142 Marquette St · Park Forest, IL 60466

$119,000

3 bd · 1.0 ba · 953 sqft · SingleFamily public records · 114 Days on market

Built 1952 Est $142k · 16% under

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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
• ARV discount +14.8/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks

WOW!!! // GREAT LOCATION! // 3 BEDROOM // 1 BATH // 1 CAR GARAGE // GRANITE COUNTER TOPS // STAINLESS APPLIANCES / DECORATED TO PERFECTION! // JUST MINUTES FROM EXPRESSWAYS // DOWNTOWN // RESTAURANTS // PUBLIC TRANSPORTATION // HOME WARRANTY AVAILABLE! /

Key facts

• Great location
• Stainless appliances
• Granite counter tops

Tags

• GREAT LOCATION
• GRANITE COUNTER TOPS
• STAINLESS APPLIANCES
• MINUTES FROM EXPRESSWAYS
• DOWNTOWN
• RESTAURANTS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $813 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $119k).
• Recommended offer: $108k (9.0% below list) — sets the bar for market timing.
• Cap rate 14.5% vs local median 9.7% in Park Forest — 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 78/100 on livability (#148 in IL, #2,726 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools D+, amenities 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: 102 active listings in the ZIP; 10 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 40% 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 $823 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 114 days — a 9% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago; this cycle's ask has dropped $20k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $119k implies a 138% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $108,290 (9.0% below list)

Questions for the listing agent

1. It's been on market 114 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-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. 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: 1.74% ✓
• Cap rate: 14.49%
• Cash-on-cash: 29.27%
• DSCR: 2.30
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $141,997
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
310 Nassau St	0.20mi	3/1.0	953 (0%)	1mo	$129,000	$135	90
223 S Orchard Dr	0.32mi	2/1.0 (-1)	949 (-0%)	0mo	$105,000	$111	79
209 Miami St	0.37mi	2/1.0 (-1)	974 (+2%)	1mo	$108,000	$111	73
316 Mohawk St	0.53mi	2/1.0 (-1)	949 (-0%)	2mo	$141,000	$149	68
318 Minocqua St	0.54mi	2/1.0 (-1)	974 (+2%)	1mo	$145,000	$149	65
208 Miami St	0.34mi	3/1.5	1,053 (+10%)	2mo	$175,000	$166	63
254 Blackhawk Dr	0.52mi	2/1.0 (-1)	1,000 (+5%)	2mo	$105,000	$105	61
314 Windsor St	0.63mi	3/1.0	1,014 (+6%)	2mo	$141,000	$139	58
354 Marquette St	0.69mi	2/1.0 (-1)	973 (+2%)	2mo	$131,000	$135	58
429 Natoma St	0.63mi	3/1.0	1,035 (+9%)	0mo	$159,000	$154	56
425 Neosho St	0.57mi	3/1.0	1,092 (+15%)	0mo	$169,900	$156	49
434 Shabbona Dr	0.73mi	3/1.0	1,092 (+15%)	0mo	$177,900	$163	41

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: 23.7%
• Equity multiple: 1.98×
• Total profit: $32,518
• Equity at exit: $17,743

10-year hold

• IRR: 31.6%
• Equity multiple: 3.85×
• Total profit: $95,106
• Equity at exit: $10,289

Cash invested: $33,320 (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 60466

• Home prices YoY: -21.1%
• Active inventory: 102
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $2,070 high
• Mortgage (P&I): −$624
• Tax est. 1.5%: −$149 /mo · $1,785/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $813

Break-even live

Break-even rent $1,041

Max offer price $119,000

Occupancy floor 56%

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
411 Huron St Park Forest, IL	3.0	1.0	1092	$2,300	$2.11	24d	1	0.51mi
277 Somonauk St Park Forest, IL	3.0	1.0	966	$2,000	$2.07	3d	1	0.73mi
3324 Western Ave Park Forest, IL	1.0–3.0	1.0	1026	$1,995	$1.94	1d	11	0.75mi
194 Monee Rd Park Forest, IL	3.0	1.0	1092	$1,971	$1.80	22d	1	0.84mi
23439 Western Ave Unit C29 Park Forest, IL	2.0	2.0	975	$1,570	$1.61	1d	1	0.98mi
235 Tampa St Park Forest, IL	3.0	1.0	1092	$2,000	$1.83	24d	1	1.00mi
3905 Tower Dr Richton Park, IL	1.0–2.0	1.0–2.0	905	$1,795	$1.98	1d	19	1.40mi
4014 Euclid Ln Richton Park, IL	2.0	1.0	1100	$2,100	$1.91	7d	1	1.44mi
4014 Euclid Ln Richton Park, IL	2.0	1.0	1100	$2,100	$1.91	22d	1	1.44mi
4014 Euclid Ln Richton Park, IL	3.0	1.0	1100	$2,100	$1.91	13d	1	1.44mi

Listing history 16 events

1. 2026-04-06
   status Pending
2. 2026-03-26
   price $119,000
3. 2026-02-24
   price $124,000
4. 2026-01-20
   price $129,000
5. 2026-01-10
   price $135,000
6. 2025-12-13
   listed $139,000 Active
7. 2025-12-13
   historical
8. 2025-08-29
   price
9. 2025-08-19
   price
10. 2025-07-14
    price
11. 2025-06-13
    listed Active
12. 2019-10-08
    historical
13. 2019-08-28
    price
14. 2019-07-29
    listed New
15. 1994-01-24
    soldstatus $50,000
16. 1984-06-01
    soldstatus $39,500

ⓘ 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: $24,839
• − Mortgage interest: −$6,666
• − Property taxes: −$1,785
• − Insurance: −$595
• − Repairs & maintenance: −$1,987
• − Management: −$1,987
• − Depreciation: −$3,462
• Taxable income: $8,357
• Est. tax owed @ 24.0%: −$2,006
• After-tax cash flow: $7,748/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 — Park Forest

• Score: 78/100
• State rank: #148
• US rank: #2726

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Park Forest, IL
• County: Cook County · 4,486,803 people
• City population: 21,461
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 21,461
• Household income: $61,654
• Rent vs Own: 33.7% rent · 66.3% own
• Severe rent burden: 900.0

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: Predominantly Black (69%)
• Race & ethnicity: Black 69% White 19% Hispanic / Latino 9% Two or more races 3% Native American 1%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Romanian 2% Iranian 1% Italian 1%
• Foreign-born: 6% · Canada
• Languages at home: 90% English-only · Spanish 7% French/Haitian/Cajun 1% Russian/Polish/Slavic 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: ▼ -58.87%
• Current HPI: 219.9692
• Rent YoY: —
• 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

+201.3% since first listed

16 events — show timeline

• 2026-04-06 Pending — MRED as Distributed by MLS Grid
• 2026-03-26 Price Changed $119,000 MRED as Distributed by MLS Grid
• 2026-02-24 Price Changed $124,000 MRED as Distributed by MLS Grid
• 2026-01-20 Price Changed $129,000 MRED as Distributed by MLS Grid
• 2026-01-10 Price Changed $135,000 MRED as Distributed by MLS Grid
• 2025-12-13 Listing Removed — MRED as Distributed by MLS Grid
• 2025-12-13 Listed $139,000 MRED as Distributed by MLS Grid
• 2025-08-29 Price Changed — MRED as Distributed by MLS Grid
• 2025-08-19 Price Changed — MRED as Distributed by MLS Grid
• 2025-07-14 Price Changed — MRED as Distributed by MLS Grid
• 2025-06-13 Listed — MRED as Distributed by MLS Grid
• 2019-10-08 Listing Removed — MRED as Distributed by MLS Grid
• 2019-08-28 Price Changed — MRED as Distributed by MLS Grid
• 2019-07-29 Listed — MRED as Distributed by MLS Grid
• 1994-01-24 Sold (Public Records) $50,000 Public Records
• 1984-06-01 Sold (Public Records) $39,500 Public Records

Property tax history

+6.5%/yr

Latest (2023): $8,784 · +67.1% YoY. Source: county tax records.