19435 Hickory Pl · Country Club Hills, IL 60478

$149,900

2 bd · 1.5 ba · 1,050 sqft · Condo · 302 Days on market

Built 1987 $205/mo HOA · 9% of rent

---

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 +25.6/30.0
• 1% rule +10.0/10.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• 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

Regular sale. This great townhome offers 2 bedrooms plus a loft that could be the third bedroom, one and a half baths. Kitchen plus dinette all stainless steel appliances plus washer and dryer. Hardwood floors, and tiled kitchen floor. Furnance and central air not even a year old. Walk out to nice sized deck for all your summertime barbecues .Easy parking in attached garageDo not miss out make your appointment today.1

Key facts

• $205 HOA
• Garage
• Built 1987

Property features AI

Finance

• Other: Estimated living area; Possession: negotiable
• HOA & community: Monthly association fee of $205; Association fee covers parking, insurance, exterior maintenance, lawn care, trash (scavenger) and snow removal; Association management available Monday through Friday; Pets allowed with number limits; Association amenity: ceiling fan

Exterior

• Parking: Attached garage (1-car)
• Utilities: Water source: Lake Michigan; Public sewer
• Home design: Attached single, 2-story townhouse; Entry level: 1; Fee simple ownership
• Construction: Vinyl siding; Building is approximately 31–40 years old; One unit in the building
• Exterior features: Deck

Interior

• Kitchen: Range; Dishwasher; Refrigerator
• Bedrooms: Master bedroom on second level (12 x 15) with full bath access; Second bedroom on second level (14 x 8); Loft on second level (15 x 12)
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Natural gas heat; Central air conditioning
• Interior features: Six total rooms
• Laundry & utility: Washer; Dryer; Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $150k.

Deal economics

• At list price, monthly cash flow is $356 ($4k/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: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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: 94 active listings in the ZIP; 4 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 $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 302 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 16y 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 $60k; list at $150k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price.

Recommended offer $131,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 302 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: 1.50% ✓
• Cap rate: 9.14%
• Cash-on-cash: 10.18%
• DSCR: 1.45
• GRM: 5.5

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: -0.8%
• Equity multiple: 0.97×
• Total profit: $-1,346
• Equity at exit: $22,351

10-year hold

• IRR: 9.0%
• Equity multiple: 1.69×
• Total profit: $29,130
• Equity at exit: $12,961

Cash invested: $41,972 (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: 5.5×

Monthly cashflow live

• Estimated rent: $2,254 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$371 /mo · $4,450/yr
• Insurance: −$62
• HOA: −$205
• Vacancy / Maint / Mgmt: −$473
• Net cashflow: $356

Break-even live

Break-even rent $1,803

Max offer price $149,900

Occupancy floor 79%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4453 Provincetown Dr Country Club Hills, IL	3.0	2.5	1300	$2,500	$1.92	1d	1	0.93mi
2256 Windsor Ln Country Club Hills, IL	3.0	1.0	1212	$2,250	$1.86	1d	1	1.03mi
1153 Williamsburg Rd Country Club Hills, IL	2.0	1.5	1216	$1,900	$1.56	1d	1	1.03mi
4962 Bennett St Matteson, IL	2.0–3.0	2.5	1341	$2,400	$1.79	1d	7	1.36mi

HOA detail condo

• Monthly dues: $205 · $2,460/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 33 events

1. 2026-06-18
   days on market $149,900 Active 302 DOM
2. 2026-06-17
   days on market $149,900 Active 301 DOM
3. 2026-06-16
   days on market $149,900 Active 300 DOM
4. 2026-06-15
   days on market $149,900 Active 299 DOM
5. 2026-06-13
   days on market $149,900 Active 297 DOM
6. 2026-06-09
   days on market $149,900 Active 293 DOM
7. 2026-06-08
   days on market $149,900 Active 292 DOM
8. 2026-06-07
   days on market $149,900 Active 291 DOM
9. 2026-06-04
   days on market $149,900 Active 288 DOM
10. 2026-06-03
    days on market $149,900 Active 287 DOM
11. 2026-06-02
    days on market $149,900 Active 286 DOM
12. 2026-06-01
    days on market $149,900 Active 285 DOM
13. 2026-05-31
    days on market $149,900 Active 284 DOM
14. 2025-08-18
    listed $149,900 Active
15. 2016-10-13
    soldstatus $60,000
16. 2016-10-12
    soldstatus $60,000 Closed Sale 421-char remark

    Show marketing remark (421 chars)

    Regular sale. This great townhome offers 2 bedrooms plus a loft that could be the third bedroom, one and a half baths. Kitchen plus dinette all stainless steel appliances plus washer and dryer. Hardwood floors, and tiled kitchen floor. Furnance and central air not even a year old. Walk out to nice sized deck for all your summertime barbecues .Easy parking in attached garageDo not miss out make your appointment today.1

17. 2016-09-18
    status Pending 421-char remark

    Show marketing remark (421 chars)

    Regular sale. This great townhome offers 2 bedrooms plus a loft that could be the third bedroom, one and a half baths. Kitchen plus dinette all stainless steel appliances plus washer and dryer. Hardwood floors, and tiled kitchen floor. Furnance and central air not even a year old. Walk out to nice sized deck for all your summertime barbecues .Easy parking in attached garageDo not miss out make your appointment today.1

18. 2016-08-06
    status Reactivated 421-char remark

    Show marketing remark (421 chars)

    Regular sale. This great townhome offers 2 bedrooms plus a loft that could be the third bedroom, one and a half baths. Kitchen plus dinette all stainless steel appliances plus washer and dryer. Hardwood floors, and tiled kitchen floor. Furnance and central air not even a year old. Walk out to nice sized deck for all your summertime barbecues .Easy parking in attached garageDo not miss out make your appointment today.1

19. 2016-06-27
    status Pending 421-char remark

    Show marketing remark (421 chars)

    Regular sale. This great townhome offers 2 bedrooms plus a loft that could be the third bedroom, one and a half baths. Kitchen plus dinette all stainless steel appliances plus washer and dryer. Hardwood floors, and tiled kitchen floor. Furnance and central air not even a year old. Walk out to nice sized deck for all your summertime barbecues .Easy parking in attached garageDo not miss out make your appointment today.1

20. 2016-05-24
    listed $64,900 New 421-char remark

    Show marketing remark (421 chars)

    Regular sale. This great townhome offers 2 bedrooms plus a loft that could be the third bedroom, one and a half baths. Kitchen plus dinette all stainless steel appliances plus washer and dryer. Hardwood floors, and tiled kitchen floor. Furnance and central air not even a year old. Walk out to nice sized deck for all your summertime barbecues .Easy parking in attached garageDo not miss out make your appointment today.1

21. 2015-05-12
    historical
22. 2015-05-04
    listed New
23. 2012-04-27
    soldstatus $27,660 Closed Sale
24. 2012-02-09
    status Pending
25. 2012-02-01
    status Reactivated
26. 2012-01-31
    status Pending
27. 2012-01-20
    listed $32,000 New
28. 2011-09-18
    historical
29. 2011-08-18
    price Price Change
30. 2010-12-02
    status Reactivated
31. 2010-11-29
    historical
32. 2010-09-25
    listed New
33. 1996-09-05
    soldstatus $87,000

ⓘ 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: $4,450 · $371/mo
• Projected year-2 tax: $4,450 · $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 · 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: $27,043
• − Mortgage interest: −$8,397
• − Property taxes: −$4,450
• − Insurance: −$750
• − Repairs & maintenance: −$2,163
• − Management: −$2,163
• − HOA: −$2,460
• − Depreciation: −$4,361
• Taxable income: $2,299
• Est. tax owed @ 24.0%: −$552
• After-tax cash flow: $3,720/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

+72.3% since first listed

20 events — show timeline

• 2025-08-18 Listed $149,900 MRED as Distributed by MLS Grid
• 2016-10-13 Sold (Public Records) $60,000 Public Records
• 2016-10-12 Sold (MLS) $60,000 MRED as Distributed by MLS Grid
• 2016-09-18 Pending — MRED as Distributed by MLS Grid
• 2016-08-06 Relisted — MRED as Distributed by MLS Grid
• 2016-06-27 Pending — MRED as Distributed by MLS Grid
• 2016-05-24 Listed $64,900 MRED as Distributed by MLS Grid
• 2015-05-12 Listing Removed — MRED as Distributed by MLS Grid
• 2015-05-04 Listed — MRED as Distributed by MLS Grid
• 2012-04-27 Sold (MLS) $27,660 MRED as Distributed by MLS Grid
• 2012-02-09 Pending — MRED as Distributed by MLS Grid
• 2012-02-01 Relisted — MRED as Distributed by MLS Grid
• 2012-01-31 Pending — MRED as Distributed by MLS Grid
• 2012-01-20 Listed $32,000 MRED as Distributed by MLS Grid
• 2011-09-18 Listing Removed — MRED as Distributed by MLS Grid
• 2011-08-18 Price Changed — MRED as Distributed by MLS Grid
• 2010-12-02 Relisted — MRED as Distributed by MLS Grid
• 2010-11-29 Listing Removed — MRED as Distributed by MLS Grid
• 2010-09-25 Listed — MRED as Distributed by MLS Grid
• 1996-09-05 Sold (Public Records) $87,000 Public Records

Property tax history

+2.1%/yr

Latest (2023): $4,450 · +87.6% YoY. Source: county tax records.