372 Miami St · Park Forest, IL 60466

$110,000

2 bd · 1.0 ba · 949 sqft · SingleFamily public records · 41 Days on market

Built 1952 8,712 sqft lot Est $132k · 17% 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 +27.4/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +9.6/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

There are no remarks available.

Key facts

• 8,712 sq ft lot
• 6 parking spots
• Built 1952

Property features AI

Finance

• Other: Located in Park Forest (Rich Township)
• HOA & community: No master association fee required

Exterior

• Parking: Parking for 6 vehicles; Asphalt side driveway and side apron
• Utilities: Public water; Public sewer; Electric service with circuit breakers and 100 amp service
• Home design: Detached single-family home; One-story; Fee simple ownership; Built before 1978 (approx. 71–80 years old)
• Construction: Vinyl siding and brick exterior; Asphalt roof; Brick/mortar and other foundation
• Exterior features: Asphalt surfaces; Side driveway and side apron; Owned parking area; Lot less than 0.25 acre; Public transportation access: school bus service, commuter bus, commuter train, interstate access

Interior

• Kitchen: Eating area/table space; Range; Refrigerator
• Bedrooms: Master bedroom on main level (approx. 14 x 11) with blinds and curtains/drapes, carpeted; Second bedroom on main level (approx. 12 x 10) with curtains/drapes, carpeted; Additional bedrooms listed (types present)
• Flooring: Carpet in bedrooms; Laminate in living room, dining area and kitchen; Other flooring in laundry
• Bathrooms: One full bathroom with soaking tub
• Heating & cooling: Natural gas forced-air heating; Window air conditioning units
• Interior features: First-floor bedroom; First-floor full bath; 5 total rooms; Attic with pull-down stairs; Dining area combined with living room; Main-level laundry in unit
• Laundry & utility: Main-level laundry; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $323 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 78/100 on livability (#148 in IL, #2,726 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities F.
• Rich Twp Hsd 227 (suburban): math 5% / reading 12% proficiency, ranked #577 of 620 in IL (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Michelle Obama Sch of Technology (484 students, 0% FRL).
• Market conditions: 106 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals leasing fast (median 10d 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 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 $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $31k 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 ($107k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 11y 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 $39k; list at $110k implies a 182% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.4% of price; built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $106,700 (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 1952 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 1.56% ✓
• Cap rate: 9.82%
• Cash-on-cash: 12.60%
• DSCR: 1.56
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $131,911
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
353 Miami St	0.12mi	2/1.0	949 (0%)	4mo	$112,000	$118	91
354 Marquette St	0.12mi	2/1.0	973 (+2%)	2mo	$131,000	$135	89
316 Mohawk St	0.30mi	2/1.0	949 (0%)	2mo	$141,000	$149	84
318 Minocqua St	0.28mi	2/1.0	974 (+3%)	1mo	$145,000	$149	82
275 Blackhawk Dr	0.48mi	2/1.0	949 (0%)	5mo	$158,000	$166	74
314 Windsor St	0.23mi	3/1.0 (+1)	1,014 (+7%)	2mo	$141,000	$139	71
314 Seminole St	0.62mi	2/1.0	949 (0%)	1mo	$135,000	$142	70
21945 Millard Ave	0.54mi	2/1.0	980 (+3%)	3mo	$153,000	$156	67
254 Blackhawk Dr	0.56mi	2/1.0	1,000 (+5%)	2mo	$105,000	$105	63
252 Blackhawk Dr	0.57mi	2/1.0	1,000 (+5%)	4mo	$104,000	$104	61
306 Winnebago St	0.44mi	3/2.0 (+1)	1,088 (+15%)	3mo	$105,000	$97	44
356 Winnebago St	0.58mi	3/2.0 (+1)	1,088 (+15%)	1mo	$150,000	$138	39

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.5%
• Equity multiple: 1.10×
• Total profit: $2,964
• Equity at exit: $16,401

10-year hold

• IRR: 12.2%
• Equity multiple: 1.97×
• Total profit: $29,883
• Equity at exit: $9,511

Cash invested: $30,800 (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 60466

• Home prices YoY: -21.1%
• Active inventory: 106
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,714 high
• Mortgage (P&I): −$577
• Tax from tax record: −$408 /mo · $4,893/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $323

Break-even live

Break-even rent $1,304

Max offer price $110,000

Occupancy floor 76%

Sensitivity live

Price	-10% $386	-5% $355	+0% $323	+5% $292	+10% $261
Rent	-10% $188	-5% $256	+0% $323	+5% $391	+10% $459
Rate	-1.0pp $379	-0.5pp $351	base $323	+0.5pp $295	+1.0pp $266

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3905 Tower Dr Richton Park, IL	1.0–2.0	1.0–2.0	905	$1,795	$1.98	0d	19	0.61mi
4014 Euclid Ln Richton Park, IL	2.0	1.0	1100	$2,100	$1.91	24d	1	0.66mi
4014 Euclid Ln Richton Park, IL	3.0	1.0	1100	$2,100	$1.91	15d	1	0.66mi
4014 Euclid Ln Richton Park, IL	2.0	1.0	1100	$2,100	$1.91	9d	1	0.66mi
411 Huron St Park Forest, IL	3.0	1.0	1092	$2,200	$2.01	1d	1	0.82mi
277 Somonauk St Park Forest, IL	3.0	1.0	966	$2,000	$2.07	5d	1	0.85mi
22501 Butterfield Rd Unit 22419-109 Richton Park, IL	2.0	1.0	798	$1,310	$1.64	9d	1	0.94mi
22501 Butterfield Rd Unit 22407-104 Richton Park, IL	1.0	1.0	621	$1,195	$1.92	9d	1	0.94mi
22501 Butterfield Rd Unit 22407-202 Richton Park, IL	1.0	1.0	667	$1,210	$1.81	9d	1	0.94mi
22501 Butterfield Rd Unit 22411-304 Richton Park, IL	1.0	1.0	688	$1,215	$1.77	9d	1	0.94mi
22501 Butterfield Rd Unit 22415-207 Richton Park, IL	2.0	1.5	944	$1,360	$1.44	9d	1	0.94mi
22501 Butterfield Rd Unit 22411-514 Richton Park, IL	2.0	1.5	1021	$1,365	$1.34	9d	1	0.94mi
22501 Butterfield Rd Unit 22411-506 Richton Park, IL	2.0	1.0	882	$1,325	$1.50	9d	1	0.94mi
22501 Butterfield Rd Unit 22400-311 Richton Park, IL	2.0	1.0	882	$1,360	$1.54	9d	1	0.94mi
22501 Butterfield Rd Unit 22407-204 Richton Park, IL	2.0	1.0	837	$1,325	$1.58	1d	1	0.94mi
4020 216th St Unit 2E Matteson, IL	3.0	1.0	1000	$2,000	$2.00	1d	1	1.23mi
11 Fir St Park Forest, IL	1.0–3.0	1.0	1026	$1,669	$1.63	0d	1	1.24mi
235 Tampa St Park Forest, IL	3.0	1.0	1092	$2,000	$1.83	26d	1	1.25mi
194 Monee Rd Park Forest, IL	3.0	1.0	1092	$1,971	$1.80	24d	1	1.27mi
3324 Western Ave Park Forest, IL	1.0–3.0	1.0	1026	$1,680	$1.64	0d	11	1.33mi
3484 Western Ave Unit 3484-B Park Forest, IL	1.0	1.0	600	$1,300	$2.17	0d	1	1.34mi

Listing history 33 events

1. 2026-06-21
   days on market $110,000 Active 41 DOM
2. 2026-06-18
   days on market $110,000 Active 38 DOM
3. 2026-06-17
   days on market $110,000 Active 37 DOM
4. 2026-06-16
   days on market $110,000 Active 36 DOM
5. 2026-06-15
   days on market $110,000 Active 35 DOM
6. 2026-06-13
   days on market $110,000 Active 33 DOM
7. 2026-06-09
   days on market $110,000 Active 29 DOM
8. 2026-06-08
   days on market $110,000 Active 28 DOM
9. 2026-06-07
   remarks 402-char remark
10. 2026-06-07
    days on market $110,000 Active 27 DOM
11. 2026-06-04
    days on market $110,000 Active 24 DOM
12. 2026-06-03
    days on market $110,000 Active 23 DOM
13. 2026-06-02
    days on market $110,000 Active 22 DOM
14. 2026-06-01
    days on market $110,000 Active 21 DOM
15. 2026-05-31
    days on market $110,000 Active 20 DOM
16. 2026-05-11
    listed $115,000 Active
17. 2020-09-25
    soldstatus $39,000 Closed Sale 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

18. 2020-09-15
    status Pending 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

19. 2020-09-11
    status Contingent 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

20. 2020-08-23
    status Reactivated 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

21. 2020-08-20
    status Contingent 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

22. 2020-08-04
    listed $39,000 New 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

23. 2018-06-04
    historical
24. 2018-04-18
    listed New
25. 2018-02-21
    historical
26. 2018-02-01
    listed New
27. 2017-10-18
    historical
28. 2016-11-19
    listed New
29. 2016-06-30
    historical
30. 2016-04-13
    price
31. 2015-11-21
    listed New
32. 2005-09-19
    soldstatus $85,000
33. 1991-04-25
    soldstatus $56,000

ⓘ 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: $4,893 · $408/mo
• Projected year-2 tax: $4,893 · $408/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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,564
• − Mortgage interest: −$6,162
• − Property taxes: −$4,893
• − Insurance: −$550
• − Repairs & maintenance: −$1,645
• − Management: −$1,645
• − Depreciation: −$3,200
• Taxable income: $2,469
• Est. tax owed @ 24.0%: −$593
• After-tax cash flow: $3,288/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: Rich Twp Hsd 227
• NCES district ID: 1733420
• Math proficiency: 5% ▼ -3.00%
• Reading proficiency: 12% ▬ 0.00%
• Median HH income: $56,056
• Composite: 8.93/100
• National rank: #9885
• State rank: #577 of 620 in IL

Livability — Park Forest

• Score: 78/100
• State rank: #148
• US rank: #2726

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Park Forest, IL
• County: Cook County · 4,486,803 people
• City population: 21,461
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 21,461
• Household income: $61,654
• Rent vs Own: 33.7% rent · 66.3% own
• Severe rent burden: 900.0

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: Predominantly Black (69%)
• Race & ethnicity: Black 69% White 19% Hispanic / Latino 9% Two or more races 3% Native American 1%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Romanian 2% Iranian 1% Italian 1%
• Foreign-born: 6% · Canada
• Languages at home: 90% English-only · Spanish 7% French/Haitian/Cajun 1% Russian/Polish/Slavic 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: ▼ -58.87%
• Current HPI: 219.9692
• Rent YoY: —
• 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

+105.4% since first listed

18 events — show timeline

• 2026-05-11 Listed $115,000 MRED as Distributed by MLS Grid
• 2020-09-25 Sold (MLS) $39,000 MRED as Distributed by MLS Grid
• 2020-09-15 Pending — MRED as Distributed by MLS Grid
• 2020-09-11 Pending — MRED as Distributed by MLS Grid
• 2020-08-23 Relisted — MRED as Distributed by MLS Grid
• 2020-08-20 Pending — MRED as Distributed by MLS Grid
• 2020-08-04 Listed $39,000 MRED as Distributed by MLS Grid
• 2018-06-04 Listing Removed — MRED as Distributed by MLS Grid
• 2018-04-18 Listed — MRED as Distributed by MLS Grid
• 2018-02-21 Listing Removed — MRED as Distributed by MLS Grid
• 2018-02-01 Listed — MRED as Distributed by MLS Grid
• 2017-10-18 Listing Removed — MRED as Distributed by MLS Grid
• 2016-11-19 Listed — MRED as Distributed by MLS Grid
• 2016-06-30 Listing Removed — MRED as Distributed by MLS Grid
• 2016-04-13 Price Changed — MRED as Distributed by MLS Grid
• 2015-11-21 Listed — MRED as Distributed by MLS Grid
• 2005-09-19 Sold (Public Records) $85,000 Public Records
• 1991-04-25 Sold (Public Records) $56,000 Public Records

Property tax history

+3.0%/yr

Latest (2023): $4,893 · +9571.1% YoY. Source: county tax records.