4007 193rd St #2 · Country Club Hills, IL 60478

$176,500

2 bd · 2.5 ba · 1,527 sqft · Townhouse · 35 Days on market

Built 1990 Good condition 1,875 sqft lot Est $165k · 7% over $330/mo HOA · 15% 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 +20.8/30.0
• 1% rule +7.9/10.0
• DSCR +6.6/10.0
• ARV discount +4.3/15.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful 2-bedroom, 2.5-bath townhouse located in the quiet community of Country Club Estates, offering convenient access to shopping, transportation, hospitals, and schools. This spacious home features a 1-car garage and an open-concept living area with soaring ceilings that create a bright and airy atmosphere. Just off the primary bedroom is a unique lofted space overlooking the living room, perfect for a home office, guest area, or flex bedroom. The loft also includes double closets and a private full bathroom, adding versatility and comfort. The primary bedroom features a generous walk-in closet for ample storage. This all-electric home has been thoughtfully updated through the ComEd E

Key facts

• $330 HOA
• Garage
• Built 1990

Property features AI

Finance

• Other: Part of a 4-unit building; Living area source: estimated; Parcel number available
• HOA & community: Monthly association fee of $330; HOA fee covers insurance, exterior maintenance, lawn care, trash (scavenger) and snow removal; Pets allowed (cats and dogs) with a 25 lb size limit

Exterior

• Parking: Attached garage (1 garage space, 1 total parking space)
• Utilities: Public water; Public sewer
• Home design: Attached single-family townhouse (2-story); Entry level is on the first floor; Fee simple ownership with homeowners association
• Construction: Frame construction; Estimated age 31–40 years; Built before 1978: No
• Exterior features: Lot dimensions approximately 25 x 75

Interior

• Kitchen: Kitchen on main level
• Bedrooms: Two bedrooms (master and second-floor bedroom); Master bedroom on second level with full bath; Second bedroom on second level
• Flooring: Carpet in bedrooms
• Bathrooms: Two full bathrooms and one half bathroom
• Heating & cooling: Natural gas forced air heating; Central air conditioning
• Interior features: Five total rooms; Some photos virtually staged
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $176k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $243 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $176k).
• Recommended offer: $171k (3.0% below list) — sets the bar for market timing.

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 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.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($171k) is reasonable based on typical stale-listing flexibility.

Recommended offer $171,205 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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?
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: 1.29% ✓
• Cap rate: 7.94%
• Cash-on-cash: 5.89%
• DSCR: 1.26
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $164,916
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4176 193 Ct	0.24mi	2/2.5	1,500 (-2%)	15mo	$153,000	$102	73
4169 194th Pl	0.23mi	2/2.5	1,460 (-4%)	13mo	$155,000	$106	71
4003 193rd St	0.03mi	2/2.5	1,320 (-14%)	7mo	$169,000	$128	70
19437 Chestnut Dr	0.21mi	2/1.5	1,400 (-8%)	4mo	$165,000	$118	69
4105 195th St Unit 70D	0.22mi	2/2.5	1,320 (-14%)	7mo	$155,000	$117	61
4130 195th St Unit 73A	0.22mi	3/2.5 (+1)	1,428 (-6%)	20mo	$154,000	$108	58
4161 192nd Pl #195	0.18mi	3/2.0 (+1)	1,350 (-12%)	19mo	$149,900	$111	49
4148 193rd St #4148	0.37mi	3/2.0 (+1)	1,350 (-12%)	17mo	$142,000	$105	42
19205 Pine Dr #207	0.28mi	3/2.0 (+1)	1,300 (-15%)	18mo	$130,000	$100	40

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: -7.1%
• Equity multiple: 0.74×
• Total profit: $-12,918
• Equity at exit: $26,317

10-year hold

• IRR: 2.7%
• Equity multiple: 1.19×
• Total profit: $9,603
• Equity at exit: $15,260

Cash invested: $49,420 (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: 6.5×

Monthly cashflow live

• Estimated rent: $2,269 medium
• Mortgage (P&I): −$926
• Tax est. 1.5%: −$221 /mo · $2,648/yr
• Insurance: −$74
• HOA: −$330
• Vacancy / Maint / Mgmt: −$476
• Net cashflow: $243

Break-even live

Break-even rent $1,962

Max offer price $176,500

Occupancy floor 84%

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: $44,125
• Closing costs: $5,295
• 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	0.99mi
1153 Williamsburg Rd Country Club Hills, IL	2.0	1.5	1216	$1,900	$1.56	1d	1	1.11mi
2256 Windsor Ln Country Club Hills, IL	3.0	1.0	1212	$2,250	$1.86	1d	1	1.11mi
4962 Bennett St Matteson, IL	2.0–3.0	2.5	1341	$2,400	$1.79	1d	7	1.44mi

HOA detail

• Monthly dues: $330 · $3,960/yr
• Likely covers: electric

Listing history 13 events

1. 2026-06-18
   days on market $176,500 Active 35 DOM
2. 2026-06-17
   days on market $176,500 Active 34 DOM
3. 2026-06-16
   pricedays on market $176,500 Active 33 DOM
4. 2026-06-15
   days on market $183,000 Active 32 DOM
5. 2026-06-13
   days on market $183,000 Active 30 DOM
6. 2026-06-09
   days on market $183,000 Active 26 DOM
7. 2026-06-08
   days on market $183,000 Active 25 DOM
8. 2026-06-07
   days on market $183,000 Active 24 DOM
9. 2026-06-04
   days on market $183,000 Active 21 DOM
10. 2026-06-03
    days on market $183,000 Active 20 DOM
11. 2026-06-02
    days on market $183,000 Active 19 DOM
12. 2026-06-01
    days on market $183,000 Active 18 DOM
13. 2026-05-31
    days on market $183,000 Active 17 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $27,224
• − Mortgage interest: −$9,887
• − Property taxes: −$2,648
• − Insurance: −$882
• − Repairs & maintenance: −$2,178
• − Management: −$2,178
• − HOA: −$3,960
• − Depreciation: −$5,135
• Taxable income: $357
• Est. tax owed @ 24.0%: −$86
• After-tax cash flow: $2,824/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This well-maintained townhouse in Country Club Estates offers a good condition with minimal repairs needed. Upgrades to the exterior and kitchen can significantly enhance its value.

Value-add opportunities

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and home value.
• Both Replace outdated kitchen appliances — Modern appliances can improve both resale and rental value.
• Both Install smart home features — Smart home features can increase both resale and rental appeal by adding modern conveniences.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and home value. ↑
• Both Replace outdated kitchen appliances — Modern appliances can improve both resale and rental value. ↑
• Both Install smart home features — Smart home features can increase both resale and rental appeal by adding modern conveniences. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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