216 N Williams St · Thornton, IL 60476

$84,500

2 bd · 1.0 ba · 819 sqft · SingleFamily public records · 37 Days on market

Built 1922 7,200 sqft lot

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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 +30.0/30.0
• 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 +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Vacant and ready to sell AS IS. Please call listing office to set appointment and get lock box code. Property Features: Single-family 2 Story House 3 Bedrooms 1 Bath Wood Floors in Kitchen and Dining Room Attic Storage Full Unfinished Basement, Patio, Stove, Refrigerator, Washer/Dryer and Landscaping included Forced Air Gas Heat $1,000 Earnest Monies Due after 24 Hours of agreed sign contract.

Key facts

• Close to commerce
• Close to parks
• Close to schools

Tags

• LARGE EAT-IN KITCHEN
• HARDWOOD FLOORS
• CLOSE TO COMMERCE
• CLOSE TO SCHOOLS
• CLOSE TO PARKS

Property features AI

Finance

• Other: Parcel number: 29341090080000
• HOA & community: No master association fee required

Exterior

• Parking: 3 parking spaces total; Gravel parking; Shared driveway and owned driveway; Off-street parking and side apron
• Utilities: Water source: Lake Michigan; Public sewer; Electrical service (standard)
• Home design: Detached single-family home; 1.5-story design; Fee simple ownership; Property more than 100 years old; School bus service available; Directions: Take Ridge Road to Williams Street north to property
• Construction: Built before 1978; Aluminum siding and cedar exterior; Asphalt roof
• Exterior features: Lot dimensions approximately 60 x 120; Lot less than 0.25 acre; Curbs, sidewalks and street lights; Paved streets

Interior

• Kitchen: Kitchen with eating area/table space (14 x 12, hardwood flooring)
• Bedrooms: 3 bedrooms total; Master bedroom on main level (14 x 12, hardwood flooring); Bedroom (12 x 10, carpet) on main level; Two additional bedrooms on second level (10 x 10 carpet; 16 x 10 carpet); Attic (14 x 14) — potential additional space
• Flooring: Hardwood flooring in main living areas and master bedroom; Carpet in multiple bedrooms; Other flooring in basement laundry
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating
• Interior features: First-floor bedroom; First-floor full bathroom; Six total rooms; Unfinished attic; Unfinished/partial basement
• Laundry & utility: Laundry in basement (12 x 6) with utility sink; In-unit laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $84k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $84k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 76/100 on livability (#183 in IL, #3,517 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: health & safety D+, schools F, amenities F.
• Thornton Twp Hsd 205 (suburban): math 7% / reading 8% proficiency, ranked #594 of 620 in IL (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 9 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $584 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 7y 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.

Risks & watch-outs

• Watch-outs: built in 1922 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $81,965 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1922 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 2.60% ✓
• Cap rate: 22.68%
• Cash-on-cash: 58.53%
• DSCR: 3.60
• GRM: 3.2

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: 57.1%
• Equity multiple: 3.53×
• Total profit: $59,842
• Equity at exit: $12,599

10-year hold

• IRR: 62.0%
• Equity multiple: 7.21×
• Total profit: $146,889
• Equity at exit: $7,306

Cash invested: $23,660 (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 60476

• Home prices YoY: -20.4%
• Active inventory: 9
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $2,200 medium
• Mortgage (P&I): −$443
• Tax est. 1.5%: −$106 /mo · $1,268/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $1,154

Break-even live

Break-even rent $739

Max offer price $84,500

Occupancy floor 43%

Sensitivity live

Price	-10% $1,212	-5% $1,183	+0% $1,154	+5% $1,125	+10% $1,096
Rent	-10% $980	-5% $1,067	+0% $1,154	+5% $1,241	+10% $1,328
Rate	-1.0pp $1,197	-0.5pp $1,176	base $1,154	+0.5pp $1,132	+1.0pp $1,110

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: $21,125
• Closing costs: $2,535
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
208 Blackstone St Thornton, IL	2.0	1.5	923	$2,200	$2.38	2d	1	0.24mi

Listing history 50 events

1. 2026-06-13
   statusdays on market $84,500 Pending 37 DOM
2. 2026-06-09
   days on market $84,500 Contingent - No Showings 36 DOM
3. 2026-06-08
   days on market $84,500 Contingent - No Showings 35 DOM
4. 2026-06-07
   days on market $84,500 Contingent - No Showings 34 DOM
5. 2026-06-04
   days on market $84,500 Contingent - No Showings 31 DOM
6. 2026-06-03
   days on market $84,500 Contingent - No Showings 30 DOM
7. 2026-06-02
   days on market $84,500 Contingent - No Showings 29 DOM
8. 2026-06-01
   days on market $84,500 Contingent - No Showings 28 DOM
9. 2026-05-31
   days on market $84,500 Contingent - No Showings 27 DOM
10. 2026-05-11
    historical Contingent - No Showings
11. 2026-05-03
    listed $84,500 Active
12. 2021-11-22
    soldstatus $80,000
13. 2021-11-16
    soldstatus $80,000 Closed 396-char remark

    Show marketing remark (396 chars)

    Vacant and ready to sell AS IS. Please call listing office to set appointment and get lock box code. Property Features: Single-family 2 Story House 3 Bedrooms 1 Bath Wood Floors in Kitchen and Dining Room Attic Storage Full Unfinished Basement, Patio, Stove, Refrigerator, Washer/Dryer and Landscaping included Forced Air Gas Heat $1,000 Earnest Monies Due after 24 Hours of agreed sign contract.

14. 2021-11-05
    status Pending 396-char remark

    Show marketing remark (396 chars)

    Vacant and ready to sell AS IS. Please call listing office to set appointment and get lock box code. Property Features: Single-family 2 Story House 3 Bedrooms 1 Bath Wood Floors in Kitchen and Dining Room Attic Storage Full Unfinished Basement, Patio, Stove, Refrigerator, Washer/Dryer and Landscaping included Forced Air Gas Heat $1,000 Earnest Monies Due after 24 Hours of agreed sign contract.

15. 2021-10-08
    status Active Under Contract 396-char remark

    Show marketing remark (396 chars)

    Vacant and ready to sell AS IS. Please call listing office to set appointment and get lock box code. Property Features: Single-family 2 Story House 3 Bedrooms 1 Bath Wood Floors in Kitchen and Dining Room Attic Storage Full Unfinished Basement, Patio, Stove, Refrigerator, Washer/Dryer and Landscaping included Forced Air Gas Heat $1,000 Earnest Monies Due after 24 Hours of agreed sign contract.

16. 2021-09-22
    price $78,500 396-char remark

    Show marketing remark (396 chars)

    Vacant and ready to sell AS IS. Please call listing office to set appointment and get lock box code. Property Features: Single-family 2 Story House 3 Bedrooms 1 Bath Wood Floors in Kitchen and Dining Room Attic Storage Full Unfinished Basement, Patio, Stove, Refrigerator, Washer/Dryer and Landscaping included Forced Air Gas Heat $1,000 Earnest Monies Due after 24 Hours of agreed sign contract.

17. 2021-09-16
    price $79,000 396-char remark

    Show marketing remark (396 chars)

    Vacant and ready to sell AS IS. Please call listing office to set appointment and get lock box code. Property Features: Single-family 2 Story House 3 Bedrooms 1 Bath Wood Floors in Kitchen and Dining Room Attic Storage Full Unfinished Basement, Patio, Stove, Refrigerator, Washer/Dryer and Landscaping included Forced Air Gas Heat $1,000 Earnest Monies Due after 24 Hours of agreed sign contract.

18. 2021-09-03
    status Active 396-char remark

    Show marketing remark (396 chars)

    Vacant and ready to sell AS IS. Please call listing office to set appointment and get lock box code. Property Features: Single-family 2 Story House 3 Bedrooms 1 Bath Wood Floors in Kitchen and Dining Room Attic Storage Full Unfinished Basement, Patio, Stove, Refrigerator, Washer/Dryer and Landscaping included Forced Air Gas Heat $1,000 Earnest Monies Due after 24 Hours of agreed sign contract.

19. 2021-09-03
    status Active Under Contract 396-char remark

    Show marketing remark (396 chars)

    Vacant and ready to sell AS IS. Please call listing office to set appointment and get lock box code. Property Features: Single-family 2 Story House 3 Bedrooms 1 Bath Wood Floors in Kitchen and Dining Room Attic Storage Full Unfinished Basement, Patio, Stove, Refrigerator, Washer/Dryer and Landscaping included Forced Air Gas Heat $1,000 Earnest Monies Due after 24 Hours of agreed sign contract.

20. 2021-09-02
    status Active 396-char remark

    Show marketing remark (396 chars)

    Vacant and ready to sell AS IS. Please call listing office to set appointment and get lock box code. Property Features: Single-family 2 Story House 3 Bedrooms 1 Bath Wood Floors in Kitchen and Dining Room Attic Storage Full Unfinished Basement, Patio, Stove, Refrigerator, Washer/Dryer and Landscaping included Forced Air Gas Heat $1,000 Earnest Monies Due after 24 Hours of agreed sign contract.

21. 2021-08-31
    status Active Under Contract 396-char remark

    Show marketing remark (396 chars)

    Vacant and ready to sell AS IS. Please call listing office to set appointment and get lock box code. Property Features: Single-family 2 Story House 3 Bedrooms 1 Bath Wood Floors in Kitchen and Dining Room Attic Storage Full Unfinished Basement, Patio, Stove, Refrigerator, Washer/Dryer and Landscaping included Forced Air Gas Heat $1,000 Earnest Monies Due after 24 Hours of agreed sign contract.

22. 2021-08-20
    listed $79,900 Active 396-char remark

    Show marketing remark (396 chars)

    Vacant and ready to sell AS IS. Please call listing office to set appointment and get lock box code. Property Features: Single-family 2 Story House 3 Bedrooms 1 Bath Wood Floors in Kitchen and Dining Room Attic Storage Full Unfinished Basement, Patio, Stove, Refrigerator, Washer/Dryer and Landscaping included Forced Air Gas Heat $1,000 Earnest Monies Due after 24 Hours of agreed sign contract.

23. 2020-07-24
    historical
24. 2020-06-12
    status Reactivated
25. 2020-06-03
    status Contingent
26. 2020-05-27
    price
27. 2020-05-21
    price
28. 2020-05-13
    price
29. 2020-05-11
    price
30. 2020-05-04
    price
31. 2020-04-27
    price
32. 2020-04-21
    price
33. 2020-04-13
    price
34. 2020-04-07
    price
35. 2020-03-28
    price
36. 2020-03-20
    price
37. 2020-03-10
    price
38. 2020-02-27
    price
39. 2020-02-15
    price
40. 2019-12-26
    price
41. 2019-12-17
    price
42. 2019-11-12
    price
43. 2019-11-05
    price
44. 2019-10-30
    price
45. 2019-10-15
    price
46. 2019-09-09
    price
47. 2019-08-27
    price
48. 2019-08-22
    price
49. 2019-08-15
    price
50. 2019-07-25
    listed New

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,400
• − Mortgage interest: −$4,733
• − Property taxes: −$1,268
• − Insurance: −$422
• − Repairs & maintenance: −$2,112
• − Management: −$2,112
• − Depreciation: −$2,458
• Taxable income: $13,295
• Est. tax owed @ 24.0%: −$3,191
• After-tax cash flow: $10,658/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: Thornton Twp Hsd 205
• NCES district ID: 1738970
• Math proficiency: 7% ▬ 0.00%
• Reading proficiency: 8% ▼ -2.00%
• Median HH income: $43,392
• Composite: 6.92/100
• National rank: #9976
• State rank: #594 of 620 in IL

Livability — Thornton

• Score: 76/100
• State rank: #183
• US rank: #3517

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Thornton, IL
• Population (ZIP): 1,876

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 0.65)
• Race & ethnicity: White 43% Black 35% Hispanic / Latino 20% Two or more races 3%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Romanian 8% Iranian 3% Portuguese 1%
• Foreign-born: 4% · Canada, Jamaica
• Languages at home: 82% English-only · Spanish 16% 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: ▼ -49.92%
• Current HPI: 194.3119
• 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

+48.2% since first listed

42 events — show timeline

• 2026-05-11 Contingent — MRED as Distributed by MLS Grid
• 2026-05-03 Listed $84,500 MRED as Distributed by MLS Grid
• 2021-11-22 Sold (Public Records) $80,000 Public Records
• 2021-11-16 Sold (MLS) $80,000 MRED as Distributed by MLS Grid
• 2021-11-05 Pending — MRED as Distributed by MLS Grid
• 2021-10-08 Pending — MRED as Distributed by MLS Grid
• 2021-09-22 Price Changed $78,500 MRED as Distributed by MLS Grid
• 2021-09-16 Price Changed $79,000 MRED as Distributed by MLS Grid
• 2021-09-03 Relisted — MRED as Distributed by MLS Grid
• 2021-09-03 Pending — MRED as Distributed by MLS Grid
• 2021-09-02 Relisted — MRED as Distributed by MLS Grid
• 2021-08-31 Pending — MRED as Distributed by MLS Grid
• 2021-08-20 Listed $79,900 MRED as Distributed by MLS Grid
• 2020-07-24 Listing Removed — MRED as Distributed by MLS Grid
• 2020-06-12 Relisted — MRED as Distributed by MLS Grid
• 2020-06-03 Pending — MRED as Distributed by MLS Grid
• 2020-05-27 Price Changed — MRED as Distributed by MLS Grid
• 2020-05-21 Price Changed — MRED as Distributed by MLS Grid
• 2020-05-13 Price Changed — MRED as Distributed by MLS Grid
• 2020-05-11 Price Changed — MRED as Distributed by MLS Grid
• 2020-05-04 Price Changed — MRED as Distributed by MLS Grid
• 2020-04-27 Price Changed — MRED as Distributed by MLS Grid
• 2020-04-21 Price Changed — MRED as Distributed by MLS Grid
• 2020-04-13 Price Changed — MRED as Distributed by MLS Grid
• 2020-04-07 Price Changed — MRED as Distributed by MLS Grid
• 2020-03-28 Price Changed — MRED as Distributed by MLS Grid
• 2020-03-20 Price Changed — MRED as Distributed by MLS Grid
• 2020-03-10 Price Changed — MRED as Distributed by MLS Grid
• 2020-02-27 Price Changed — MRED as Distributed by MLS Grid
• 2020-02-15 Price Changed — MRED as Distributed by MLS Grid
• 2019-12-26 Price Changed — MRED as Distributed by MLS Grid
• 2019-12-17 Price Changed — MRED as Distributed by MLS Grid
• 2019-11-12 Price Changed — MRED as Distributed by MLS Grid
• 2019-11-05 Price Changed — MRED as Distributed by MLS Grid
• 2019-10-30 Price Changed — MRED as Distributed by MLS Grid
• 2019-10-15 Price Changed — MRED as Distributed by MLS Grid
• 2019-09-09 Price Changed — MRED as Distributed by MLS Grid
• 2019-08-27 Price Changed — MRED as Distributed by MLS Grid
• 2019-08-22 Price Changed — MRED as Distributed by MLS Grid
• 2019-08-15 Price Changed — MRED as Distributed by MLS Grid
• 2019-07-25 Listed — MRED as Distributed by MLS Grid
• 1995-08-22 Sold (Public Records) $57,000 Public Records

Property tax history

+5.6%/yr

Latest (2023): $4,787 · -12.7% YoY. Source: county tax records.