1660 Aberdeen St · Chicago Heights, IL 60411

$171,000

4 bd · 2.0 ba · 2,010 sqft · MultiFamily public records · 70 Days on market

Built 1904 3,750 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

FIRST TIME HOMBUYER MUST SEE THIS STARTED HOME!!!!!READY FOR YOUR FAMILY WITH A HUGE DRIVEWAY 2 CAR GARAGE AND READY FOR YOU TO RENT FOR SOME EXTRA MONEY TO HELP YOU PAY THE MORTGAGE. THIS PROPERTY IS READY FOR YOUR IDEAS AND ALSO THERE IS AN EXTRA BATHROOM IN THE BASEMEN ALL YOU HAVE TO DO IS PUT A LITTLE LOVE TO THIS BASEMENT AND MAKE IT A MAN CAVES DREAM!!!!!

Key facts

• Rental space
• Entertainment area
• 2-car garage

Tags

• SPACIOUS DRIVEWAY
• 2-CAR GARAGE
• RENTAL SPACE
• ADDITIONAL BATHROOM
• ENTERTAINMENT AREA
• ADDITIONAL LIVING SPACE

Property features AI

Finance

• Other: Two units in building
• Financial info: Special service area: No

Exterior

• Parking: Detached garage with 2 garage spaces (2 parking spaces total)
• Utilities: Public water; Public sewer
• Home design: Two- to four-unit property; Fee simple ownership; Over 100 years old; Built before 1978; Vinyl siding
• Construction: Vinyl siding construction
• Exterior features: Lot approximately 50 x 75; Lot size less than 0.25 acre

Interior

• Kitchen: Each unit includes a stove and refrigerator
• Bedrooms: 4 bedrooms total; Unit 1 (1st floor): 2 bedrooms; Unit 2 (2nd floor): 2 bedrooms
• Bathrooms: 2 full bathrooms; 1 half bathroom; Each unit has 1 full bath
• Heating & cooling: Natural gas heating
• Interior features: 8 total rooms; Unfinished full basement with walk-out access
• Laundry & utility: Tenants pay for electric and gas

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1-bath units multifamily listed at $171k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive. Per door: $647/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $171k).
• Recommended offer: $161k (6.0% below list) — sets the bar for market timing.
• Cap rate 15.4% 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; 1 comparable units currently listed for rent nearby; 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).
• At $3,216/mo this rent would consume 62% of the median local household income ($62k/yr) (locally 1714% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 $48k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($161k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $24k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1904 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $160,740 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1904 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.88% ✓
• Cap rate: 15.37%
• Cash-on-cash: 32.42%
• DSCR: 2.44
• GRM: 4.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.48% rent growth · sell at horizon

5-year hold

• IRR: 31.5%
• Equity multiple: 2.39×
• Total profit: $66,417
• Equity at exit: $25,497

10-year hold

• IRR: 40.6%
• Equity multiple: 5.50×
• Total profit: $215,650
• Equity at exit: $14,785

Cash invested: $47,880 (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: 8.9×

Monthly cashflow live

• Estimated rent: $3,216 high
• Mortgage (P&I): −$897
• Tax from tax record: −$279 /mo · $3,350/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$675
• Net cashflow: $1,294

Break-even live

Break-even rent $1,579

Max offer price $171,000

Occupancy floor 55%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,216
Total (2 units)			$3,216

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: $42,750
• Closing costs: $5,130
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1665 Buena Vista Ave Unit 3 Chicago Heights, IL	4.0	1.0	1700	$1,800	$1.06	18d	1	0.16mi

Listing history 27 events

1. 2026-06-18
   days on market $171,000 Active 70 DOM
2. 2026-06-17
   days on market $171,000 Active 69 DOM
3. 2026-06-16
   days on market $171,000 Active 68 DOM
4. 2026-06-15
   days on market $171,000 Active 67 DOM
5. 2026-06-13
   days on market $171,000 Active 65 DOM
6. 2026-06-13
   days on market $171,000 Active 64 DOM
7. 2026-06-09
   days on market $171,000 Active 61 DOM
8. 2026-06-08
   days on market $171,000 Active 60 DOM
9. 2026-06-07
   days on market $171,000 Active 59 DOM
10. 2026-06-04
    days on market $171,000 Active 56 DOM
11. 2026-06-03
    days on market $171,000 Active 55 DOM
12. 2026-06-02
    days on market $171,000 Active 54 DOM
13. 2026-06-01
    days on market $171,000 Active 53 DOM
14. 2026-05-31
    days on market $171,000 Active 52 DOM
15. 2026-04-09
    listed $195,000 Active
16. 2022-05-17
    soldstatus $150,000
17. 2022-05-06
    status Active 364-char remark

    Show marketing remark (364 chars)

    FIRST TIME HOMBUYER MUST SEE THIS STARTED HOME!!!!!READY FOR YOUR FAMILY WITH A HUGE DRIVEWAY 2 CAR GARAGE AND READY FOR YOU TO RENT FOR SOME EXTRA MONEY TO HELP YOU PAY THE MORTGAGE. THIS PROPERTY IS READY FOR YOUR IDEAS AND ALSO THERE IS AN EXTRA BATHROOM IN THE BASEMEN ALL YOU HAVE TO DO IS PUT A LITTLE LOVE TO THIS BASEMENT AND MAKE IT A MAN CAVES DREAM!!!!!

18. 2022-04-29
    soldstatus $150,000 Closed 364-char remark

    Show marketing remark (364 chars)

    FIRST TIME HOMBUYER MUST SEE THIS STARTED HOME!!!!!READY FOR YOUR FAMILY WITH A HUGE DRIVEWAY 2 CAR GARAGE AND READY FOR YOU TO RENT FOR SOME EXTRA MONEY TO HELP YOU PAY THE MORTGAGE. THIS PROPERTY IS READY FOR YOUR IDEAS AND ALSO THERE IS AN EXTRA BATHROOM IN THE BASEMEN ALL YOU HAVE TO DO IS PUT A LITTLE LOVE TO THIS BASEMENT AND MAKE IT A MAN CAVES DREAM!!!!!

19. 2022-04-26
    historical 364-char remark

    Show marketing remark (364 chars)

    FIRST TIME HOMBUYER MUST SEE THIS STARTED HOME!!!!!READY FOR YOUR FAMILY WITH A HUGE DRIVEWAY 2 CAR GARAGE AND READY FOR YOU TO RENT FOR SOME EXTRA MONEY TO HELP YOU PAY THE MORTGAGE. THIS PROPERTY IS READY FOR YOUR IDEAS AND ALSO THERE IS AN EXTRA BATHROOM IN THE BASEMEN ALL YOU HAVE TO DO IS PUT A LITTLE LOVE TO THIS BASEMENT AND MAKE IT A MAN CAVES DREAM!!!!!

20. 2022-04-18
    status Active 364-char remark

    Show marketing remark (364 chars)

    FIRST TIME HOMBUYER MUST SEE THIS STARTED HOME!!!!!READY FOR YOUR FAMILY WITH A HUGE DRIVEWAY 2 CAR GARAGE AND READY FOR YOU TO RENT FOR SOME EXTRA MONEY TO HELP YOU PAY THE MORTGAGE. THIS PROPERTY IS READY FOR YOUR IDEAS AND ALSO THERE IS AN EXTRA BATHROOM IN THE BASEMEN ALL YOU HAVE TO DO IS PUT A LITTLE LOVE TO THIS BASEMENT AND MAKE IT A MAN CAVES DREAM!!!!!

21. 2022-04-18
    price $150,000 364-char remark

    Show marketing remark (364 chars)

    FIRST TIME HOMBUYER MUST SEE THIS STARTED HOME!!!!!READY FOR YOUR FAMILY WITH A HUGE DRIVEWAY 2 CAR GARAGE AND READY FOR YOU TO RENT FOR SOME EXTRA MONEY TO HELP YOU PAY THE MORTGAGE. THIS PROPERTY IS READY FOR YOUR IDEAS AND ALSO THERE IS AN EXTRA BATHROOM IN THE BASEMEN ALL YOU HAVE TO DO IS PUT A LITTLE LOVE TO THIS BASEMENT AND MAKE IT A MAN CAVES DREAM!!!!!

22. 2022-03-04
    historical Contingent - No Showings 364-char remark

    Show marketing remark (364 chars)

    FIRST TIME HOMBUYER MUST SEE THIS STARTED HOME!!!!!READY FOR YOUR FAMILY WITH A HUGE DRIVEWAY 2 CAR GARAGE AND READY FOR YOU TO RENT FOR SOME EXTRA MONEY TO HELP YOU PAY THE MORTGAGE. THIS PROPERTY IS READY FOR YOUR IDEAS AND ALSO THERE IS AN EXTRA BATHROOM IN THE BASEMEN ALL YOU HAVE TO DO IS PUT A LITTLE LOVE TO THIS BASEMENT AND MAKE IT A MAN CAVES DREAM!!!!!

23. 2022-02-23
    listed $123,000 Active 364-char remark

    Show marketing remark (364 chars)

    FIRST TIME HOMBUYER MUST SEE THIS STARTED HOME!!!!!READY FOR YOUR FAMILY WITH A HUGE DRIVEWAY 2 CAR GARAGE AND READY FOR YOU TO RENT FOR SOME EXTRA MONEY TO HELP YOU PAY THE MORTGAGE. THIS PROPERTY IS READY FOR YOUR IDEAS AND ALSO THERE IS AN EXTRA BATHROOM IN THE BASEMEN ALL YOU HAVE TO DO IS PUT A LITTLE LOVE TO THIS BASEMENT AND MAKE IT A MAN CAVES DREAM!!!!!

24. 2004-05-05
    soldstatus $85,000
25. 1986-12-01
    soldstatus $46,500
26. 1983-12-29
    soldstatus $40,000
27. 1983-12-01
    soldstatus $39,900

ⓘ 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: $3,350 · $279/mo
• Projected year-2 tax: $3,616 · $301/mo
• Expected delta: +$266/yr (+$22/mo · 7.9%)

ⓘ 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 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: $38,592
• − Mortgage interest: −$9,579
• − Property taxes: −$3,350
• − Insurance: −$855
• − Repairs & maintenance: −$3,087
• − Management: −$3,087
• − Depreciation: −$4,975
• Taxable income: $13,659
• Est. tax owed @ 24.0%: −$3,278
• After-tax cash flow: $12,244/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

+388.7% since first listed

13 events — show timeline

• 2026-04-09 Listed $195,000 MRED as Distributed by MLS Grid
• 2022-05-17 Sold (Public Records) $150,000 Public Records
• 2022-05-06 Relisted — MRED as Distributed by MLS Grid
• 2022-04-29 Sold (MLS) $150,000 MRED as Distributed by MLS Grid
• 2022-04-26 Listing Removed — MRED as Distributed by MLS Grid
• 2022-04-18 Relisted — MRED as Distributed by MLS Grid
• 2022-04-18 Price Changed $150,000 MRED as Distributed by MLS Grid
• 2022-03-04 Contingent — MRED as Distributed by MLS Grid
• 2022-02-23 Listed $123,000 MRED as Distributed by MLS Grid
• 2004-05-05 Sold (Public Records) $85,000 Public Records
• 1986-12-01 Sold (Public Records) $46,500 Public Records
• 1983-12-29 Sold (Public Records) $40,000 Public Records
• 1983-12-01 Sold (Public Records) $39,900 Public Records

Property tax history

+1.8%/yr

Latest (2023): $3,350 · +0.7% YoY. Source: county tax records.