2011 219th St · Sauk Village, IL 60411

$139,500

3 bd · 1.0 ba · 1,050 sqft · SingleFamily public records · 22 Days on market

Built 1958 6,621 sqft lot Est $163k · 14% under

---

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 +27.0/30.0
• ARV discount +13.9/15.0
• DSCR +9.4/10.0
• 1% rule +8.0/10.0
• Rent growth +4.1/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks

WOW! DON'T MISS OUT ON THIS COZY FRAME & BRICK RANCH SINGLE FAMILY HOME, COMPLETELY REMODELED, READY TO MOVE IN. FEATURES NICE OPEN CONCEPT, 3 BEDROOMS AND ONE BATHROOM. NEW SIDING. NEWER ROOF, WINDOWS, SOLAR PANELS SYSTEM, LAUNDRY HOOK UPS, DRIVEWAY FOR TWO CARS AND ONE CAR GARAGE. GREAT LOCATION, JUST MINUTES FROM PUBLIC TRANSPORTATION, EXPRESSWAYS AND SHOPPING. DON'T LET THIS ONE GET AWAY. SHOW AND SELL!

Key facts

• New siding
• Open concept
• Newer roof

Tags

• OPEN CONCEPT
• NEW SIDING
• NEWER ROOF
• SOLAR PANELS SYSTEM
• LAUNDRY HOOK UPS
• DRIVEWAY FOR TWO CARS

Property features AI

Finance

• Other: Property not currently leased; Possession at closing; Holds earnest money
• HOA & community: No master association fee required

Exterior

• Parking: Attached garage (garage owned), asphalt driveway; Total parking for 1 vehicle
• Security: Carbon monoxide detectors; Ceiling fan(s)
• Utilities: Public water; Public sewer; 100 amp electric service
• Home design: Detached single-family home; One-story layout; Fee simple ownership; Built approximately 61–70 years ago; Built before 1978
• Construction: Vinyl siding and brick exterior; Asphalt roof; Approximately 960 total finished square feet
• Exterior features: Fenced yard; Other exterior features

Interior

• Kitchen: Eating area / table space; Kitchen and dining combo
• Bedrooms: Master bedroom on main level (13 x 10); Bedroom 2 on main level (11 x 10); Bedroom 3 on main level (10 x 9)
• Flooring: Wood laminate flooring throughout main living areas and bedrooms
• Bathrooms: One full bathroom with double sink
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: First-floor bedroom; Unfinished attic; Interstate access
• Laundry & utility: Main-level laundry in a laundry closet (8 x 4)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $393 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $137k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#546 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, health & safety D+, commute D.
• Bloom Twp Hsd 206 (suburban): math 8% / reading 9% proficiency, ranked #591 of 620 in IL (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+6.5%/yr); 224 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).
• This rent runs 35% 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 $964 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.5% rent growth), your $39k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($137k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 22y 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 $82k; list at $140k implies a 69% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $137,407 (1.5% below list)

Questions for the listing agent

1. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.30% ✓
• Cap rate: 9.67%
• Cash-on-cash: 12.06%
• DSCR: 1.54
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $162,750
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2210 220th St	0.20mi	3/1.0	1,088 (+4%)	2mo	$173,500	$159	83
21946 Merrill Ave	0.11mi	3/1.0	1,130 (+8%)	2mo	$175,000	$155	80
21706 Olivia Ave	0.33mi	3/1.0	1,000 (-5%)	1mo	$85,000	$85	76
1835 223rd St	0.43mi	3/1.0	1,000 (-5%)	2mo	$169,900	$170	70
2129 219th St	0.15mi	3/1.0	1,200 (+14%)	1mo	$170,000	$142	68
2117 217th St	0.30mi	4/1.0 (+1)	1,134 (+8%)	1mo	$90,000	$79	67
22150 Chappel Ave	0.30mi	3/1.0	1,200 (+14%)	1mo	$156,000	$130	61
2133 216th St	0.36mi	3/1.0	913 (-13%)	1mo	$152,000	$166	60
2402 Sauk Trl	0.28mi	3/1.0	894 (-15%)	3mo	$85,000	$95	60
2059 216th St	0.34mi	3/1.0	913 (-13%)	4mo	$167,000	$183	60
1914 215th Pl	0.38mi	3/1.0	906 (-14%)	1mo	$160,000	$177	59
22336 Merrill Ave	0.50mi	3/1.0	913 (-13%)	2mo	$139,900	$153	54

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 · 6.48% rent growth · sell at horizon

5-year hold

• IRR: 5.7%
• Equity multiple: 1.23×
• Total profit: $9,030
• Equity at exit: $20,800

10-year hold

• IRR: 18.2%
• Equity multiple: 2.77×
• Total profit: $69,281
• Equity at exit: $12,061

Cash invested: $39,060 (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 60411

• Home prices YoY: -33.9%
• Rents YoY: 6.5%
• Active inventory: 224
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,811 high
• Mortgage (P&I): −$732
• Tax from tax record: −$249 /mo · $2,984/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $393

Break-even live

Break-even rent $1,314

Max offer price $139,500

Occupancy floor 73%

Sensitivity live

Price	-10% $471	-5% $432	+0% $393	+5% $353	+10% $314
Rent	-10% $249	-5% $321	+0% $393	+5% $464	+10% $536
Rate	-1.0pp $463	-0.5pp $428	base $393	+0.5pp $356	+1.0pp $320

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: $34,875
• Closing costs: $4,185
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2236 220th St Sauk Village, IL	3.0	1.0	1008	$1,800	$1.79	26d	1	0.24mi
21538 Gailine Ave Chicago Heights, IL	3.0	1.0	1031	$1,600	$1.55	4d	1	0.37mi
22332 Clyde Ave Sauk Village, IL	3.0	1.0	925	$1,800	$1.95	26d	1	0.54mi
22340 Chappel Ave Sauk Village, IL	3.0	1.0	1100	$1,800	$1.64	20d	1	0.57mi
2241 Astor St Unit Labs Sauk Village, IL	2.0	2.0	1000	$1,650	$1.65	3d	1	1.02mi
1154 Barry Ln Sauk Village, IL	2.0	2.0	960	$1,550	$1.61	0d	1	1.02mi

Listing history 25 events

1. 2026-04-29
   status Pending
2. 2026-04-07
   listed $139,500 Active
3. 2026-04-06
   historical
4. 2026-03-20
   listed Active
5. 2026-03-17
   status Pending
6. 2026-03-13
   historical
7. 2026-03-09
   listed Active
8. 2026-03-09
   historical
9. 2026-02-23
   listed Active
10. 2026-02-23
    historical
11. 2025-12-29
    listed Active
12. 2025-12-29
    historical
13. 2025-12-12
    listed Active
14. 2025-12-12
    historical
15. 2025-11-04
    listed Active
16. 2020-09-24
    historical
17. 2020-07-02
    price
18. 2020-06-10
    price
19. 2020-04-01
    listed New
20. 2007-06-05
    historical
21. 2007-02-07
    listed
22. 2004-11-30
    soldstatus $82,500
23. 2004-07-23
    listed $79,895
24. 1998-05-11
    soldstatus $65,000
25. 1986-05-01
    soldstatus $37,900

ⓘ 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: $2,984 · $249/mo
• Projected year-2 tax: $3,075 · $256/mo
• Expected delta: +$91/yr (+$8/mo · 3.1%)

ⓘ 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 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,734
• − Mortgage interest: −$7,814
• − Property taxes: −$2,984
• − Insurance: −$698
• − Repairs & maintenance: −$1,739
• − Management: −$1,739
• − Depreciation: −$4,058
• Taxable income: $2,703
• Est. tax owed @ 24.0%: −$649
• After-tax cash flow: $4,061/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: Bloom Twp Hsd 206
• NCES district ID: 1706420
• Math proficiency: 8% ▼ -3.00%
• Reading proficiency: 9% ▼ -8.00%
• Median HH income: $39,795
• Composite: 7.4/100
• National rank: #9952
• State rank: #591 of 620 in IL

Livability — Sauk Village

• Score: 66/100
• State rank: #546
• US rank: #11370

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sauk Village, IL
• County: Cook County · 4,486,803 people
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 52,175
• Household income: $62,073
• Rent vs Own: 34.8% rent · 65.2% own
• Severe rent burden: 1714.0

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: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: Black 49% Hispanic / Latino 26% White 19% Two or more races 11%
• Hispanic origin (detail): Mexican 22% Puerto Rican 2%
• Common ancestry: Romanian 4% Portuguese 1% Lithuanian 1%
• Foreign-born: 12% · Canada
• Languages at home: 76% English-only · Spanish 21% Russian/Polish/Slavic 1% 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: ▼ -108.75%
• Current HPI: 212.4058
• Rent YoY: ▲ 6.48%
• 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

+268.1% since first listed

25 events — show timeline

• 2026-04-29 Pending — MRED as Distributed by MLS Grid
• 2026-04-07 Listed $139,500 MRED as Distributed by MLS Grid
• 2026-04-06 Listing Removed — MRED as Distributed by MLS Grid
• 2026-03-20 Listed — MRED as Distributed by MLS Grid
• 2026-03-17 Pending — MRED as Distributed by MLS Grid
• 2026-03-13 Listing Removed — MRED as Distributed by MLS Grid
• 2026-03-09 Listing Removed — MRED as Distributed by MLS Grid
• 2026-03-09 Listed — MRED as Distributed by MLS Grid
• 2026-02-23 Listing Removed — MRED as Distributed by MLS Grid
• 2026-02-23 Listed — MRED as Distributed by MLS Grid
• 2025-12-29 Listing Removed — MRED as Distributed by MLS Grid
• 2025-12-29 Listed — MRED as Distributed by MLS Grid
• 2025-12-12 Listing Removed — MRED as Distributed by MLS Grid
• 2025-12-12 Listed — MRED as Distributed by MLS Grid
• 2025-11-04 Listed — MRED as Distributed by MLS Grid
• 2020-09-24 Listing Removed — MRED as Distributed by MLS Grid
• 2020-07-02 Price Changed — MRED as Distributed by MLS Grid
• 2020-06-10 Price Changed — MRED as Distributed by MLS Grid
• 2020-04-01 Listed — MRED as Distributed by MLS Grid
• 2007-06-05 Listing Removed — MRED as Distributed by MLS Grid
• 2007-02-07 Listed — MRED as Distributed by MLS Grid
• 2004-11-30 Sold (Public Records) $82,500 Public Records
• 2004-07-23 Listed $79,895 NIRA MLS as Distributed by MLS Grid
• 1998-05-11 Sold (Public Records) $65,000 Public Records
• 1986-05-01 Sold (Public Records) $37,900 Public Records

Property tax history

+3.5%/yr

Latest (2023): $2,984 · +618.5% YoY. Source: county tax records.