305 Seminole St · Park Forest, IL 60466

$145,000

3 bd · 2.0 ba · 1,438 sqft · SingleFamily public records · 18 Days on market

Built 1955 7,579 sqft lot Est $174k · 17% 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 +15.0/15.0
• 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

* * Sellers willing to offer a $5,000 closing credit to offset the first year's taxes until homeowner's exemption kicks in! * * Spacious 4 bedroom 2 bath home with a fenced in yard & 2 car garage! Large 2nd story addition adds 3rd & 4th bedroom & 2nd full bath! Zoned HVAC for easy climate control. Hardwood laminate flooring throughout the main level & updated vinyl clad windows throughout! Kitchen has been updated w/ solid oak cabinets, Corian counters & trendy tile backsplash. Both bathrooms have updated vanities/one with granite top. Spacious master closet & shared 2nd full bath w/ updated fixtures. Water heater replaced in 2015. Large fenced in yard w/ patio, storage shed, & fire pit. * * Home in VERY good shape, but selling strictly AS-IS. Buyers will be responsible for any village occupancy repairs/requirements & priced accordingly. Taxes would be approximately $6,435 with a homeowner's exemption, currently none.

Key facts

• Solid oak cabinets
• Fenced yard
• Zoned hvac

Tags

• FENCED YARD
• ZONED HVAC
• HARDWOOD LAMINATE FLOORING
• UPDATED VINYL-CLAD WINDOWS
• UPDATED KITCHEN
• SOLID OAK CABINETS

Property features AI

Finance

• Other: Property not currently leased; Not rebuilt or rehabbed; Living area source: assessor
• HOA & community: Master association not required; Community features include sidewalks, street lights, and paved streets

Exterior

• Parking: Detached garage with 2 garage spaces; Garage owned with garage door opener; Asphalt parking surfaces; Total parking for 2 vehicles
• Utilities: Public water; Public sewer; Electric with circuit breakers and 100-amp service
• Home design: Detached single-family home; 2-story model; Fee simple ownership; Built more than 40 years ago (built before 1978); School bus, commuter train access, and nearby interstate access
• Construction: Vinyl siding and brick exterior; Asphalt roof; Concrete perimeter foundation; Estimated age: 71–80 years
• Exterior features: Patio; Hot tub; Fenced yard; Mature trees on lot; Lot dimensions approximately 62 x 115

Interior

• Kitchen: Range; Microwave; Refrigerator; Trash compactor; Kitchen with eating area/table space
• Bedrooms: 4 bedrooms total; Master bedroom on second floor; Second-floor bedroom (13 x 10); Main-floor bedroom (10 x 14); Main-floor bedroom (11 x 11)
• Flooring: Laminate flooring in several areas; Wood laminate in living room and kitchen; Parquet flooring in one bedroom; Carpet in master and one upstairs bedroom; Other flooring in laundry
• Bathrooms: 2 full bathrooms; Soaking tub
• Heating & cooling: Natural gas forced-air heating; Central air conditioning with zoning
• Interior features: First-floor bedroom; First-floor full bathroom; Pull-down stair attic; Screens on windows; 6 total rooms
• Laundry & utility: Laundry on main level; Utility room on main level (5 x 5)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $650 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $143k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.7% vs local median 9.5% 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; 21 comparable units currently listed for rent nearby; rentals leasing fast (median 13d 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 $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y 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 $122k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $142,825 (1.5% below list)

Questions for the listing agent

1. Built in 1955 — 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: 11.67%
• Cash-on-cash: 19.21%
• DSCR: 1.85
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $173,998
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
339 Blackhawk Dr	0.41mi	3/2.0	1,417 (-2%)	1mo	$234,200	$165	77
245 Miami St	0.28mi	3/1.0	1,363 (-5%)	2mo	$139,000	$102	72
287 Mohawk St	0.43mi	3/1.0	1,408 (-2%)	1mo	$175,000	$124	72
165 Nashua St	0.45mi	4/2.0 (+1)	1,443 (+0%)	3mo	$199,900	$139	71
22720 Ridgeway Ave	0.37mi	3/1.5	1,289 (-10%)	4mo	$133,000	$103	60
140 Nashua St	0.49mi	3/1.0	1,313 (-9%)	1mo	$103,000	$78	58
397 Oswego St	0.66mi	4/2.0 (+1)	1,398 (-3%)	2mo	$199,000	$142	57
340 Sauk Trl	0.65mi	3/2.0	1,576 (+10%)	1mo	$180,000	$114	53
204 Nashua St	0.37mi	4/2.0 (+1)	1,625 (+13%)	6mo	$90,000	$55	51
127 Blackhawk Dr	0.75mi	3/1.5	1,296 (-10%)	3mo	$117,000	$90	44
210 Marquette St	0.68mi	3/1.0	1,269 (-12%)	1mo	$153,000	$121	44
360 Niagara St	0.65mi	3/1.0	1,231 (-14%)	0mo	$150,000	$122	41

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: 11.1%
• Equity multiple: 1.44×
• Total profit: $17,921
• Equity at exit: $21,620

10-year hold

• IRR: 20.2%
• Equity multiple: 2.70×
• Total profit: $69,025
• Equity at exit: $12,537

Cash invested: $40,600 (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: $2,091 high
• Mortgage (P&I): −$760
• Tax est. 1.5%: −$181 /mo · $2,175/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $650

Break-even live

Break-even rent $1,268

Max offer price $145,000

Occupancy floor 64%

Sensitivity live

Price	-10% $750	-5% $700	+0% $650	+5% $600	+10% $550
Rent	-10% $485	-5% $567	+0% $650	+5% $732	+10% $815
Rate	-1.0pp $723	-0.5pp $687	base $650	+0.5pp $612	+1.0pp $574

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
277 Somonauk St Park Forest, IL	3.0	1.0	966	$2,000	$2.07	4d	1	0.26mi
411 Huron St Park Forest, IL	3.0	1.0	1092	$2,200	$2.01	0d	1	0.38mi
490 Shabbona Dr Park Forest, IL	3.0	1.0	1300	$1,895	$1.46	3d	1	0.45mi
441 Talala St Park Forest, IL	4.0	2.0	1740	$2,500	$1.44	25d	1	0.57mi
235 Tampa St Park Forest, IL	3.0	1.0	1092	$2,000	$1.83	25d	1	0.65mi
194 Monee Rd Park Forest, IL	3.0	1.0	1092	$1,971	$1.80	22d	1	0.73mi
372 Oswego St Park Forest, IL	4.0	1.0	1200	$2,600	$2.17	25d	1	0.74mi
111 Nashua St Park Forest, IL	4.0	1.5	1500	$2,500	$1.67	25d	1	0.78mi
3905 Tower Dr Richton Park, IL	1.0–2.0	1.0–2.0	905	$1,795	$1.98	0d	19	1.02mi
400 Watseka St Park Forest, IL	4.0	2.0	1161	$2,161	$1.86	16d	1	1.05mi
22501 Butterfield Rd Unit 22411-506 Richton Park, IL	2.0	1.0	882	$1,325	$1.50	8d	1	1.05mi
22501 Butterfield Rd Unit 22400-311 Richton Park, IL	2.0	1.0	882	$1,360	$1.54	8d	1	1.05mi
22501 Butterfield Rd Unit 22411-514 Richton Park, IL	2.0	1.5	1021	$1,365	$1.34	8d	1	1.05mi
22501 Butterfield Rd Unit 22415-207 Richton Park, IL	2.0	1.5	944	$1,360	$1.44	8d	1	1.05mi
4014 Euclid Ln Richton Park, IL	3.0	1.0	1100	$2,100	$1.91	13d	1	1.17mi
4014 Euclid Ln Richton Park, IL	2.0	1.0	1100	$2,100	$1.91	8d	1	1.17mi
4014 Euclid Ln Richton Park, IL	2.0	1.0	1100	$2,100	$1.91	22d	1	1.17mi
4200 Arlington Dr Richton Park, IL	3.0	2.0	1595	$2,061	$1.29	20d	1	1.19mi
19 Apple Ln Park Forest, IL	3.0	1.0	1541	$2,300	$1.49	13d	1	1.26mi
4561 Heartland Dr Unit 3F Richton Park, IL	2.0	1.0	1000	$1,350	$1.35	25d	1	1.48mi
3324 Western Ave Park Forest, IL	1.0–3.0	1.0	1026	$1,995	$1.94	0d	11	1.49mi

Listing history 13 events

1. 2026-06-18
   days on market $145,000 Active 18 DOM
2. 2026-06-17
   days on market $145,000 Active 17 DOM
3. 2026-06-16
   days on market $145,000 Active 16 DOM
4. 2026-06-15
   days on market $145,000 Active 15 DOM
5. 2026-06-13
   days on market $145,000 Active 13 DOM
6. 2026-06-09
   days on market $145,000 Active 9 DOM
7. 2026-06-08
   days on market $145,000 Active 8 DOM
8. 2026-06-07
   days on market $145,000 Active 7 DOM
9. 2026-06-04
   days on market $145,000 Active 4 DOM
10. 2026-06-03
    days on market $145,000 Active 3 DOM
11. 2026-06-02
    days on market $145,000 Active 2 DOM
12. 2026-06-01
    remarks 699-char remark
13. 2026-06-01
    listed $145,000 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: $25,092
• − Mortgage interest: −$8,122
• − Property taxes: −$2,175
• − Insurance: −$725
• − Repairs & maintenance: −$2,007
• − Management: −$2,007
• − Depreciation: −$4,218
• Taxable income: $5,836
• Est. tax owed @ 24.0%: −$1,401
• After-tax cash flow: $6,397/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

+297.3% since first listed

13 events — show timeline

• 2026-05-31 Listed $145,000 MRED as Distributed by MLS Grid
• 2021-03-25 Sold (Public Records) $122,500 Public Records
• 2021-03-05 Sold (MLS) $122,340 MRED as Distributed by MLS Grid
• 2021-01-31 Pending — MRED as Distributed by MLS Grid
• 2021-01-15 Price Changed $119,900 MRED as Distributed by MLS Grid
• 2020-12-28 Price Changed $124,900 MRED as Distributed by MLS Grid
• 2020-12-11 Price Changed $129,900 MRED as Distributed by MLS Grid
• 2020-12-03 Relisted — MRED as Distributed by MLS Grid
• 2020-12-02 Pending — MRED as Distributed by MLS Grid
• 2020-11-18 Price Changed $134,900 MRED as Distributed by MLS Grid
• 2020-11-04 Listed $139,900 MRED as Distributed by MLS Grid
• 1980-07-17 Sold (Public Records) $36,500 Public Records
• 1980-07-17 Sold (Public Records) $36,500 Public Records

Property tax history

+4.2%/yr

Latest (2023): $8,554 · +22.1% YoY. Source: county tax records.