210 Mantua St · Park Forest, IL 60466

$175,000

3 bd · 1.0 ba · 953 sqft · SingleFamily public records · 11 Days on market

Built 1952 Est $142k · 23% over ↓ 29% since listing

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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 +26.1/30.0
• DSCR +8.8/10.0
• 1% rule +6.9/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Turnkey investment opportunity with immediate cash flow! This fully rehabbed, tenant-occupied rental property is an excellent addition to any investment portfolio and offers income from day one. Recent major improvements include a NEW roof (2026), NEW vinyl siding (2026), NEW windows (2025), NEW water boiler (2025), NEW AC (2025), along with numerous additional updates that help minimize maintenance expenses and future capital expenditures. This income-producing property is ideal for both seasoned investors and first-time investors seeking a buy-and-hold rental with strong long-term potential. The home features a functional layout, attractive curb appeal, and is located in an established re

Key facts

• Garage
• Built 1952
• Listed 11 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $440 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).

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; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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 41% 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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 3y ago; this cycle's ask is 212% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $30k; list at $175k implies a 483% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $175,000

Questions for the listing agent

1. Built in 1952 — 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: 1.19% ✓
• Cap rate: 9.31%
• Cash-on-cash: 10.78%
• DSCR: 1.48
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $141,997
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
209 Miami St	0.08mi	2/1.0 (-1)	974 (+2%)	1mo	$108,000	$111	87
310 Nassau St	0.41mi	3/1.0	953 (0%)	1mo	$129,000	$135	80
316 Mohawk St	0.43mi	2/1.0 (-1)	949 (-0%)	2mo	$141,000	$149	73
254 Blackhawk Dr	0.28mi	2/1.0 (-1)	1,000 (+5%)	2mo	$105,000	$105	72
318 Minocqua St	0.47mi	2/1.0 (-1)	974 (+2%)	1mo	$145,000	$149	69
314 Seminole St	0.55mi	2/1.0 (-1)	949 (-0%)	1mo	$135,000	$142	68
429 Natoma St	0.39mi	3/1.0	1,035 (+9%)	1mo	$159,000	$154	67
223 S Orchard Dr	0.61mi	2/1.0 (-1)	949 (-0%)	0mo	$105,000	$111	66
354 Marquette St	0.64mi	2/1.0 (-1)	973 (+2%)	2mo	$131,000	$135	60
425 Neosho St	0.37mi	3/1.0	1,092 (+15%)	1mo	$169,900	$156	58
434 Shabbona Dr	0.46mi	3/1.0	1,092 (+15%)	0mo	$177,900	$163	54
181 Nanti St	0.55mi	3/1.0	1,092 (+15%)	1mo	$179,999	$165	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: -0.2%
• Equity multiple: 0.99×
• Total profit: $-292
• Equity at exit: $26,093

10-year hold

• IRR: 9.5%
• Equity multiple: 1.73×
• Total profit: $35,973
• Equity at exit: $15,131

Cash invested: $49,000 (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: 7.0×

Monthly cashflow live

• Estimated rent: $2,088 high
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $440

Break-even live

Break-even rent $1,531

Max offer price $175,000

Occupancy floor 74%

Sensitivity live

Price	-10% $561	-5% $501	+0% $440	+5% $380	+10% $319
Rent	-10% $275	-5% $358	+0% $440	+5% $523	+10% $605
Rate	-1.0pp $528	-0.5pp $485	base $440	+0.5pp $395	+1.0pp $349

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
411 Huron St Park Forest, IL	3.0	1.0	1092	$2,200	$2.01	1d	1	0.22mi
277 Somonauk St Park Forest, IL	3.0	1.0	966	$2,000	$2.07	5d	1	0.44mi
194 Monee Rd Park Forest, IL	3.0	1.0	1092	$1,971	$1.80	23d	1	0.59mi
235 Tampa St Park Forest, IL	3.0	1.0	1092	$2,000	$1.83	26d	1	0.72mi
3324 Western Ave Park Forest, IL	1.0–3.0	1.0	1026	$1,995	$1.94	0d	11	1.03mi
23439 Western Ave Unit C29 Park Forest, IL	2.0	2.0	975	$1,570	$1.61	0d	1	1.07mi
11 Fir St Park Forest, IL	1.0–3.0	1.0	1026	$2,069	$2.02	0d	1	1.10mi
3905 Tower Dr Richton Park, IL	1.0–2.0	1.0–2.0	905	$1,795	$1.98	0d	19	1.35mi
4014 Euclid Ln Richton Park, IL	2.0	1.0	1100	$2,100	$1.91	9d	1	1.44mi
4014 Euclid Ln Richton Park, IL	3.0	1.0	1100	$2,100	$1.91	14d	1	1.44mi
4014 Euclid Ln Richton Park, IL	2.0	1.0	1100	$2,100	$1.91	23d	1	1.44mi

Listing history 9 events

1. 2026-06-21
   days on market $175,000 Active 11 DOM
2. 2026-06-18
   days on market $175,000 Active 8 DOM
3. 2026-06-17
   days on market $175,000 Active 7 DOM
4. 2026-06-16
   days on market $175,000 Active 6 DOM
5. 2026-06-15
   days on market $175,000 Active 5 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   status $175,000 Active 3 DOM
8. 2026-06-09
   days on market $175,000 Active (Private) 3 DOM
9. 2026-06-08
   listed $175,000 Active (Private) 2 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: $25,056
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$2,005
• − Management: −$2,005
• − Depreciation: −$5,091
• Taxable income: $2,654
• Est. tax owed @ 24.0%: −$637
• After-tax cash flow: $4,645/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

-29.4% since first listed

18 events — show timeline

• 2026-01-29 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-16 Price Changed — MRED as Distributed by MLS Grid
• 2025-12-23 Price Changed — MRED as Distributed by MLS Grid
• 2025-12-01 Price Changed — MRED as Distributed by MLS Grid
• 2025-11-24 Price Changed — MRED as Distributed by MLS Grid
• 2025-11-19 Listed — MRED as Distributed by MLS Grid
• 2025-11-17 Listing Removed — MRED as Distributed by MLS Grid
• 2025-11-10 Price Changed — MRED as Distributed by MLS Grid
• 2025-11-05 Price Changed — MRED as Distributed by MLS Grid
• 2025-10-28 Price Changed — MRED as Distributed by MLS Grid
• 2025-10-22 Listed — MRED as Distributed by MLS Grid
• 2024-04-03 Sold (MLS) $30,000 MRED as Distributed by MLS Grid
• 2024-03-01 Pending — MRED as Distributed by MLS Grid
• 2024-02-01 Price Changed $37,900 MRED as Distributed by MLS Grid
• 2023-12-02 Price Changed $49,500 MRED as Distributed by MLS Grid
• 2023-11-13 Listed $56,000 MRED as Distributed by MLS Grid
• 1986-07-21 Sold (Public Records) $44,000 Public Records
• 1979-07-24 Sold (Public Records) $42,500 Public Records

Property tax history

+7.2%/yr

Latest (2023): $9,516 · +92.5% YoY. Source: county tax records.