6918 W 116th St · Worth, IL 60482

$259,150

4 bd · 1.5 ba · 1,424 sqft · SingleFamily public records · 32 Days on market

Built 1956 10,049 sqft lot $182/sqft · 15% below area Est $306k · 15% 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 +23.3/30.0
• ARV discount +14.4/15.0
• DSCR +7.5/10.0
• 1% rule +7.0/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This Ranch style single family home offers 4 bedrooms and 2 bathrooms with approximately 1424 square feet of living space on a 0.23acre lot. There are no inspection or financing contingencies on this cash only purchase. No Buyer Premium on this property. The buyer has the right to select their own title/closing company. The buyer is responsible for all closing costs in this transaction. Sold As Is. Seller does not provide survey. Room sizes are estimated and unverified. Xome Auction. *Property not for rent.*

Key facts

• 0.23 acre lot
• 2 garage spots
• Built 1956

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $259k.

Deal economics

• At list price, monthly cash flow is $475 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $259k).
• Recommended offer: $251k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 4.8% in Worth — 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 79/100 on livability (#128 in IL, #2,352 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools D, amenities F.
• Chsd 218 (suburban): math 14% / reading 20% proficiency, ranked #454 of 620 in IL (top 73%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 17 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($251k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 16y 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 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $251,375 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 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 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.20% ✓
• Cap rate: 8.49%
• Cash-on-cash: 7.85%
• DSCR: 1.35
• GRM: 7.0

CMA / ARV

• ARV (median comp): $306,342
• List price: $259,150
• Delta: -15.41%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7034 W 114th Pl	0.22mi	4/1.5	1,425 (+0%)	6mo	$300,000	$211	85
7117 W 113th Pl	0.35mi	4/2.0	1,441 (+1%)	6mo	$260,000	$180	74
11334 S Nashville Ave	0.51mi	4/2.0	1,360 (-4%)	3mo	$350,000	$257	64
11339 S Normandy Ave	0.43mi	3/2.0 (-1)	1,376 (-3%)	4mo	$300,000	$218	64
11913 S 71st Ct	0.49mi	3/2.0 (-1)	1,488 (+4%)	3mo	$330,000	$222	60
7400 W 113th Pl	0.61mi	4/2.0	1,360 (-4%)	2mo	$273,000	$201	60
7247 W 112th St	0.60mi	3/2.0 (-1)	1,475 (+4%)	2mo	$323,000	$219	58
11341 S Nagle Ave	0.70mi	4/2.0	1,425 (+0%)	11mo	$315,000	$221	56
6837 W 113th St	0.36mi	3/1.0 (-1)	1,220 (-14%)	0mo	$245,000	$201	52
7340 W 115th St	0.50mi	4/3.0	1,574 (+10%)	4mo	$423,000	$269	50
7007 W 110th St	0.73mi	3/2.0 (-1)	1,419 (-0%)	10mo	$260,000	$183	50
11326 S Nashville Ave	0.52mi	3/1.5 (-1)	1,259 (-12%)	3mo	$295,000	$234	49

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: -4.3%
• Equity multiple: 0.84×
• Total profit: $-11,594
• Equity at exit: $38,640

10-year hold

• IRR: 5.5%
• Equity multiple: 1.41×
• Total profit: $29,490
• Equity at exit: $22,407

Cash invested: $72,562 (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 60482

• Home prices YoY: -27.3%
• Active inventory: 17
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $3,100 medium
• Mortgage (P&I): −$1,359
• Tax from tax record: −$507 /mo · $6,087/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$651
• Net cashflow: $475

Break-even live

Break-even rent $2,499

Max offer price $259,150

Occupancy floor 80%

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: $64,788
• Closing costs: $7,774
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11920 S 74th Ave Palos Heights, IL	3.0	1.0	950	$3,100	$3.26	1d	1	0.69mi

Listing history 15 events

1. 2026-04-20
   listed $259,150 Auction 513-char remark

   Show marketing remark (513 chars)

   This Ranch style single family home offers 4 bedrooms and 2 bathrooms with approximately 1424 square feet of living space on a 0.23acre lot. There are no inspection or financing contingencies on this cash only purchase. No Buyer Premium on this property. The buyer has the right to select their own title/closing company. The buyer is responsible for all closing costs in this transaction. Sold As Is. Seller does not provide survey. Room sizes are estimated and unverified. Xome Auction. *Property not for rent.*

2. 2023-12-12
   soldstatus $350,000
3. 2023-11-30
   soldstatus $350,000 Closed 228-char remark

   Show marketing remark (228 chars)

   Looking for the perfect home, this home has it all! This home was renovated with new Kitchen, bath's floors, doors, light fixtures! Golf Course view! New Deck in the backyard, newer poured concrete. You will not be disappointed!

4. 2023-10-17
   historical Contingent - Continue to Show 228-char remark

   Show marketing remark (228 chars)

   Looking for the perfect home, this home has it all! This home was renovated with new Kitchen, bath's floors, doors, light fixtures! Golf Course view! New Deck in the backyard, newer poured concrete. You will not be disappointed!

5. 2023-09-22
   listed $349,999 Active 228-char remark

   Show marketing remark (228 chars)

   Looking for the perfect home, this home has it all! This home was renovated with new Kitchen, bath's floors, doors, light fixtures! Golf Course view! New Deck in the backyard, newer poured concrete. You will not be disappointed!

6. 2011-01-11
   soldstatus $147,000
7. 2010-12-30
   soldstatus $147,000 Closed Sale
8. 2010-10-30
   historical Contingent
9. 2010-10-17
   price $149,900 Price Change
10. 2010-09-01
    price $154,900 Price Change
11. 2010-08-02
    price $159,900 Price Change
12. 2010-07-08
    price $164,900 Price Change
13. 2010-05-31
    listed $169,900 New
14. 1984-12-01
    soldstatus $68,000
15. 1980-08-20
    soldstatus $63,500

ⓘ 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: $6,087 · $507/mo
• Projected year-2 tax: $6,087 · $507/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 5/10 Major FEMA zone X (unshaded) · 26% 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 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,200
• − Mortgage interest: −$14,516
• − Property taxes: −$6,087
• − Insurance: −$1,296
• − Repairs & maintenance: −$2,976
• − Management: −$2,976
• − Depreciation: −$7,539
• Taxable income: $1,810
• Est. tax owed @ 24.0%: −$434
• After-tax cash flow: $5,263/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: Chsd 218
• NCES district ID: 1706540
• Math proficiency: 14% ▼ -4.00%
• Reading proficiency: 20% ▼ -1.00%
• Median HH income: $57,166
• Composite: 16.09/100
• National rank: #9235
• State rank: #454 of 620 in IL

Livability — Worth

• Score: 79/100
• State rank: #128
• US rank: #2352

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Worth, IL
• City population: 10,878
• Population (ZIP): 10,878

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 White (69%)
• Race & ethnicity: White 69% Hispanic / Latino 21% Two or more races 9% Asian 3% Black 3%
• Hispanic origin (detail): Mexican 18% Puerto Rican 1%
• Common ancestry: Romanian 15% Iranian 3% Lithuanian 1%
• Foreign-born: 20% · Canada
• Languages at home: 66% English-only · Spanish 15% Arabic 8% Russian/Polish/Slavic 7%

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: ▼ -96.51%
• Current HPI: 256.694
• 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

+308.1% since first listed

15 events — show timeline

• 2026-04-20 Listed $259,150 MRED as Distributed by MLS Grid
• 2023-12-12 Sold (Public Records) $350,000 Public Records
• 2023-11-30 Sold (MLS) $350,000 MRED as Distributed by MLS Grid
• 2023-10-17 Contingent — MRED as Distributed by MLS Grid
• 2023-09-22 Listed $349,999 MRED as Distributed by MLS Grid
• 2011-01-11 Sold (Public Records) $147,000 Public Records
• 2010-12-30 Sold (MLS) $147,000 MRED as Distributed by MLS Grid
• 2010-10-30 Contingent — MRED as Distributed by MLS Grid
• 2010-10-17 Price Changed $149,900 MRED as Distributed by MLS Grid
• 2010-09-01 Price Changed $154,900 MRED as Distributed by MLS Grid
• 2010-08-02 Price Changed $159,900 MRED as Distributed by MLS Grid
• 2010-07-08 Price Changed $164,900 MRED as Distributed by MLS Grid
• 2010-05-31 Listed $169,900 MRED as Distributed by MLS Grid
• 1984-12-01 Sold (Public Records) $68,000 Public Records
• 1980-08-20 Sold (Public Records) $63,500 Public Records

Property tax history

+2.7%/yr

Latest (2023): $6,087 · -15.6% YoY. Source: county tax records.