
30. 2024-08-09
    historical Contingent - Continue to Show
31. 2024-07-18
    listed Active
32. 2017-09-08
    historical
33. 2017-05-23
    price
34. 2017-03-08
    listed New
35. 2006-05-15
    soldstatus $126,000
36. 2002-06-13
    soldstatus $94,000
37. 1997-02-20
    soldstatus $55,000
38. 1997-02-20
    soldstatus $84,000

ⓘ 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: $4,454 · $371/mo
• Projected year-2 tax: $4,454 · $371/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 · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,103
• − Mortgage interest: −$8,402
• − Property taxes: −$4,454
• − Insurance: −$750
• − Repairs & maintenance: −$1,768
• − Management: −$1,768
• − Depreciation: −$4,364
• Taxable income: $596
• Est. tax owed @ 24.0%: −$143
• After-tax cash flow: $2,675/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 — Chicago Heights

• Score: 71/100
• State rank: #339
• US rank: #6836

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chicago Heights, IL
• County: Cook County · 4,486,803 people
• City population: 52,175
• 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

+172.7% since first listed

30 events — show timeline

• 2026-05-13 Listing Removed — MRED as Distributed by MLS Grid
• 2026-05-13 Listed $150,000 MRED as Distributed by MLS Grid
• 2026-04-28 Listing Removed — MRED as Distributed by MLS Grid
• 2026-04-28 Listed — MRED as Distributed by MLS Grid
• 2026-04-16 Listing Removed — MRED as Distributed by MLS Grid
• 2026-04-16 Listed — MRED as Distributed by MLS Grid
• 2026-03-26 Listing Removed — MRED as Distributed by MLS Grid
• 2026-03-26 Listed — MRED as Distributed by MLS Grid
• 2026-03-18 Listing Removed — MRED as Distributed by MLS Grid
• 2026-03-18 Listed — MRED as Distributed by MLS Grid
• 2026-02-23 Listing Removed — MRED as Distributed by MLS Grid
• 2026-02-23 Listed — MRED as Distributed by MLS Grid
• 2026-02-09 Listing Removed — MRED as Distributed by MLS Grid
• 2026-02-09 Listed — MRED as Distributed by MLS Grid
• 2026-01-22 Listed — MRED as Distributed by MLS Grid
• 2025-12-31 Listing Removed — MRED as Distributed by MLS Grid
• 2025-12-29 Price Changed — MRED as Distributed by MLS Grid
• 2025-12-18 Price Changed — MRED as Distributed by MLS Grid
• 2025-11-28 Price Changed — MRED as Distributed by MLS Grid
• 2024-08-31 Listing Removed — MRED as Distributed by MLS Grid
• 2024-08-15 Relisted — MRED as Distributed by MLS Grid
• 2024-08-09 Contingent — MRED as Distributed by MLS Grid
• 2024-07-18 Listed — MRED as Distributed by MLS Grid
• 2017-09-08 Listing Removed — MRED as Distributed by MLS Grid
• 2017-05-23 Price Changed — MRED as Distributed by MLS Grid
• 2017-03-08 Listed — MRED as Distributed by MLS Grid
• 2006-05-15 Sold (Public Records) $126,000 Public Records
• 2002-06-13 Sold (Public Records) $94,000 Public Records
• 1997-02-20 Sold (Public Records) $84,000 Public Records
• 1997-02-20 Sold (Public Records) $55,000 Public Records

Property tax history

+1.1%/yr

Latest (2023): $4,454 · +19.4% YoY. Source: county tax records.