22 Arrowhead Dr · Thornton, IL 60476

$199,900

3 bd · 1.5 ba · 1,056 sqft · SingleFamily public records · 40 Days on market

Built 1957 6,098 sqft lot Est $165k · 21% over

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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 +20.3/30.0
• DSCR +6.4/10.0
• 1% rule +6.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this charming 3-bedroom, 1.5-bath ranch located in the heart of Thornton! Perfectly suited for family living, this home offers a comfortable and spacious layout with a full basement, ideal for extra storage or additional living space. Recent updates throughout give the home a fresh, modern feel, while maintaining its cozy charm. One of the standout features is the brand-new oversized heated 2.5 car garage with extra workshop space- a dream come true for mechanics or hobbyists! With plenty of space for tools, projects, and parking, this garage is perfect for those who love to tinker or need extra storage for their vehicles. Don't miss out on this move-in-ready gem in a friendly neighborhood, perfect for raising a family!

Key facts

• Near schools
• Full basement
• Near parks

Tags

• FULL BASEMENT
• OVERSIZED HEATED GARAGE
• DEDICATED WORKSHOP SPACE
• NEAR SCHOOLS
• NEAR PARKS
• NEAR LOCAL AMENITIES

Property features AI

Finance

• Other: Parcel number 29274030330000
• HOA & community: No master association fees required

Exterior

• Parking: Detached garage (owned); Heated garage; Garage door opener; Approximately 2.5 garage/total parking spaces
• Utilities: Water: Lake Michigan; Sewer: Public sewer
• Home design: Detached single-family ranch; One-story; Fee simple ownership; Facing direction information not provided
• Construction: Built 61–70 years ago; Vinyl siding; Asphalt roof; Concrete perimeter foundation; Property built before 1978
• Exterior features: Lot approximately 60 x 105; Less than 0.25 acre; School bus service; Interstate access

Interior

• Kitchen: Range; Microwave; Refrigerator; Disposal
• Bedrooms: 3 bedrooms (all on main level); Primary bedroom on main level
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Natural gas forced air heating; Central air conditioning
• Interior features: 6 total rooms; Unfinished full basement; Recreation room (basement)
• Laundry & utility: Laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $255 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $194k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 76/100 on livability (#183 in IL, #3,517 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: health & safety D+, amenities F.
• Thornton Twp Hsd 205 (suburban): math 7% / reading 8% proficiency, ranked #594 of 620 in IL (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Thornton Township High School (math 7% / reading 7%, grade F, #605 of 693 statewide, top 87%, 1,628 students, 0% FRL).
• Market conditions: 11 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $30k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $193,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.10% ✓
• Cap rate: 7.82%
• Cash-on-cash: 5.47%
• DSCR: 1.24
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $164,736
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
913 Sunnyside Ave	0.13mi	3/1.5	1,073 (+2%)	9mo	$122,910	$115	83
104 Anne Ct	0.31mi	3/1.5	1,034 (-2%)	8mo	$133,000	$129	76
816 Sunnyside Ave	0.18mi	4/1.5 (+1)	1,106 (+5%)	4mo	$189,500	$171	75
404 N Kinzie St	0.46mi	4/2.0 (+1)	1,056 (0%)	2mo	$165,000	$156	70
243 E 170th St	0.60mi	3/1.5	1,080 (+2%)	7mo	$165,500	$153	62
101 N Kinzie St	0.69mi	4/1.5 (+1)	1,067 (+1%)	5mo	$169,900	$159	57
413 Water St	0.36mi	2/1.0 (-1)	1,155 (+9%)	8mo	$169,500	$147	54
17140 Evans Dr	0.56mi	3/2.0	1,206 (+14%)	2mo	$245,000	$203	46
113 N Hunter St	0.68mi	3/2.0	1,204 (+14%)	0mo	$180,000	$150	43
16856 S Wausau Ave	0.73mi	3/2.0	1,145 (+8%)	9mo	$200,000	$175	42
16914 Parkside Ave	0.70mi	4/2.0 (+1)	1,187 (+12%)	3mo	$224,700	$189	37
456 E 170th St	0.59mi	4/2.5 (+1)	1,184 (+12%)	9mo	$149,000	$126	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: -7.8%
• Equity multiple: 0.71×
• Total profit: $-16,057
• Equity at exit: $29,806

10-year hold

• IRR: 1.8%
• Equity multiple: 1.13×
• Total profit: $7,318
• Equity at exit: $17,284

Cash invested: $55,972 (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 60476

• Home prices YoY: -20.4%
• Active inventory: 11
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,200 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$351 /mo · $4,217/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $255

Break-even live

Break-even rent $1,877

Max offer price $199,900

Occupancy floor 83%

Sensitivity live

Price	-10% $368	-5% $312	+0% $255	+5% $198	+10% $142
Rent	-10% $81	-5% $168	+0% $255	+5% $342	+10% $429
Rate	-1.0pp $356	-0.5pp $306	base $255	+0.5pp $203	+1.0pp $150

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
208 Blackstone St Thornton, IL	2.0	1.5	923	$2,200	$2.38	2d	1	0.57mi

Listing history 16 events

1. 2026-06-09
   days on market $199,900 Active 40 DOM
2. 2026-06-08
   days on market $199,900 Active 39 DOM
3. 2026-06-07
   days on market $199,900 Active 38 DOM
4. 2026-06-04
   days on market $199,900 Active 35 DOM
5. 2026-06-03
   days on market $199,900 Active 34 DOM
6. 2026-06-02
   days on market $199,900 Active 33 DOM
7. 2026-06-01
   days on market $199,900 Active 32 DOM
8. 2026-06-01
   price $199,900 Active 31 DOM
9. 2026-05-31
   days on market $229,500 Active 31 DOM
10. 2026-04-30
    listed $229,500 Active
11. 2024-11-20
    soldstatus $200,000
12. 2024-11-08
    soldstatus $200,000 Closed 751-char remark

    Show marketing remark (751 chars)

    Welcome home to this charming 3-bedroom, 1.5-bath ranch located in the heart of Thornton! Perfectly suited for family living, this home offers a comfortable and spacious layout with a full basement, ideal for extra storage or additional living space. Recent updates throughout give the home a fresh, modern feel, while maintaining its cozy charm. One of the standout features is the brand-new oversized heated 2.5 car garage with extra workshop space- a dream come true for mechanics or hobbyists! With plenty of space for tools, projects, and parking, this garage is perfect for those who love to tinker or need extra storage for their vehicles. Don't miss out on this move-in-ready gem in a friendly neighborhood, perfect for raising a family!

13. 2024-10-07
    historical Contingent - Continue to Show 751-char remark

    Show marketing remark (751 chars)

    Welcome home to this charming 3-bedroom, 1.5-bath ranch located in the heart of Thornton! Perfectly suited for family living, this home offers a comfortable and spacious layout with a full basement, ideal for extra storage or additional living space. Recent updates throughout give the home a fresh, modern feel, while maintaining its cozy charm. One of the standout features is the brand-new oversized heated 2.5 car garage with extra workshop space- a dream come true for mechanics or hobbyists! With plenty of space for tools, projects, and parking, this garage is perfect for those who love to tinker or need extra storage for their vehicles. Don't miss out on this move-in-ready gem in a friendly neighborhood, perfect for raising a family!

14. 2024-09-20
    listed $200,000 Active 751-char remark

    Show marketing remark (751 chars)

    Welcome home to this charming 3-bedroom, 1.5-bath ranch located in the heart of Thornton! Perfectly suited for family living, this home offers a comfortable and spacious layout with a full basement, ideal for extra storage or additional living space. Recent updates throughout give the home a fresh, modern feel, while maintaining its cozy charm. One of the standout features is the brand-new oversized heated 2.5 car garage with extra workshop space- a dream come true for mechanics or hobbyists! With plenty of space for tools, projects, and parking, this garage is perfect for those who love to tinker or need extra storage for their vehicles. Don't miss out on this move-in-ready gem in a friendly neighborhood, perfect for raising a family!

15. 2005-10-06
    soldstatus $129,500
16. 2000-03-22
    soldstatus $102,000

ⓘ 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: $4,217 · $351/mo
• Projected year-2 tax: $4,377 · $365/mo
• Expected delta: +$160/yr (+$13/mo · 3.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,400
• − Mortgage interest: −$11,198
• − Property taxes: −$4,217
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,112
• − Management: −$2,112
• − Depreciation: −$5,815
• Taxable loss: −$53
• Est. tax savings @ 24.0%: +$13
• After-tax cash flow: $3,073/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: Thornton Twp Hsd 205
• NCES district ID: 1738970
• Math proficiency: 7% ▬ 0.00%
• Reading proficiency: 8% ▼ -2.00%
• Median HH income: $43,392
• Composite: 6.92/100
• National rank: #9976
• State rank: #594 of 620 in IL

Livability — Thornton

• Score: 76/100
• State rank: #183
• US rank: #3517

Category grades

Amenities F Commute A+ Cost of living A+ Crime B Employment B+ Housing A+ Health & safety D+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Thornton, IL
• Population (ZIP): 1,876

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 0.65)
• Race & ethnicity: White 43% Black 35% Hispanic / Latino 20% Two or more races 3%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Romanian 8% Iranian 3% Portuguese 1%
• Foreign-born: 4% · Canada, Jamaica
• Languages at home: 82% English-only · Spanish 16% 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: ▼ -49.92%
• Current HPI: 194.3119
• Rent YoY: —
• Metro: —
• 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

+125.0% since first listed

7 events — show timeline

• 2026-04-30 Listed $229,500 MRED as Distributed by MLS Grid
• 2024-11-20 Sold (Public Records) $200,000 Public Records
• 2024-11-08 Sold (MLS) $200,000 MRED as Distributed by MLS Grid
• 2024-10-07 Contingent — MRED as Distributed by MLS Grid
• 2024-09-20 Listed $200,000 MRED as Distributed by MLS Grid
• 2005-10-06 Sold (Public Records) $129,500 Public Records
• 2000-03-22 Sold (Public Records) $102,000 Public Records

Property tax history

+2.5%/yr

Latest (2023): $4,217 · +556.9% YoY. Source: county tax records.