None · Chicago Heights, IL 60411

$70,000

3 bd · 1.0 ba · 730 sqft · SingleFamily · 41 Days on market

Built 1908 Poor condition Est $78k · 10% 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 +12.2/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.1/5.0
• Livability +3.6/5.0
• Condition / age +1.0/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Key facts

• Built 1908
• Listed 41 days

Property features AI

Finance

• Other: Property sold as-is; marketed as an investor special with rehab potential; Living area source: Landlord/Tenant/Seller
• HOA & community: No master association fee required

Exterior

• Utilities: Public water; Public sewer
• Home design: Detached single-family home; Raised ranch style; Fee simple ownership; Age: 100+ years; Built before 1978
• Construction: Frame construction
• Exterior features: Lot less than 0.25 acre; Lot dimensions listed as 3100

Interior

• Kitchen: Kitchen on the main level (10 x 12)
• Bedrooms: 3 bedrooms (all on the main level); Primary bedroom on the main level (7 x 12); Two additional main-level bedrooms (each 7 x 10)
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating
• Interior features: 5 total rooms; Unfinished full basement
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $870 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.
• Cap rate 21.2% vs local median 6.4% in Chicago Heights — 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 71/100 on livability (#339 in IL) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: employment C-, crime F, amenities F.
• 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.
• Zoned schools: Chicago Heights Middle School (math 9% / reading 24%, grade F, #482 of 665 statewide, top 73%, 940 students, 0% FRL); Bloom High School (math 7% / reading 8%, grade F, #589 of 693 statewide, top 86%, 1,737 students, 0% FRL).
• Market conditions: Rents rising fast (+6.5%/yr); 224 active listings in the ZIP; 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).
• This rent runs 33% 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 $484 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 $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 19y 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 1908 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $67,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1908 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. Crime grade is F 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?
7. 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.
8. 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.
9. 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: 2.45% ✓
• Cap rate: 21.20%
• Cash-on-cash: 53.24%
• DSCR: 3.37
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $78,110
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1230 Lincoln Ave	0.25mi	2/1.0 (-1)	725 (-1%)	20mo	$77,400	$107	65
1212 Center Ave	0.32mi	3/1.0	809 (+11%)	4mo	$160,000	$198	64
1309 Portland Ave	0.35mi	2/1.0 (-1)	640 (-12%)	14mo	$40,000	$63	46
1635 Oak St Unit 1B	0.57mi	2/1.5 (-1)	792 (+8%)	10mo	$80,000	$101	44
1313 Vincennes Ave	0.56mi	2/1.0 (-1)	800 (+10%)	16mo	$130,000	$163	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 · 6.48% rent growth · sell at horizon

5-year hold

• IRR: 55.2%
• Equity multiple: 3.57×
• Total profit: $50,277
• Equity at exit: $10,437

10-year hold

• IRR: 61.6%
• Equity multiple: 8.27×
• Total profit: $142,571
• Equity at exit: $6,052

Cash invested: $19,600 (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: 3.4×

Monthly cashflow live

• Estimated rent: $1,713 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$88 /mo · $1,050/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $870

Break-even live

Break-even rent $612

Max offer price $70,000

Occupancy floor 44%

Sensitivity live

Price	-10% $918	-5% $894	+0% $870	+5% $845	+10% $821
Rent	-10% $734	-5% $802	+0% $870	+5% $937	+10% $1,005
Rate	-1.0pp $905	-0.5pp $887	base $870	+0.5pp $851	+1.0pp $833

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $70,000 Active 41 DOM
2. 2026-06-18
   days on market $70,000 Active 38 DOM
3. 2026-06-17
   days on market $70,000 Active 37 DOM
4. 2026-06-16
   days on market $70,000 Active 36 DOM
5. 2026-06-15
   days on market $70,000 Active 35 DOM
6. 2026-06-13
   days on market $70,000 Active 33 DOM
7. 2026-06-13
   days on market $70,000 Active 32 DOM
8. 2026-06-09
   days on market $70,000 Active 29 DOM
9. 2026-06-08
   days on market $70,000 Active 28 DOM
10. 2026-06-07
    days on market $70,000 Active 27 DOM
11. 2026-06-04
    days on market $70,000 Active 24 DOM
12. 2026-06-03
    days on market $70,000 Active 23 DOM
13. 2026-06-02
    days on market $70,000 Active 22 DOM
14. 2026-06-01
    days on market $70,000 Active 21 DOM
15. 2026-05-31
    days on market $70,000 Active 20 DOM
16. 2026-05-11
    listed $70,000 Active
17. 2007-09-18
    historical
18. 2007-04-16
    listed

ⓘ 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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,558
• − Mortgage interest: −$3,921
• − Property taxes: −$1,050
• − Insurance: −$350
• − Repairs & maintenance: −$1,645
• − Management: −$1,645
• − Depreciation: −$2,036
• Taxable income: $9,911
• Est. tax owed @ 24.0%: −$2,379
• After-tax cash flow: $8,057/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 · 1 photo

Poor 20/100 Extensive rehab

The property is in a poor condition with an abandoned building and overgrown vegetation. Significant repairs and maintenance are needed to improve its value.

Repairs flagged

• Major Abandoned building — Structural damage and overgrown vegetation
• Major Overgrown vegetation — Safety hazard and poor curb appeal

Value-add opportunities

• Both Clearing overgrown vegetation — Improves safety and curb appeal
• Both Structural repairs to abandoned building — Safety hazard and potential for redevelopment

Renovation cost estimate screening

Repair item	Severity	Est. cost
Abandoned building · Structural damage and overgrown vegetation	Major	$15,000–50,000
Overgrown vegetation · Safety hazard and poor curb appeal	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both Clearing overgrown vegetation — Improves safety and curb appeal ↑
• Both Structural repairs to abandoned building — Safety hazard and potential for redevelopment ↑

ⓘ 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: 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 — Chicago Heights

• Score: 71/100
• State rank: #339
• US rank: #6836

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chicago Heights, IL
• County: Cook County · 4,486,803 people
• City population: 52,175
• 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

3 events — show timeline

• 2026-05-11 Listed $70,000 MRED as Distributed by MLS Grid
• 2007-09-18 Listing Removed — MRED as Distributed by MLS Grid
• 2007-04-16 Listed — MRED as Distributed by MLS Grid