1111 Barry Ln · Sauk Village, IL 60411

$76,000

2 bd · 2.0 ba · 960 sqft · SingleFamily public records · 70 Days on market

Built 1982 9,583 sqft lot Est $148k · 49% 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

MODERN SLAB RANCH WITH DETACHED 2 CAR GARAGE.

Key facts

• 9,583 sq ft lot
• 2 garage spots
• Built 1982

Property features AI

Finance

• Other: Possession is negotiable; School bus service and commuter bus access noted
• Financial info: Special service area: No
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage; 2 garage spaces (2 total parking spaces)
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; Single-story; Fee simple ownership; Living area reported by landlord/tenant/seller
• Construction: Vinyl siding exterior; Asphalt roof; Estimated age: 41–50 years
• Exterior features: Outdoor grill; 50 x 100 lot dimensions; Standard Chicago lot

Interior

• Kitchen: Kitchen on main level (10 x 8)
• Bedrooms: Master bedroom on main level (12 x 15) with full bath access; Second bedroom on main level (12 x 13); Additional bedroom(s) listed (two other bedrooms noted)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: 6 total rooms; Outdoor grill (exterior but commonly noted as an amenity listed)
• Laundry & utility: Main-level laundry room (3 x 3)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $76k.

Deal economics

• At list price, monthly cash flow is $802 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $76k).
• Recommended offer: $71k (6.0% below list) — sets the bar for market timing.
• Cap rate 19.0% vs local median 8.2% in Sauk Village — 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 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); 222 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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 31% 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 $525 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.5% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($71k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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 $50k; list at $76k implies a 52% gain — meaningful room to come down on a strong offer.

Recommended offer $71,440 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 2.10% ✓
• Cap rate: 18.96%
• Cash-on-cash: 45.25%
• DSCR: 3.01
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $147,840
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1111 Barry Ln	0.00mi	2/1.5	960 (0%)	1mo	$65,000	$68	97
2247 Astor St	0.05mi	2/2.0	972 (+1%)	5mo	$65,000	$67	92
2235 Astor St	0.07mi	2/2.0	1,089 (+13%)	21mo	$70,000	$64	56
2264 Rush St	0.04mi	3/2.0 (+1)	1,073 (+12%)	22mo	$165,000	$154	55
2133 216th St	0.73mi	3/1.0 (+1)	913 (-5%)	1mo	$152,000	$166	48
2059 216th St	0.74mi	3/1.0 (+1)	913 (-5%)	4mo	$167,000	$183	45
825 W 195 th St	0.68mi	2/1.0	845 (-12%)	9mo	$165,600	$196	37
21563 Orion Ave	0.74mi	3/1.0 (+1)	1,050 (+9%)	9mo	$180,000	$171	34
2122 215th Pl	0.71mi	3/1.0 (+1)	1,088 (+13%)	13mo	$159,000	$146	25

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: 46.1%
• Equity multiple: 3.09×
• Total profit: $44,564
• Equity at exit: $11,332

10-year hold

• IRR: 53.3%
• Equity multiple: 7.11×
• Total profit: $130,059
• Equity at exit: $6,571

Cash invested: $21,280 (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: 222
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,597 medium
• Mortgage (P&I): −$399
• Tax from tax record: −$29 /mo · $347/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $802

Break-even live

Break-even rent $581

Max offer price $76,000

Occupancy floor 45%

Sensitivity live

Price	-10% $845	-5% $824	+0% $802	+5% $781	+10% $759
Rent	-10% $676	-5% $739	+0% $802	+5% $866	+10% $929
Rate	-1.0pp $841	-0.5pp $822	base $802	+0.5pp $783	+1.0pp $763

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: $19,000
• Closing costs: $2,280
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2241 Astor St Unit Labs Sauk Village, IL	2.0	2.0	1000	$1,650	$1.65	2d	1	0.05mi
1154 Barry Ln Sauk Village, IL	2.0	2.0	960	$1,550	$1.61	2d	1	0.06mi
21538 Gailine Ave Chicago Heights, IL	3.0	1.0	1031	$1,600	$1.55	3d	1	0.80mi
2236 220th St Sauk Village, IL	3.0	1.0	1008	$1,800	$1.79	25d	1	1.22mi

Listing history 9 events

1. 2026-03-19
   listed $76,000 Active
2. 2025-02-27
   historical
3. 2025-01-22
   soldstatus $50,000
4. 2025-01-20
   listed Active
5. 2024-04-24
   historical
6. 2024-02-27
   price
7. 2024-01-20
   price
8. 2024-01-18
   listed Active
9. 1994-03-15
   soldstatus $47,000

ⓘ 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: $347 · $29/mo
• Projected year-2 tax: $1,036 · $86/mo
• Expected delta: +$689/yr (+$57/mo · 198.8%)

ⓘ 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 100% 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: $19,163
• − Mortgage interest: −$4,257
• − Property taxes: −$347
• − Insurance: −$380
• − Repairs & maintenance: −$1,533
• − Management: −$1,533
• − Depreciation: −$2,211
• Taxable income: $8,902
• Est. tax owed @ 24.0%: −$2,137
• After-tax cash flow: $7,493/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

+61.7% since first listed

9 events — show timeline

• 2026-03-19 Listed $76,000 MRED as Distributed by MLS Grid
• 2025-02-27 Listing Removed — MRED as Distributed by MLS Grid
• 2025-01-22 Sold (Public Records) $50,000 Public Records
• 2025-01-20 Listed — MRED as Distributed by MLS Grid
• 2024-04-24 Listing Removed — MRED as Distributed by MLS Grid
• 2024-02-27 Price Changed — MRED as Distributed by MLS Grid
• 2024-01-20 Price Changed — MRED as Distributed by MLS Grid
• 2024-01-18 Listed — MRED as Distributed by MLS Grid
• 1994-03-15 Sold (Public Records) $47,000 Public Records

Property tax history

-9.9%/yr

Latest (2023): $347 · -47.3% YoY. Source: county tax records.