102 Nashua St · Park Forest, IL 60466

$168,000

3 bd · 1.5 ba · 1,880 sqft · SingleFamily public records · 3 Days on market

Built 1953 9,234 sqft lot Est $201k · 16% 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 +14.9/15.0
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• 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

COZY BRICK AND FRAME RANCH THAT FEATURES 3 BEDROOMS, 1.1 BATHS, FAMILY ROOM, AND A 1 CAR DETACHED GARAGE, HARDWOOD FLOORS, SOLD AS IS. BUYER TO TAKE ON CITY REPAIRS & PUT UP ESCROW IF REQUIRED. NO DISCLOSURES, NO SURVEY OR TERMITE PROVIDED. PRESENT DETAILED PRE-QUAL OR PROOF OF FUNDS WITH OFFER. EM CERTIFIED FUNDS ONLY.

Key facts

• 9,234 sq ft lot
• Garage
• Built 1953

Property features AI

Finance

• Other: Living area is estimated
• HOA & community: No master association fee required; Community features: curbs, sidewalks, street lights, paved streets

Exterior

• Parking: Detached garage (garage owned); Asphalt parking; Approximately 1.5 garage / total parking spaces
• Utilities: Water: Lake Michigan; Sewer: Public sewer; Electric: Circuit breakers
• Home design: Detached single-family ranch; One story; Fee simple ownership
• Construction: Brick construction; Asphalt roof; Concrete perimeter foundation; Built approximately 71–80 years ago; Built before 1978
• Exterior features: Patio; Fenced yard; Corner lot; Landscaped

Interior

• Kitchen: Range; Refrigerator; Eating area / table space
• Bedrooms: Master bedroom on main level (14 x 12); Bedroom 2 on main level (14 x 10); Bedroom 3 on main level (11 x 9)
• Flooring: Wood laminate in living areas and bedrooms; Ceramic tile in kitchen and laundry; Other flooring in sunroom
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: First-floor bedroom; First-floor full bathroom; 7 total rooms; L-shaped dining room; Pull-down unfinished attic; CO detectors; Gas water heater
• Laundry & utility: Main-level laundry; In-unit laundry with laundry closet; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $168k.

Deal economics

• At list price, monthly cash flow is $754 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $168k).
• Cap rate 11.7% vs local median 9.7% in Park Forest — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: schools D+, 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.
• Market conditions: 102 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).
• At $2,424/mo this rent would consume 47% of the median local household income ($62k/yr) (locally 900% 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 + 3.0% rent growth), your $47k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 20y 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 $83k; list at $168k implies a 102% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $168,000

Questions for the listing agent

1. Built in 1953 — 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 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?
4. 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.
5. 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.
6. 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: 1.44% ✓
• Cap rate: 11.68%
• Cash-on-cash: 19.24%
• DSCR: 1.86
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $201,160
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
356 S Orchard Dr	0.14mi	3/2.5	1,811 (-4%)	3mo	$185,000	$102	81
7 Nassau Ct	0.07mi	4/2.0 (+1)	1,968 (+5%)	2mo	$235,000	$119	81
356 Osage St	0.31mi	4/2.0 (+1)	1,875 (-0%)	6mo	$70,000	$37	73
336 Indianwood Blvd	0.31mi	3/1.5	1,784 (-5%)	6mo	$190,000	$107	72
105 Marquette St	0.39mi	3/2.0	1,769 (-6%)	10mo	$208,000	$118	62
451 Talala St	0.51mi	3/1.5	1,697 (-10%)	13mo	$202,000	$119	50
123 Peach St	0.58mi	4/2.5 (+1)	1,778 (-5%)	7mo	$150,000	$84	49
9 Apple Ln	0.67mi	4/2.5 (+1)	1,937 (+3%)	8mo	$189,900	$98	48
358 Osage St	0.31mi	4/3.0 (+1)	2,152 (+14%)	3mo	$260,000	$121	48
329 Indianwood Blvd	0.32mi	2/2.0 (-1)	1,598 (-15%)	8mo	$140,000	$88	47
204 Nashua St	0.42mi	4/2.0 (+1)	1,625 (-14%)	6mo	$90,000	$55	46
217 Shabbona Dr	0.58mi	3/1.0	1,600 (-15%)	12mo	$199,000	$124	36

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: 11.2%
• Equity multiple: 1.44×
• Total profit: $20,856
• Equity at exit: $25,049

10-year hold

• IRR: 20.2%
• Equity multiple: 2.70×
• Total profit: $80,172
• Equity at exit: $14,526

Cash invested: $47,040 (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: 102
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $2,424 high
• Mortgage (P&I): −$881
• Tax est. 1.5%: −$210 /mo · $2,520/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$509
• Net cashflow: $754

Break-even live

Break-even rent $1,470

Max offer price $168,000

Occupancy floor 64%

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: $42,000
• Closing costs: $5,040
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
111 Nashua St Park Forest, IL	4.0	1.5	1500	$2,500	$1.67	24d	1	0.00mi
336 Oakwood St Park Forest, IL	3.0	2.0	2083	$2,800	$1.34	10d	1	0.36mi
441 Talala St Park Forest, IL	4.0	2.0	1740	$2,500	$1.44	24d	1	0.45mi
490 Shabbona Dr Park Forest, IL	3.0	1.0	1300	$1,895	$1.46	3d	1	0.63mi
19 Apple Ln Park Forest, IL	3.0	1.0	1541	$2,300	$1.49	12d	1	0.65mi
3324 Western Ave Park Forest, IL	1.0–3.0	1.0	1026	$1,995	$1.94	1d	11	1.07mi

Listing history 4 events

1. 2026-06-18
   days on market $168,000 Active 3 DOM
2. 2026-06-17
   days on market $168,000 Active 2 DOM
3. 2026-06-15
   remarks 699-char remark
4. 2026-06-15
   listed $168,000 Active 1 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,094
• − Mortgage interest: −$9,411
• − Property taxes: −$2,520
• − Insurance: −$840
• − Repairs & maintenance: −$2,327
• − Management: −$2,327
• − Depreciation: −$4,887
• Taxable income: $6,781
• Est. tax owed @ 24.0%: −$1,627
• After-tax cash flow: $7,424/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

+33.3% since first listed

18 events — show timeline

• 2026-06-15 Listed $168,000 MRED as Distributed by MLS Grid
• 2018-08-28 Listing Removed — MRED as Distributed by MLS Grid
• 2018-07-29 Price Changed — MRED as Distributed by MLS Grid
• 2018-07-06 Listed — MRED as Distributed by MLS Grid
• 2015-07-28 Sold (Public Records) $83,000 Public Records
• 2014-09-22 Sold (MLS) $20,000 MRED as Distributed by MLS Grid
• 2014-08-06 Listing Removed — MRED as Distributed by MLS Grid
• 2014-06-25 Listed $25,000 MRED as Distributed by MLS Grid
• 2011-03-16 Listing Removed — MRED as Distributed by MLS Grid
• 2011-02-08 Price Changed — MRED as Distributed by MLS Grid
• 2010-09-15 Listed — MRED as Distributed by MLS Grid
• 2007-04-17 Sold (Public Records) $139,000 Public Records
• 2007-04-09 Sold (MLS) $139,000 MRED as Distributed by MLS Grid
• 2007-02-23 Listing Removed — MRED as Distributed by MLS Grid
• 2007-01-14 Listing Removed — MRED as Distributed by MLS Grid
• 2007-01-14 Listed $139,900 MRED as Distributed by MLS Grid
• 2006-07-17 Listed — MRED as Distributed by MLS Grid
• 2005-07-14 Sold (Public Records) $126,000 Public Records

Property tax history

+6.1%/yr

Latest (2023): $10,980 · -3.0% YoY. Source: county tax records.