330 Standish St · Chicago Heights, IL 60411

$165,000

3 bd · 1.0 ba · 1,315 sqft · SingleFamily public records · 34 Days on market

Built 1970 6,751 sqft lot Est $181k · 9% under

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Why this score? — see what drove the D+ 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 +13.0/30.0
• ARV discount +11.6/15.0
• 1% rule +6.3/10.0
• Rent growth +4.1/5.0
• DSCR +3.9/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious Three bedroom with large family room adddition just move in new kitchen cabinets and counter tops new ss appliances, remodeled bath freshly painted new carpet, nice flooring get in today before its gone

Key facts

• Newer cabinets
• Family room addition
• Large lot

Tags

• LARGE LOT
• FAMILY ROOM ADDITION
• NEWER CABINETS
• UPDATED FLOORING
• CONVENIENT LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $-9 ($-103/yr) — negative.
• To cash-flow at today's rent, offer at most $163k (0.9% below list).
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $160k (3.0% below list) — sets the bar for market timing.

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.
• 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: Rents rising fast (+6.5%/yr); 224 active listings in the ZIP; 19 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).
• This rent runs 36% 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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 $130k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 4.0% of price.

Recommended offer $160,050 (3.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 1.13% ✓
• Cap rate: 6.23%
• Cash-on-cash: -0.22%
• DSCR: 0.99
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $181,470
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
330 Hickory St	0.28mi	3/1.0	1,300 (-1%)	1mo	$179,900	$138	84
364 Hickory St	0.23mi	3/1.5	1,250 (-5%)	6mo	$106,590	$85	74
1904 Campbell Ave	0.35mi	3/1.0	1,269 (-4%)	5mo	$76,000	$60	74
283 Allegheny St	0.21mi	4/1.0 (+1)	1,400 (+6%)	6mo	$205,000	$146	69
243 Arcadia St	0.36mi	4/1.0 (+1)	1,250 (-5%)	1mo	$179,000	$143	69
263 Allegheny St	0.21mi	4/1.0 (+1)	1,200 (-9%)	7mo	$155,000	$129	65
1621 Ingrid Ln	0.56mi	3/1.0	1,194 (-9%)	1mo	$173,000	$145	57
267 Arrowhead St	0.26mi	4/1.0 (+1)	1,496 (+14%)	6mo	$160,000	$107	55
228 Arrowhead St	0.33mi	4/1.0 (+1)	1,124 (-14%)	5mo	$170,000	$151	52
230 Arcadia St	0.38mi	4/1.0 (+1)	1,496 (+14%)	5mo	$175,000	$117	50
128 Algonquin St	0.63mi	3/1.0	1,150 (-12%)	2mo	$169,000	$147	48
1606 Edgewood Ave	0.67mi	3/1.5	1,447 (+10%)	5mo	$185,000	$128	46

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: -11.6%
• Equity multiple: 0.56×
• Total profit: $-20,282
• Equity at exit: $24,602

10-year hold

• IRR: 3.1%
• Equity multiple: 1.27×
• Total profit: $12,413
• Equity at exit: $14,266

Cash invested: $46,200 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,866 high
• Mortgage (P&I): −$865
• Tax from tax record: −$549 /mo · $6,584/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $-9

Break-even live

Break-even rent $1,877

Max offer price $163,488

Occupancy floor 95%

Sensitivity live

Price	-10% $85	-5% $38	+0% $-9	+5% $-55	+10% $-102
Rent	-10% $-156	-5% $-82	+0% $-9	+5% $65	+10% $139
Rate	-1.0pp $75	-0.5pp $33	base $-9	+0.5pp $-51	+1.0pp $-95

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
432 Hickory St Unit 2 Chicago Heights, IL	3.0	1.0	1200	$1,800	$1.50	21d	1	0.26mi
436 W Hickory St Unit Na Chicago Heights, IL	3.0	1.0	1091	$1,800	$1.65	0d	1	0.27mi
417 W Hickory St Unit 2 Chicago Heights, IL	3.0	1.0	900	$1,800	$2.00	21d	1	0.27mi
444 Hickory St Unit 2A Chicago Heights, IL	3.0	1.0	900	$1,695	$1.88	0d	1	0.28mi
370 E 17th St Chicago Heights, IL	3.0	1.0	1058	$2,600	$2.46	18d	1	0.30mi
398 W Lincoln Hwy Unit 4 Chicago Heights, IL	3.0	2.0	1200	$1,850	$1.54	0d	1	0.67mi
631 Andover St Chicago Heights, IL	3.0	1.0	900	$1,450	$1.61	4d	1	0.69mi
1667 Buena Vista Ave Unit 1st floor Chicago Heights, IL	2.0	1.0	1300	$1,525	$1.17	25d	1	0.73mi
1665 Buena Vista Ave Unit 3 Chicago Heights, IL	4.0	1.0	1700	$1,800	$1.06	19d	1	0.73mi
1631 Buena Vista Ave Unit 2 Chicago Heights, IL	4.0	1.0	1200	$1,900	$1.58	25d	1	0.76mi
1267 Division St Unit 1267 Chicago Heights, IL	3.0	1.5	1200	$1,500	$1.25	2d	1	0.87mi
63 Hickory St Unit 2 Chicago Heights, IL	3.0	1.0	900	$1,700	$1.89	25d	1	0.87mi
83 W 15th St #1 Chicago Heights, IL	3.0	1.0	1050	$1,500	$1.43	4d	1	0.95mi
41 W 14th Pl Unit 1 Chicago Heights, IL	3.0	1.0	1250	$1,750	$1.40	12d	1	1.06mi
41 E Main St Unit 2 Chicago Heights, IL	2.0	1.0	1000	$1,550	$1.55	8d	1	1.10mi
11 Fir St Park Forest, IL	1.0–3.0	1.0	1026	$2,069	$2.02	0d	1	1.16mi
236 Chestnut Ave Unit S South Chicago Heights, IL	3.0	1.0	1032	$2,000	$1.94	25d	1	1.24mi
3324 Western Ave Park Forest, IL	1.0–3.0	1.0	1026	$1,995	$1.94	0d	11	1.24mi
169 E 23rd St Unit 1F Chicago Heights, IL	3.0	1.0	1200	$1,550	$1.29	13d	1	1.49mi

Listing history 22 events

1. 2026-06-21
   days on market $165,000 Active 34 DOM
2. 2026-06-18
   days on market $165,000 Active 31 DOM
3. 2026-06-17
   days on market $165,000 Active 30 DOM
4. 2026-06-16
   days on market $165,000 Active 29 DOM
5. 2026-06-15
   days on market $165,000 Active 28 DOM
6. 2026-06-13
   days on market $165,000 Active 26 DOM
7. 2026-06-09
   days on market $165,000 Active 22 DOM
8. 2026-06-08
   days on market $165,000 Active 21 DOM
9. 2026-06-07
   days on market $165,000 Active 20 DOM
10. 2026-06-04
    days on market $165,000 Active 17 DOM
11. 2026-06-03
    days on market $165,000 Active 16 DOM
12. 2026-06-02
    days on market $165,000 Active 15 DOM
13. 2026-06-01
    days on market $165,000 Active 14 DOM
14. 2026-05-31
    days on market $165,000 Active 13 DOM
15. 2026-05-18
    listed $165,000 Active
16. 2022-10-14
    soldstatus $130,000
17. 2022-10-11
    soldstatus $130,000 Closed 227-char remark

    Show marketing remark (227 chars)

    Spacious Three bedroom with large family room adddition just move in new kitchen cabinets and counter tops new ss appliances, remodeled bath freshly painted new carpet, nice flooring get in today before its gone

18. 2022-08-19
    historical Contingent - No Showings 227-char remark

    Show marketing remark (227 chars)

    Spacious Three bedroom with large family room adddition just move in new kitchen cabinets and counter tops new ss appliances, remodeled bath freshly painted new carpet, nice flooring get in today before its gone

19. 2022-08-09
    listed $139,000 Active 227-char remark

    Show marketing remark (227 chars)

    Spacious Three bedroom with large family room adddition just move in new kitchen cabinets and counter tops new ss appliances, remodeled bath freshly painted new carpet, nice flooring get in today before its gone

20. 2022-07-02
    historical
21. 2022-06-07
    listed Active
22. 2022-05-23
    soldstatus $60,000

ⓘ 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: $6,584 · $549/mo
• Projected year-2 tax: $6,584 · $549/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: $22,392
• − Mortgage interest: −$9,243
• − Property taxes: −$6,584
• − Insurance: −$825
• − Repairs & maintenance: −$1,791
• − Management: −$1,791
• − Depreciation: −$4,800
• Taxable loss: −$2,642
• Est. tax savings @ 24.0%: +$634
• After-tax cash flow: $531/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 — 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

+175.0% since first listed

8 events — show timeline

• 2026-05-18 Listed $165,000 MRED as Distributed by MLS Grid
• 2022-10-14 Sold (Public Records) $130,000 Public Records
• 2022-10-11 Sold (MLS) $130,000 MRED as Distributed by MLS Grid
• 2022-08-19 Contingent — MRED as Distributed by MLS Grid
• 2022-08-09 Listed $139,000 MRED as Distributed by MLS Grid
• 2022-07-02 Listing Removed — MRED as Distributed by MLS Grid
• 2022-06-07 Listed — MRED as Distributed by MLS Grid
• 2022-05-23 Sold (Public Records) $60,000 Public Records

Property tax history

+11.5%/yr

Latest (2023): $6,584 · +690.5% YoY. Source: county tax records.