221 W Garfield Ave · Cissna Park, IL 60924

$119,000

4 bd · 1.0 ba · 1,702 sqft · SingleFamily public records · 10 Days on market

Built 1921 0.26 ac lot $70/sqft · 7% below area Est $129k · 7% under

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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 +22.6/30.0
• ARV discount +10.8/15.0
• DSCR +7.3/10.0
• Appreciation +6.3/10.0
• 1% rule +5.8/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

Darling well maintained bungalow!! Lots of curb appeal!! LR, Dr, Kitchen, Bath, 3-4 BR. Remodeled bathroom. Possibly 2 downstairs BR, Full basement, hot water heat, central-air in downstairs only. Beautiful 27 X 40 3+ heated garage with 1 oversized and 2 standard doors. All sidewalks new! Nice location 1 block from downtown Cissna Park. Check this one out!!

Key facts

• 0.26 acre lot
• 3 garage spots
• Built 1921

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $203 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $119k).

Location & tenants

• Location reads 62/100 on livability (#827 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, crime D, amenities F.
• Cissna Park CUSD 6 (rural): math 25% / reading 25% proficiency, ranked #315 of 620 in IL (top 51%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 10 active listings in the ZIP; 14 units permitted in Iroquois County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($823 loan paydown + $3k appreciation (2.7% local appreciation)).
• Iroquois County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.7% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 27y 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 1921 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $119,000

Questions for the listing agent

1. Built in 1921 — 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. Crime grade is D 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?
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: 1.08% ✓
• Cap rate: 8.34%
• Cash-on-cash: 7.31%
• DSCR: 1.33
• GRM: 7.7

CMA / ARV

• ARV (median comp): $128,540
• List price: $119,000
• Delta: -7.42%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
221 W Garfield Ave	0.00mi	4/1.0	1,702 (0%)	1mo	$119,000	$70	100
311 S 2nd St	0.19mi	4/2.0	1,703 (+0%)	14mo	$120,000	$70	76
454 W Garfield Ave	0.25mi	3/2.0 (-1)	1,608 (-6%)	13mo	$230,000	$143	60
324 W Garfield Ave	0.10mi	4/2.0	1,914 (+12%)	23mo	$111,300	$58	52
1261 E 500 North Rd	0.55mi	4/3.0	1,900 (+12%)	18mo	$182,000	$96	32

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.69% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.5%
• Equity multiple: 1.76×
• Total profit: $25,324
• Equity at exit: $51,432

10-year hold

• IRR: 15.7%
• Equity multiple: 3.24×
• Total profit: $74,520
• Equity at exit: $77,686

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 60924

• Home prices YoY: 1.4%
• Active inventory: 10
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,280 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$135 /mo · $1,615/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $203

Break-even live

Break-even rent $1,023

Max offer price $119,000

Occupancy floor 79%

Sensitivity live

Price	-10% $270	-5% $237	+0% $203	+5% $169	+10% $136
Rent	-10% $102	-5% $152	+0% $203	+5% $254	+10% $304
Rate	-1.0pp $263	-0.5pp $233	base $203	+0.5pp $172	+1.0pp $141

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: —

Listing history 8 events

1. 2026-05-15
   status Pending 460-char remark
2. 2026-05-04
   listed $119,000 Active 460-char remark
3. 2023-08-11
   soldstatus $70,000 Closed 360-char remark

   Show marketing remark (360 chars)

   Darling well maintained bungalow!! Lots of curb appeal!! LR, Dr, Kitchen, Bath, 3-4 BR. Remodeled bathroom. Possibly 2 downstairs BR, Full basement, hot water heat, central-air in downstairs only. Beautiful 27 X 40 3+ heated garage with 1 oversized and 2 standard doors. All sidewalks new! Nice location 1 block from downtown Cissna Park. Check this one out!!

4. 2023-08-11
   soldstatus $70,000

   Show marketing remark (360 chars)

   Darling well maintained bungalow!! Lots of curb appeal!! LR, Dr, Kitchen, Bath, 3-4 BR. Remodeled bathroom. Possibly 2 downstairs BR, Full basement, hot water heat, central-air in downstairs only. Beautiful 27 X 40 3+ heated garage with 1 oversized and 2 standard doors. All sidewalks new! Nice location 1 block from downtown Cissna Park. Check this one out!!

5. 2023-07-01
   status Pending 360-char remark

   Show marketing remark (360 chars)

   Darling well maintained bungalow!! Lots of curb appeal!! LR, Dr, Kitchen, Bath, 3-4 BR. Remodeled bathroom. Possibly 2 downstairs BR, Full basement, hot water heat, central-air in downstairs only. Beautiful 27 X 40 3+ heated garage with 1 oversized and 2 standard doors. All sidewalks new! Nice location 1 block from downtown Cissna Park. Check this one out!!

6. 2023-06-27
   listed $68,000 Active 360-char remark

   Show marketing remark (360 chars)

   Darling well maintained bungalow!! Lots of curb appeal!! LR, Dr, Kitchen, Bath, 3-4 BR. Remodeled bathroom. Possibly 2 downstairs BR, Full basement, hot water heat, central-air in downstairs only. Beautiful 27 X 40 3+ heated garage with 1 oversized and 2 standard doors. All sidewalks new! Nice location 1 block from downtown Cissna Park. Check this one out!!

7. 1999-07-07
   soldstatus $65,000

   Show marketing remark (379 chars)

   House is in excellent location; close uptown; on large lot with lots of shade. Has two-car detached garage with workshop area, total of 1080 sq. ft. Well maintained throughout with full basement. Has reverse-osmosis water filter rental unit. Beautiful hutch in dining room, window treatments and water softener remain with house. Large kitchen with lots of cupboards. ww

8. 1999-05-19
   listed $67,000

   Show marketing remark (379 chars)

   House is in excellent location; close uptown; on large lot with lots of shade. Has two-car detached garage with workshop area, total of 1080 sq. ft. Well maintained throughout with full basement. Has reverse-osmosis water filter rental unit. Beautiful hutch in dining room, window treatments and water softener remain with house. Large kitchen with lots of cupboards. ww

ⓘ 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: $1,615 · $135/mo
• Projected year-2 tax: $2,158 · $180/mo
• Expected delta: +$543/yr (+$45/mo · 33.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥103°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,360
• − Mortgage interest: −$6,666
• − Property taxes: −$1,615
• − Insurance: −$595
• − Repairs & maintenance: −$1,229
• − Management: −$1,229
• − Depreciation: −$3,462
• Taxable income: $565
• Est. tax owed @ 24.0%: −$136
• After-tax cash flow: $2,300/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: Cissna Park CUSD 6
• NCES district ID: 1710290
• Math proficiency: 25% ▼ -10.00%
• Reading proficiency: 25% ▼ -20.00%
• Median HH income: $50,927
• Composite: 22.15/100
• National rank: #8169
• State rank: #315 of 620 in IL

Livability — Cissna Park

• Score: 62/100
• State rank: #827
• US rank: #16334

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cissna Park, IL
• Population (ZIP): 1,707

Population outlook (Iroquois County) Hauer SSP2

• Today (2025): 26,826 people
• By 2030: 25,771 · -3.9%
• By 2040: 23,589 · -12.1%
• By 2050: 21,523 · -19.8%
• By 2075: 17,998 · -32.9%
• By 2100: 14,979 · -44.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Lithuanian 3% Italian 2% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 92% English-only · Spanish 7% German/W. Germanic 1%

Political lean MEDSL · Iroquois

• 2024 margin: Solid R (+57.3) · D 20.6% · R 78.0% · Other 1.4%
• 2008→2024 swing: -27.5pp toward R · 2008: -29.8pp · 2024: -57.3pp
• All cycles: 2024: R+57.3 2020: R+56.7 2016: R+56.0 2012: R+44.7 2008: R+29.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.69%
• Current HPI: 192.0601
• Rent YoY: —
• Metro: —
• 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

+77.6% since first listed

9 events — show timeline

• 2026-06-03 Sold (MLS) $119,000 MRED as Distributed by MLS Grid
• 2026-05-15 Pending — MRED as Distributed by MLS Grid
• 2026-05-04 Listed $119,000 MRED as Distributed by MLS Grid
• 2023-08-11 Sold (Public Records) $70,000 Public Records
• 2023-08-11 Sold (MLS) $70,000 MRED as Distributed by MLS Grid
• 2023-07-01 Pending — MRED as Distributed by MLS Grid
• 2023-06-27 Listed $68,000 MRED as Distributed by MLS Grid
• 1999-07-07 Sold (MLS) $65,000 MRED as Distributed by MLS Grid
• 1999-05-19 Listed $67,000 MRED as Distributed by MLS Grid

Property tax history

+0.6%/yr

Latest (2024): $1,615 · -21.1% YoY. Source: county tax records.