22143 Navaho Ave · Sauk Village, IL 60411

$150,000

2 bd · 1.0 ba · 889 sqft · SingleFamily public records · 41 Days on market

Built 1950 4,965 sqft lot Est $148k · at est.

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Why this score? — see what drove the C 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 +24.0/30.0
• DSCR +7.7/10.0
• ARV discount +6.8/15.0
• 1% rule +6.3/10.0
• 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 MLS

2 bdrm ranch w/1 bath, 1 car garage. Property being sold in it's as condition. No disclosures, termite or survey. Buyer responsible for all/any village inspections, repairs & escrows. All offers should include POF(cash) Prequal(fin)which is required at sellers final acceptance. 1st look applies. This is a Fannie Mae HomePath property

Key facts

• Functional kitchen
• Spacious backyard
• Bright living room

Tags

• RENOVATED RANCH-STYLE HOME
• BRIGHT LIVING ROOM
• FUNCTIONAL KITCHEN
• SPACIOUS BACKYARD
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $293 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $146k (3.0% 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); 222 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 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 $1k 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 $42k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y 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 $9k; list at $150k implies a 1539% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $145,500 (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. Built in 1950 — 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: 1.13% ✓
• Cap rate: 8.64%
• Cash-on-cash: 8.37%
• DSCR: 1.37
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $147,574
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2522 Orion Ave	0.07mi	2/1.0	894 (+1%)	6mo	$61,790	$69	91
2402 Sauk Trl	0.22mi	3/1.0 (+1)	894 (+1%)	3mo	$85,000	$95	81
2171 221st St	0.22mi	3/1.0 (+1)	925 (+4%)	5mo	$80,000	$86	74
2053 222nd Pl	0.37mi	3/1.0 (+1)	906 (+2%)	5mo	$122,000	$135	70
22336 Merrill Ave	0.55mi	3/1.0 (+1)	913 (+3%)	2mo	$139,900	$153	64
2133 216th St	0.61mi	3/1.0 (+1)	913 (+3%)	1mo	$152,000	$166	61
22116 Brookwood Dr	0.51mi	3/1.0 (+1)	918 (+3%)	6mo	$162,000	$176	61
22226 Brookwood Dr	0.52mi	3/1.0 (+1)	918 (+3%)	6mo	$165,000	$180	60
2059 216th St	0.64mi	3/1.0 (+1)	913 (+3%)	4mo	$167,000	$183	58
22437 Strassburg Ave	0.62mi	3/1.0 (+1)	913 (+3%)	6mo	$172,000	$188	56
2065 219th Pl	0.39mi	3/1.0 (+1)	1,000 (+12%)	4mo	$145,000	$145	53
1835 223rd St	0.63mi	3/1.0 (+1)	1,000 (+12%)	2mo	$169,900	$170	43

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: 0.3%
• Equity multiple: 1.01×
• Total profit: $502
• Equity at exit: $22,365

10-year hold

• IRR: 13.2%
• Equity multiple: 2.23×
• Total profit: $51,593
• Equity at exit: $12,969

Cash invested: $42,000 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,692 high
• Mortgage (P&I): −$787
• Tax from tax record: −$194 /mo · $2,334/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $293

Break-even live

Break-even rent $1,321

Max offer price $150,000

Occupancy floor 78%

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: $37,500
• Closing costs: $4,500
• 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	24d	1	0.25mi
22332 Clyde Ave Sauk Village, IL	3.0	1.0	925	$1,800	$1.95	24d	1	0.61mi
22340 Chappel Ave Sauk Village, IL	3.0	1.0	1100	$1,800	$1.64	18d	1	0.66mi
21538 Gailine Ave Chicago Heights, IL	3.0	1.0	1031	$1,600	$1.55	2d	1	0.79mi
1154 Barry Ln Sauk Village, IL	2.0	2.0	960	$1,550	$1.61	1d	1	1.21mi
2241 Astor St Unit Labs Sauk Village, IL	2.0	2.0	1000	$1,650	$1.65	1d	1	1.23mi

Listing history 21 events

1. 2026-06-18
   days on market $150,000 Active 41 DOM
2. 2026-06-17
   days on market $150,000 Active 40 DOM
3. 2026-06-16
   days on market $150,000 Active 39 DOM
4. 2026-06-15
   days on market $150,000 Active 38 DOM
5. 2026-06-13
   days on market $150,000 Active 36 DOM
6. 2026-06-13
   days on market $150,000 Active 35 DOM
7. 2026-06-09
   days on market $150,000 Active 32 DOM
8. 2026-06-08
   days on market $150,000 Active 31 DOM
9. 2026-06-07
   days on market $150,000 Active 30 DOM
10. 2026-06-04
    days on market $150,000 Active 27 DOM
11. 2026-06-03
    days on market $150,000 Active 26 DOM
12. 2026-06-02
    days on market $150,000 Active 25 DOM
13. 2026-06-01
    days on market $150,000 Active 24 DOM
14. 2026-05-31
    days on market $150,000 Active 23 DOM
15. 2026-05-08
    listed $150,000 Active
16. 2013-12-06
    soldstatus $9,151 Closed Sale 339-char remark

    Show marketing remark (339 chars)

    2 bdrm ranch w/1 bath, 1 car garage. Property being sold in it's as condition. No disclosures, termite or survey. Buyer responsible for all/any village inspections, repairs & escrows. All offers should include POF(cash) Prequal(fin)which is required at sellers final acceptance. 1st look applies. This is a Fannie Mae HomePath property

17. 2013-10-18
    status Pending 339-char remark

    Show marketing remark (339 chars)

    2 bdrm ranch w/1 bath, 1 car garage. Property being sold in it's as condition. No disclosures, termite or survey. Buyer responsible for all/any village inspections, repairs & escrows. All offers should include POF(cash) Prequal(fin)which is required at sellers final acceptance. 1st look applies. This is a Fannie Mae HomePath property

18. 2013-09-18
    price $12,000 Price Change 339-char remark

    Show marketing remark (339 chars)

    2 bdrm ranch w/1 bath, 1 car garage. Property being sold in it's as condition. No disclosures, termite or survey. Buyer responsible for all/any village inspections, repairs & escrows. All offers should include POF(cash) Prequal(fin)which is required at sellers final acceptance. 1st look applies. This is a Fannie Mae HomePath property

19. 2013-08-14
    price $14,000 Price Change 339-char remark

    Show marketing remark (339 chars)

    2 bdrm ranch w/1 bath, 1 car garage. Property being sold in it's as condition. No disclosures, termite or survey. Buyer responsible for all/any village inspections, repairs & escrows. All offers should include POF(cash) Prequal(fin)which is required at sellers final acceptance. 1st look applies. This is a Fannie Mae HomePath property

20. 2013-07-13
    listed $15,900 New 339-char remark

    Show marketing remark (339 chars)

    2 bdrm ranch w/1 bath, 1 car garage. Property being sold in it's as condition. No disclosures, termite or survey. Buyer responsible for all/any village inspections, repairs & escrows. All offers should include POF(cash) Prequal(fin)which is required at sellers final acceptance. 1st look applies. This is a Fannie Mae HomePath property

21. 1981-10-20
    soldstatus $40,000

ⓘ 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: $2,334 · $194/mo
• Projected year-2 tax: $2,869 · $239/mo
• Expected delta: +$536/yr (+$45/mo · 22.9%)

ⓘ 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: $20,300
• − Mortgage interest: −$8,402
• − Property taxes: −$2,334
• − Insurance: −$750
• − Repairs & maintenance: −$1,624
• − Management: −$1,624
• − Depreciation: −$4,364
• Taxable income: $1,202
• Est. tax owed @ 24.0%: −$288
• After-tax cash flow: $3,225/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

+275.0% since first listed

7 events — show timeline

• 2026-05-08 Listed $150,000 MRED as Distributed by MLS Grid
• 2013-12-06 Sold (MLS) $9,151 MRED as Distributed by MLS Grid
• 2013-10-18 Pending — MRED as Distributed by MLS Grid
• 2013-09-18 Price Changed $12,000 MRED as Distributed by MLS Grid
• 2013-08-14 Price Changed $14,000 MRED as Distributed by MLS Grid
• 2013-07-13 Listed $15,900 MRED as Distributed by MLS Grid
• 1981-10-20 Sold (Public Records) $40,000 Public Records

Property tax history

-0.0%/yr

Latest (2023): $2,334 · +1.8% YoY. Source: county tax records.