195 W 15th St · Chicago Heights, IL 60411

$95,000

3 bd · 2.5 ba · 1,368 sqft · SingleFamily public records · 76 Days on market

Built 1907 3,125 sqft lot Est $175k · 46% 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 +3.6/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Large 2 story home built in 1907 with 1,368 sq. ft. of living space on a quiet tree lined street. The property presents numerous opportunities for value enhancement through thoughtful updates and improvements that could significantly increase its market appeal. Featuring 4 bedrooms, 2 baths, kitchen, dining room, living room, den and a full unfinished basement. Fenced in back yard with detached 2 car garage. Conveniently located near schools, shopping and highways.

Key facts

• 3,125 sq ft lot
• 2 garage spots
• Built 1907

Property features AI

Finance

• Financial info: Special service area: No
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage (garage owned) with about 2.5 garage parking spaces; Approximately 2.5 total parking spaces
• Utilities: Water source: Lake Michigan; Public sewer; Natural gas service
• Home design: Detached single-family home; 2-story layout; Fee simple ownership; Property is over 100 years old; Built before 1978
• Construction: Frame construction; Asphalt roof
• Exterior features: Lot dimensions approximately 25 x 125; Lot smaller than 0.25 acre; School bus service, commuter bus and train access, interstate access

Interior

• Kitchen: Kitchen on main level (13 x 12)
• Bedrooms: 4 bedrooms (Master bedroom on main level); Bedroom sizes include 13 x 9 (master), 9 x 9, 13 x 10, 11 x 11; Den on second level (11 x 9)
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Natural gas heating
• Interior features: Unfinished full basement; 8 total rooms
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $642 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $89k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.4% 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-, schools F, crime 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.
• Market conditions: Rents rising fast (+6.5%/yr); 222 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals leasing fast (median 11d 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 35% 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 $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.5% rent growth), your $27k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $55k; list at $95k implies a 73% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1907 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $89,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1907 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.89% ✓
• Cap rate: 14.41%
• Cash-on-cash: 28.97%
• DSCR: 2.29
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $175,104
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1657 Euclid Ave	0.36mi	3/1.5	1,400 (+2%)	0mo	$93,000	$66	75
1606 Edgewood Ave	0.17mi	3/1.5	1,447 (+6%)	5mo	$185,000	$128	74
81 W 15th St	0.25mi	4/2.0 (+1)	1,393 (+2%)	5mo	$245,000	$176	74
1513 Euclid Ave	0.23mi	3/1.0	1,300 (-5%)	9mo	$115,000	$88	67
330 Hickory St	0.47mi	3/1.0	1,300 (-5%)	1mo	$179,900	$138	63
162 Elder Ave	0.38mi	3/1.0	1,300 (-5%)	8mo	$148,500	$114	62
1321 Prairie Ave	0.21mi	2/2.0 (-1)	1,488 (+9%)	13mo	$210,000	$141	58
1904 Campbell Ave	0.49mi	3/1.0	1,269 (-7%)	5mo	$76,000	$60	55
364 Hickory St	0.53mi	3/1.5	1,250 (-9%)	6mo	$106,590	$85	52
292 W 17th St	0.36mi	4/2.0 (+1)	1,228 (-10%)	10mo	$160,000	$130	50
1220 Park Ave	0.67mi	3/2.0	1,200 (-12%)	2mo	$155,000	$129	45
163 Hawthorne Ln	0.71mi	3/1.5	1,560 (+14%)	9mo	$197,000	$126	32

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: 27.6%
• Equity multiple: 2.21×
• Total profit: $32,113
• Equity at exit: $14,165

10-year hold

• IRR: 37.3%
• Equity multiple: 5.12×
• Total profit: $109,701
• Equity at exit: $8,214

Cash invested: $26,600 (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: 222
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,794 high
• Mortgage (P&I): −$498
• Tax from tax record: −$237 /mo · $2,848/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $642

Break-even live

Break-even rent $981

Max offer price $95,000

Occupancy floor 59%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
83 W 15th St #1 Chicago Heights, IL	3.0	1.0	1050	$1,500	$1.43	3d	1	0.23mi
1631 Buena Vista Ave Unit 2 Chicago Heights, IL	4.0	1.0	1200	$1,900	$1.58	24d	1	0.24mi
1665 Buena Vista Ave Unit 3 Chicago Heights, IL	4.0	1.0	1700	$1,800	$1.06	18d	1	0.30mi
1667 Buena Vista Ave Unit 1st floor Chicago Heights, IL	2.0	1.0	1300	$1,525	$1.17	24d	1	0.30mi
41 W 14th Pl Unit 1 Chicago Heights, IL	3.0	1.0	1250	$1,750	$1.40	10d	1	0.34mi
63 Hickory St Unit 2 Chicago Heights, IL	3.0	1.0	900	$1,700	$1.89	24d	1	0.42mi
398 W Lincoln Hwy Unit 4 Chicago Heights, IL	3.0	2.0	1200	$1,850	$1.54	1d	1	0.49mi
370 E 17th St Chicago Heights, IL	3.0	1.0	1058	$2,600	$2.46	16d	1	0.52mi
417 W Hickory St Unit 2 Chicago Heights, IL	3.0	1.0	900	$1,800	$2.00	20d	1	0.65mi
432 Hickory St Unit 2 Chicago Heights, IL	3.0	1.0	1200	$1,800	$1.50	20d	1	0.72mi
436 W Hickory St Unit Na Chicago Heights, IL	3.0	1.0	1091	$1,800	$1.65	1d	1	0.72mi
444 Hickory St Unit 2A Chicago Heights, IL	3.0	1.0	900	$1,695	$1.88	1d	1	0.74mi
41 E Main St Unit 2 Chicago Heights, IL	2.0	1.0	1000	$1,550	$1.55	7d	1	0.76mi
1267 Division St Unit 1267 Chicago Heights, IL	3.0	1.5	1200	$1,500	$1.25	1d	1	0.84mi
1203 Emerald Ave Unit 1 Chicago Heights, IL	3.0	1.0	1200	$1,550	$1.29	1d	1	0.86mi
169 E 23rd St Unit 1F Chicago Heights, IL	3.0	1.0	1200	$1,550	$1.29	12d	1	1.17mi
631 Andover St Chicago Heights, IL	3.0	1.0	900	$1,450	$1.61	3d	1	1.28mi

Listing history 23 events

1. 2026-06-18
   days on market $95,000 Active 76 DOM
2. 2026-06-17
   days on market $95,000 Active 75 DOM
3. 2026-06-16
   days on market $95,000 Active 74 DOM
4. 2026-06-15
   days on market $95,000 Active 73 DOM
5. 2026-06-13
   days on market $95,000 Active 71 DOM
6. 2026-06-13
   days on market $95,000 Active 70 DOM
7. 2026-06-09
   days on market $95,000 Active 67 DOM
8. 2026-06-08
   days on market $95,000 Active 66 DOM
9. 2026-06-07
   days on market $95,000 Active 65 DOM
10. 2026-06-04
    days on market $95,000 Active 62 DOM
11. 2026-06-03
    days on market $95,000 Active 61 DOM
12. 2026-06-02
    days on market $95,000 Active 60 DOM
13. 2026-06-01
    days on market $95,000 Active 59 DOM
14. 2026-05-31
    days on market $95,000 Active 58 DOM
15. 2026-05-09
    price $95,000
16. 2026-04-03
    listed $100,000 Active
17. 2026-03-03
    historical
18. 2026-02-08
    price
19. 2026-02-08
    price
20. 2025-08-18
    price
21. 2025-06-13
    price
22. 2025-06-11
    listed Active
23. 1999-06-18
    soldstatus $55,000

ⓘ 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: $2,848 · $237/mo
• Projected year-2 tax: $2,848 · $237/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 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: $21,530
• − Mortgage interest: −$5,321
• − Property taxes: −$2,848
• − Insurance: −$475
• − Repairs & maintenance: −$1,722
• − Management: −$1,722
• − Depreciation: −$2,764
• Taxable income: $6,677
• Est. tax owed @ 24.0%: −$1,602
• After-tax cash flow: $6,105/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 — 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

+72.7% since first listed

9 events — show timeline

• 2026-05-09 Price Changed $95,000 MRED as Distributed by MLS Grid
• 2026-04-03 Listed $100,000 MRED as Distributed by MLS Grid
• 2026-03-03 Listing Removed — MRED as Distributed by MLS Grid
• 2026-02-08 Price Changed — MRED as Distributed by MLS Grid
• 2026-02-08 Price Changed — MRED as Distributed by MLS Grid
• 2025-08-18 Price Changed — MRED as Distributed by MLS Grid
• 2025-06-13 Price Changed — MRED as Distributed by MLS Grid
• 2025-06-11 Listed — MRED as Distributed by MLS Grid
• 1999-06-18 Sold (Public Records) $55,000 Public Records

Property tax history

-1.3%/yr

Latest (2023): $2,848 · -9.5% YoY. Source: county tax records.