3327 Commercial Ave · South Chicago Heights, IL 60411

$60,000

3 bd · 1.0 ba · 1,086 sqft · SingleFamily public records · 5 Days on market

Built 1925 0.45 ac 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 +3.8/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks

This is an investor special but this one has a load of potential. This home sits on a big lot 19,777 square foot. (. 454 acre). There are some other pluses, some of the windows have been replaced. Roof is fairly new. Living room, Dining room, Kitchen.

Key facts

• Big lot
• Fairly new roof
• Windows replaced

Tags

• BIG LOT
• WINDOWS REPLACED
• FAIRLY NEW ROOF

Property features AI

Finance

• Other: Not currently leased; Possession at closing; Parcel number available
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage (garage owned); Asphalt parking; Two parking spaces total
• Utilities: Water source: Lake Michigan; Public sewer; 100 amp electric service
• Home design: Detached single-family home; One-story layout; Fee simple ownership; Property more than 100 years old; Built before 1978
• Construction: Aluminum siding exterior; Asphalt roof
• Exterior features: Lot dimensions approximately 68 x 210; Lot between 0.25 and 0.49 acre; School bus service and commuter bus access; close to interstate access

Interior

• Kitchen: Kitchen on main level (12 x 10)
• Bedrooms: 2 bedrooms total; Master bedroom on main level (12 x 12); Second bedroom on main level (12 x 10)
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating
• Interior features: Five total rooms; Full, unfinished basement; Dining area combined with living room
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $998 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).

Location & tenants

• Location reads 76/100 on livability (#173 in IL, #3,304 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities C-, crime D+, employment 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); 224 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 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 $415 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.5% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $60,000

Questions for the listing agent

1. Built in 1925 — 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. Crime grade is D 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?
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: 2.98% ✓
• Cap rate: 26.26%
• Cash-on-cash: 71.32%
• DSCR: 4.17
• GRM: 2.8

CMA / ARV

• ARV (on-the-fly): $179,190
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3241 Wallace Ave	0.49mi	3/1.5	1,152 (+6%)	1mo	$115,000	$100	64
3129 Butler Ave	0.50mi	3/1.0	1,017 (-6%)	4mo	$167,500	$165	63
291 W Sauk Trl	0.70mi	3/1.0	1,068 (-2%)	4mo	$105,000	$98	61
3144 Phillips Ave	0.41mi	3/1.5	1,008 (-7%)	8mo	$215,000	$213	61
3035 Peoria St	0.33mi	4/2.0 (+1)	1,000 (-8%)	3mo	$170,000	$170	60
3228 Butler Ave	0.56mi	3/1.0	1,032 (-5%)	7mo	$215,000	$208	60
3028 Florence Ave	0.35mi	3/1.0	1,200 (+10%)	8mo	$180,000	$150	59
188 W 29th Pl	0.60mi	3/1.0	1,025 (-6%)	7mo	$167,500	$163	56
3234 Chicago Rd	0.43mi	3/1.0	1,200 (+10%)	8mo	$74,000	$62	56
3324 Lynwood Ave	0.47mi	3/1.0	950 (-12%)	3mo	$180,000	$189	55
236 Chestnut Ave	0.58mi	3/2.0	1,032 (-5%)	8mo	$101,100	$98	54
97 W 29th St	0.60mi	3/1.0	1,200 (+10%)	3mo	$209,000	$174	52

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: 74.9%
• Equity multiple: 4.59×
• Total profit: $60,378
• Equity at exit: $8,946

10-year hold

• IRR: 79.6%
• Equity multiple: 10.71×
• Total profit: $163,144
• Equity at exit: $5,188

Cash invested: $16,800 (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 60411

• Home prices YoY: -33.9%
• Rents YoY: 6.5%
• Active inventory: 224
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,789 high
• Mortgage (P&I): −$315
• Tax est. 1.5%: −$75 /mo · $900/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $998

Break-even live

Break-even rent $525

Max offer price $60,000

Occupancy floor 39%

Sensitivity live

Price	-10% $1,040	-5% $1,019	+0% $998	+5% $978	+10% $957
Rent	-10% $857	-5% $928	+0% $998	+5% $1,069	+10% $1,140
Rate	-1.0pp $1,029	-0.5pp $1,014	base $998	+0.5pp $983	+1.0pp $967

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3135 Chicago Rd Unit 2nd Steger, IL	2.0	1.0	1300	$1,650	$1.27	25d	1	0.28mi
236 Chestnut Ave Unit S South Chicago Heights, IL	3.0	1.0	1032	$2,000	$1.94	25d	1	0.57mi
22 E 35th St Steger, IL	2.0	1.0	740	$1,250	$1.69	25d	1	0.72mi
316 W 34th St Steger, IL	3.0	1.0–1.5	720	$1,715	$2.38	0d	5	0.96mi
3763 Emerald Ave Steger, IL	3.0	1.0	1125	$1,950	$1.73	25d	1	1.14mi
169 E 23rd St Unit 1F Chicago Heights, IL	3.0	1.0	1200	$1,550	$1.29	13d	1	1.18mi
41 E Main St Unit 2 Chicago Heights, IL	2.0	1.0	1000	$1,550	$1.55	8d	1	1.31mi

Listing history 5 events

1. 2026-06-17
   status $60,000 Pending 5 DOM
2. 2026-06-17
   days on market $60,000 Active 5 DOM
3. 2026-06-16
   days on market $60,000 Active 4 DOM
4. 2026-06-15
   remarks 251-char remark
5. 2026-06-15
   listed $60,000 Active 3 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $21,465
• − Mortgage interest: −$3,361
• − Property taxes: −$900
• − Insurance: −$300
• − Repairs & maintenance: −$1,717
• − Management: −$1,717
• − Depreciation: −$1,745
• Taxable income: $11,724
• Est. tax owed @ 24.0%: −$2,814
• After-tax cash flow: $9,168/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 — South Chicago Heights

• Score: 76/100
• State rank: #173
• US rank: #3304

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Chicago Heights, 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

Property tax history

+2.5%/yr

Latest (2023): $6,369 · -11.3% YoY. Source: county tax records.