22704 Theodore Ave · Sauk Village, IL 60411

$162,000

3 bd · 1.0 ba · 858 sqft · SingleFamily public records · 15 Days on market

Built 1973 7,426 sqft lot Est $147k · 10% over

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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 +24.9/30.0
• DSCR +8.1/10.0
• 1% rule +6.5/10.0
• Rent growth +4.1/5.0
• Livability +3.3/5.0
• ARV discount +2.8/15.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fabulous home in quiet enclave bordering forest preserve. Fully renovated in 2016. Spacious kitchen featuring stainless steel range/oven and refrigerator, white shaker cabinets and granite counter tops. Ceiling fans with LED lighting in bedrooms. Great outdoor space with huge rear patio deck as well as a large front porch. Nothing left to do except move in and enjoy! Don't miss the opportunity to make this your home! Priced to sell.

Key facts

• Covered front porch
• Updated ranch
• Move in ready

Tags

• UPDATED RANCH
• CORNER LOT
• MOVE IN READY
• COVERED FRONT PORCH
• PRIVATE FENCED BACKYARD

Property features AI

Finance

• Other: Ownership is fee simple; Property is not currently leased; Possession at closing
• HOA & community: No master association fees required

Exterior

• Parking: Attached garage (1-car)
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; One-story
• Construction: Aluminum and vinyl siding; Built between 51-60 years ago; Built before 1978
• Exterior features: Lot dimensions approximately 76 x 96; Lot is less than 0.25 acre

Interior

• Kitchen: Range; Refrigerator; Microwave
• Bedrooms: Three bedrooms (all on the main level); Primary bedroom on the main level
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Five total rooms
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $162k.

Deal economics

• At list price, monthly cash flow is $350 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $162k).
• Recommended offer: $160k (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); 222 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 36% 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 $5k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.5% rent growth), your $45k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 7 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 $70k; list at $162k implies a 131% gain — meaningful room to come down on a strong offer.

Recommended offer $159,570 (1.5% below list)

Questions for the listing agent

1. Built in 1973 — 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: 1.15% ✓
• Cap rate: 8.89%
• Cash-on-cash: 9.26%
• DSCR: 1.41
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $146,718
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
22636 Theodore Ave	0.06mi	4/1.5 (+1)	865 (+1%)	8mo	$120,000	$139	82
22657 Brookwood Dr	0.10mi	3/1.5	904 (+5%)	12mo	$182,000	$201	75
22506 Brookwood Dr	0.22mi	3/1.5	908 (+6%)	16mo	$87,500	$96	64
22233 Peach Tree Ave	0.50mi	3/1.0	904 (+5%)	8mo	$155,000	$171	61
22226 Brookwood Dr	0.52mi	3/1.0	918 (+7%)	6mo	$165,000	$180	59
2854 224th Pl	0.26mi	3/1.0	925 (+8%)	20mo	$155,000	$168	58
22116 Brookwood Dr	0.66mi	3/1.0	918 (+7%)	6mo	$162,000	$176	52
2836 223rd St	0.43mi	4/1.0 (+1)	975 (+14%)	3mo	$165,000	$169	50
2937 Peachtree Ave	0.62mi	3/1.5	904 (+5%)	13mo	$199,999	$221	50
22122 Brookwood Dr	0.65mi	3/1.0	904 (+5%)	20mo	$185,000	$205	44
22333 Yates Ave	0.74mi	3/1.0	918 (+7%)	14mo	$140,000	$153	42
2432 223rd St	0.72mi	4/1.5 (+1)	750 (-13%)	9mo	$89,000	$119	31

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: 1.6%
• Equity multiple: 1.06×
• Total profit: $2,827
• Equity at exit: $24,155

10-year hold

• IRR: 14.4%
• Equity multiple: 2.35×
• Total profit: $61,075
• Equity at exit: $14,007

Cash invested: $45,360 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,865 medium
• Mortgage (P&I): −$850
• Tax from tax record: −$206 /mo · $2,474/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $350

Break-even live

Break-even rent $1,422

Max offer price $162,000

Occupancy floor 76%

Sensitivity live

Price	-10% $442	-5% $396	+0% $350	+5% $304	+10% $258
Rent	-10% $203	-5% $276	+0% $350	+5% $424	+10% $497
Rate	-1.0pp $432	-0.5pp $391	base $350	+0.5pp $308	+1.0pp $265

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: $40,500
• Closing costs: $4,860
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	25d	1	1.01mi
22332 Clyde Ave Sauk Village, IL	3.0	1.0	925	$1,800	$1.95	25d	1	1.05mi
22340 Chappel Ave Sauk Village, IL	3.0	1.0	1100	$1,800	$1.64	19d	1	1.09mi

Listing history 12 events

1. 2026-06-18
   price $162,000 Active 15 DOM
2. 2026-06-18
   days on market $170,000 Active 15 DOM
3. 2026-06-17
   days on market $170,000 Active 14 DOM
4. 2026-06-16
   days on market $170,000 Active 13 DOM
5. 2026-06-15
   days on market $170,000 Active 12 DOM
6. 2026-06-13
   days on market $170,000 Active 10 DOM
7. 2026-06-13
   days on market $170,000 Active 9 DOM
8. 2026-06-09
   days on market $170,000 Active 6 DOM
9. 2026-06-08
   days on market $170,000 Active 5 DOM
10. 2026-06-07
    days on market $170,000 Active 4 DOM
11. 2026-06-04
    remarks 222-char remark
12. 2026-06-04
    listed $170,000 Active 1 DOM

ⓘ 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: $2,474 · $206/mo
• Projected year-2 tax: $3,076 · $256/mo
• Expected delta: +$602/yr (+$50/mo · 24.3%)

ⓘ 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: $22,378
• − Mortgage interest: −$9,075
• − Property taxes: −$2,474
• − Insurance: −$810
• − Repairs & maintenance: −$1,790
• − Management: −$1,790
• − Depreciation: −$4,713
• Taxable income: $1,726
• Est. tax owed @ 24.0%: −$414
• After-tax cash flow: $3,786/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

+143.2% since first listed

16 events — show timeline

• 2026-06-03 Listed $170,000 MRED as Distributed by MLS Grid
• 2021-04-07 Sold (Public Records) $70,000 Public Records
• 2021-03-22 Sold (MLS) $70,000 MRED as Distributed by MLS Grid
• 2021-01-04 Pending — MRED as Distributed by MLS Grid
• 2021-01-04 Relisted — MRED as Distributed by MLS Grid
• 2020-12-17 Pending — MRED as Distributed by MLS Grid
• 2020-12-14 Listed $69,900 MRED as Distributed by MLS Grid
• 2019-10-27 Listing Removed — MRED as Distributed by MLS Grid
• 2019-10-24 Listed — MRED as Distributed by MLS Grid
• 2017-11-01 Listing Removed — MRED as Distributed by MLS Grid
• 2017-10-25 Listed — MRED as Distributed by MLS Grid
• 2014-10-09 Listing Removed — MRED as Distributed by MLS Grid
• 2014-06-13 Relisted — MRED as Distributed by MLS Grid
• 2014-06-13 Price Changed — MRED as Distributed by MLS Grid
• 2013-10-15 Contingent — MRED as Distributed by MLS Grid
• 2013-09-11 Listed — MRED as Distributed by MLS Grid

Property tax history

+2.9%/yr

Latest (2023): $2,474 · +5.8% YoY. Source: county tax records.