19409 Oakwood Ave #19409 · Country Club Hills, IL 60478

$175,000

3 bd · 2.0 ba · 1,500 sqft · Condo · 2 Days on market

Built 1972 $250/mo HOA · 10% of rent

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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 +29.1/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

You'll love this HUGE 3 BR/2 Bath end-unit condo which has just been updated throughout. This unit features a private primary suite with double closets, in unit laundry hookups, a cozy gas fireplace, and a huge private balcony. Recent updates include new windows, patio door, remodeled kitchen, and updated bathrooms, creating a fresh, modern feel throughout. Enjoy the convenience of an attached 1 car garage, along with low taxes and a low HOA. The building has seen numerous interior and exterior improvements, making this a truly turnkey opportunity. Additional parking right outside your door. Large yard to play in. Easy access to I-57/I-80 at Vollmer. Next to a beautiful forest preserve, but

Key facts

• $250 HOA
• Garage
• Built 1972

Property features AI

Finance

• Other: Not currently leased; Common building total finished area: approximately 1,500 total (upper level listed as 1,500); Directions: Crawford/Pulaski to 194th. Brick building on corner. Entrance on right when facing garage.
• HOA & community: Monthly association fee of $250; Association covers exterior maintenance, lawn care and snow removal; Manager off-site; Pets allowed (cats and dogs) with max pet weight ~25 lbs

Exterior

• Parking: Attached garage (garage owned) with 1 garage space; Asphalt driveway; Garage door opener
• Utilities: Water: Lake Michigan/public; Public sewer; Electric: 100 amp service
• Home design: Attached single (condo), end unit; Entry level: 2; Condo ownership; approximately 80% common area ownership; Building has 5 units; Rehab completed in 2026; School bus service
• Construction: Brick and cedar construction; Asphalt roof; Estimated building age: 51–60 years; Built before 1978
• Exterior features: Balcony; Deck; Common grounds

Interior

• Kitchen: Galley kitchen (upper level); Range; Dishwasher; Refrigerator
• Bedrooms: Master bedroom (upper level) with full bath; Two additional bedrooms (upper level), each about 10 x 10
• Flooring: Carpet in living areas and bedrooms; Ceramic tile in kitchen, dining room and laundry
• Bathrooms: Two full bathrooms
• Heating & cooling: Natural gas forced air heating; Central air conditioning
• Interior features: Storage; Window screens; Separate dining room; 6 total rooms
• Laundry & utility: Upper-level laundry in unit; Gas dryer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $175k.

Deal economics

• At list price, monthly cash flow is $602 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $175k).
• Cap rate 10.4% vs local median 7.4% in Country Club Hills — 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 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 1d 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $49k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $60k; list at $175k implies a 192% gain — meaningful room to come down on a strong offer.

Recommended offer $175,000

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 10.42%
• Cash-on-cash: 14.74%
• DSCR: 1.66
• GRM: 5.6

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: 5.4%
• Equity multiple: 1.21×
• Total profit: $10,188
• Equity at exit: $26,093

10-year hold

• IRR: 14.9%
• Equity multiple: 2.21×
• Total profit: $59,057
• Equity at exit: $15,131

Cash invested: $49,000 (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 60478

• Home prices YoY: -27.3%
• Active inventory: 94
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $2,622 high
• Mortgage (P&I): −$918
• Tax from tax record: −$229 /mo · $2,742/yr
• Insurance: −$73
• HOA: −$250
• Vacancy / Maint / Mgmt: −$551
• Net cashflow: $602

Break-even live

Break-even rent $1,860

Max offer price $175,000

Occupancy floor 72%

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: $43,750
• Closing costs: $5,250
• 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	0.55mi
4193 186th St Country Club Hills, IL	4.0	2.5	1704	$3,200	$1.88	1d	1	1.05mi
4453 Provincetown Dr Country Club Hills, IL	3.0	2.5	1300	$2,500	$1.92	1d	1	1.06mi
1153 Williamsburg Rd Country Club Hills, IL	2.0	1.5	1216	$1,900	$1.56	1d	1	1.17mi
2256 Windsor Ln Country Club Hills, IL	3.0	1.0	1212	$2,250	$1.86	1d	1	1.18mi
4962 Bennett St Matteson, IL	2.0–3.0	2.5	1341	$3,120	$2.33	1d	7	1.40mi

HOA detail condo

• Monthly dues: $250 · $3,000/yr
• Likely covers: gas
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 3 events

1. 2026-06-18
   days on market $175,000 Active 2 DOM
2. 2026-06-16
   remarks 699-char remark
3. 2026-06-16
   listed $175,000 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: $2,742 · $229/mo
• Projected year-2 tax: $3,357 · $280/mo
• Expected delta: +$615/yr (+$51/mo · 22.4%)

ⓘ 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,461
• − Mortgage interest: −$9,803
• − Property taxes: −$2,742
• − Insurance: −$875
• − Repairs & maintenance: −$2,517
• − Management: −$2,517
• − HOA: −$3,000
• − Depreciation: −$5,091
• Taxable income: $4,917
• Est. tax owed @ 24.0%: −$1,180
• After-tax cash flow: $6,045/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

+218.2% since first listed

7 events — show timeline

• 2026-06-16 Listed $175,000 MRED as Distributed by MLS Grid
• 2025-08-06 Sold (Public Records) $60,000 Public Records
• 2017-08-15 Sold (Public Records) $41,000 Public Records
• 2000-09-12 Sold (Public Records) $68,000 Public Records
• 1984-02-06 Sold (Public Records) $55,000 Public Records
• 1984-02-06 Sold (Public Records) $55,000 Public Records
• 1983-12-01 Sold (Public Records) $55,000 Public Records

Property tax history

+1.2%/yr

Latest (2023): $2,742 · -25.9% YoY. Source: county tax records.