124 Peach St · Park Forest, IL 60466

$130,000

2 bd · 1.0 ba · 949 sqft · SingleFamily public records · 70 Days on market

Built 1951 Est $128k · at est.

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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
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• ARV discount +6.8/15.0
• 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

Welcome Home! This charming two-bedroom residence sits on a peaceful, treelined street and offers the perfect blend of comfort and convenience. Located close to shopping and everyday amenities, it features a spacious 1 car garage and a generous backyard-ideal for family barbecues, outdoor games, and children's activities. You truly have to see it to appreciate its warmth and potential. Bring your approved buyers for a tour. Cash offers are welcome.

Key facts

• Treelined street
• Generous backyard
• Garage

Tags

• TREELINED STREET
• GENEROUS BACKYARD

Property features AI

Finance

• Other: Ownership: Fee simple
• Financial info: Special service area: No
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage with asphalt driveway; 1 garage space, 1 total parking space
• Utilities: Water source: Lake Michigan; Public sewer
• Home design: Detached single-family home; One-story
• Construction: Brick construction; Built before 1978 (house is 71-80 years old); Not rebuilt or rehabbed
• Exterior features: Lot less than 0.25 acre; Lot dimensions listed as 7500

Interior

• Kitchen: Kitchen (main) 12 x 10
• Bedrooms: Master bedroom (main) 14 x 10; Bedroom 2 (main) 12 x 11; Two bedrooms total
• Bathrooms: 1 full bathroom
• Heating & cooling: Radiant heating; Wall cooling unit(s)
• Interior features: 4 total rooms; Living room (main) 21 x 14; Family room; Dining room
• Laundry & utility: Laundry (main) 12 x 9

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $531 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $122k (6.0% below list) — sets the bar for market timing.

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; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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 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 $899 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 $36k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $94k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $122,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.39% ✓
• Cap rate: 11.20%
• Cash-on-cash: 17.51%
• DSCR: 1.78
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $128,115
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
223 S Orchard Dr	0.19mi	2/1.0	949 (0%)	0mo	$105,000	$111	91
136 Peach St	0.07mi	2/1.0	974 (+3%)	3mo	$163,000	$167	90
310 Nassau St	0.26mi	3/1.0 (+1)	953 (+0%)	1mo	$129,000	$135	81
57 Marquette St	0.44mi	2/1.0	949 (0%)	4mo	$98,000	$103	76
316 Mohawk St	0.62mi	2/1.0	949 (0%)	2mo	$141,000	$149	70
209 Miami St	0.56mi	2/1.0	974 (+3%)	1mo	$108,000	$111	69
318 Minocqua St	0.61mi	2/1.0	974 (+3%)	1mo	$145,000	$149	66
354 Marquette St	0.73mi	2/1.0	973 (+2%)	2mo	$131,000	$135	60
254 Blackhawk Dr	0.68mi	2/1.0	1,000 (+5%)	2mo	$105,000	$105	58
252 Blackhawk Dr	0.67mi	2/1.0	1,000 (+5%)	4mo	$104,000	$104	56
314 Windsor St	0.63mi	3/1.0 (+1)	1,014 (+7%)	2mo	$141,000	$139	52
208 Miami St	0.53mi	3/1.5 (+1)	1,053 (+11%)	2mo	$175,000	$166	48

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: 8.9%
• Equity multiple: 1.35×
• Total profit: $12,786
• Equity at exit: $19,383

10-year hold

• IRR: 18.1%
• Equity multiple: 2.51×
• Total profit: $54,799
• Equity at exit: $11,240

Cash invested: $36,400 (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: 6.0×

Monthly cashflow live

• Estimated rent: $1,809 high
• Mortgage (P&I): −$682
• Tax est. 1.5%: −$162 /mo · $1,950/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $531

Break-even live

Break-even rent $1,137

Max offer price $130,000

Occupancy floor 66%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3484 Western Ave Unit 3484-B Park Forest, IL	1.0	1.0	600	$1,300	$2.17	1d	1	0.53mi
3324 Western Ave Park Forest, IL	1.0–3.0	1.0	1026	$1,680	$1.64	1d	11	0.59mi
411 Huron St Park Forest, IL	3.0	1.0	1092	$2,300	$2.11	24d	1	0.68mi
277 Somonauk St Park Forest, IL	3.0	1.0	966	$2,000	$2.07	3d	1	0.89mi
23439 Western Ave Unit K12 Park Forest, IL	1.0	1.0	800	$1,415	$1.77	1d	1	0.99mi
23439 Western Ave Unit C29 Park Forest, IL	2.0	2.0	975	$1,570	$1.61	1d	1	0.99mi
194 Monee Rd Park Forest, IL	3.0	1.0	1092	$1,971	$1.80	22d	1	1.01mi
235 Tampa St Park Forest, IL	3.0	1.0	1092	$2,000	$1.83	24d	1	1.17mi
3905 Tower Dr Richton Park, IL	1.0–2.0	1.0–2.0	905	$1,795	$1.98	1d	19	1.44mi
631 Andover St Chicago Heights, IL	3.0	1.0	900	$1,450	$1.61	3d	1	1.44mi
4014 Euclid Ln Richton Park, IL	3.0	1.0	1100	$2,100	$1.91	12d	1	1.45mi
4014 Euclid Ln Richton Park, IL	2.0	1.0	1100	$2,100	$1.91	22d	1	1.45mi
4014 Euclid Ln Richton Park, IL	2.0	1.0	1100	$2,100	$1.91	7d	1	1.45mi

Listing history 16 events

1. 2026-06-18
   days on market $130,000 Active 70 DOM
2. 2026-06-17
   days on market $130,000 Active 69 DOM
3. 2026-06-16
   days on market $130,000 Active 68 DOM
4. 2026-06-15
   days on market $130,000 Active 67 DOM
5. 2026-06-13
   days on market $130,000 Active 65 DOM
6. 2026-06-09
   days on market $130,000 Active 61 DOM
7. 2026-06-08
   days on market $130,000 Active 60 DOM
8. 2026-06-07
   days on market $130,000 Active 59 DOM
9. 2026-06-04
   days on market $130,000 Active 56 DOM
10. 2026-06-03
    days on market $130,000 Active 55 DOM
11. 2026-06-02
    days on market $130,000 Active 54 DOM
12. 2026-06-01
    days on market $130,000 Active 53 DOM
13. 2026-05-31
    days on market $130,000 Active 52 DOM
14. 2026-04-09
    historical
15. 2021-12-10
    soldstatus $94,500
16. 1993-06-23
    soldstatus $40,000

ⓘ 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: $21,714
• − Mortgage interest: −$7,282
• − Property taxes: −$1,950
• − Insurance: −$650
• − Repairs & maintenance: −$1,737
• − Management: −$1,737
• − Depreciation: −$3,782
• Taxable income: $4,576
• Est. tax owed @ 24.0%: −$1,098
• After-tax cash flow: $5,275/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

+136.2% since first listed

3 events — show timeline

• 2026-04-09 Listing Removed — MRED as Distributed by MLS Grid
• 2021-12-10 Sold (Public Records) $94,500 Public Records
• 1993-06-23 Sold (Public Records) $40,000 Public Records

Property tax history

+13.7%/yr

Latest (2023): $7,320 · +57.0% YoY. Source: county tax records.