12517 Meadow Ln #5 · Blue Island, IL 60406

$175,900

2 bd · 2.5 ba · 1,430 sqft · Townhouse · 151 Days on market

Built 2001 Est $203k · 13% under $225/mo HOA · 11% of rent ↓ 12% 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 +19.0/30.0
• ARV discount +13.5/15.0
• 1% rule +6.7/10.0
• DSCR +6.0/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits in this spacious tri-level townhome offering a versatile layout and abundant potential. The home features a primary suite with a private bath, a second bedroom with an en suite, and a convenient half bath located just off the kitchen. Generous living space provide flexibility for everyday living and entertaining. An attached 2-car garage adds convenience and functionality. Being sold As-Is and in need of some TLC, this property presents a great opportunity to customize and add value. A must-see to truly appreciate the space and possibilities. Multiple offers received. Seller is requesting highest and best from all interested parties. Please submit strongest terms by Monda

Key facts

• $225 HOA
• 2 garage spots
• Built 2001

Property features AI

Finance

• HOA & community: Monthly association fee of $225; Association includes insurance, lawn care, and snow removal; Pets allowed — cats and dogs OK (max 50 lb)

Exterior

• Parking: Attached garage (2 spaces, 2 total parking spaces)
• Utilities: Public water; Public sewer
• Home design: Attached single property; Townhouse — 2 story; Entry level: 1; Fee simple ownership
• Construction: Aluminum siding and brick exterior; Approximately 21–25 years old
• Exterior features: Subdivision: Fairways of Blue Island; Directions: Off 123rd Street; Meadow Lane is east of Kedzie and west of Western Ave

Interior

• Kitchen: Kitchen on main level (13 x 10)
• Bedrooms: Master bedroom on second floor (18 x 15); Bedroom on second floor (16 x 12); Additional bedrooms (total 2)
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Finished partial basement; 5 total rooms
• Laundry & utility: Laundry room on lower level (5 x 5)

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $176k.

Deal economics

• At list price, monthly cash flow is $184 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $176k).
• Recommended offer: $155k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 77/100 on livability (#159 in IL, #2,964 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: employment C-, schools F, crime F.
• Chsd 218 (suburban): math 14% / reading 20% proficiency, ranked #454 of 620 in IL (top 73%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 43 active listings in the ZIP; 14 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).

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 151 days — a 12% lower offer ($155k) is reasonable based on typical stale-listing flexibility.

Recommended offer $154,792 (12.0% below list)

Questions for the listing agent

1. It's been on market 151 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.17% ✓
• Cap rate: 7.55%
• Cash-on-cash: 4.49%
• DSCR: 1.20
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $203,060
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12517 Meadow Ln #5	0.00mi	2/2.5	1,430 (0%)	1mo	$198,000	$138	99
12527 Meadow Ln Unit 2A	0.03mi	2/2.5	1,430 (0%)	20mo	$215,000	$150	82
12235 Fairway Cir Unit C	0.39mi	2/2.5	1,300 (-9%)	19mo	$185,000	$142	51

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: -9.2%
• Equity multiple: 0.66×
• Total profit: $-16,601
• Equity at exit: $26,227

10-year hold

• IRR: 0.4%
• Equity multiple: 1.03×
• Total profit: $1,340
• Equity at exit: $15,209

Cash invested: $49,252 (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 60406

• Home prices YoY: -26.8%
• Active inventory: 43
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $2,057 high
• Mortgage (P&I): −$922
• Tax est. 1.5%: −$220 /mo · $2,638/yr
• Insurance: −$73
• HOA: −$225
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $184

Break-even live

Break-even rent $1,824

Max offer price $175,900

Occupancy floor 86%

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: $43,975
• Closing costs: $5,277
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12415 Meadow Ln #5 Blue Island, IL	2.0	2.5	1800	$2,200	$1.22	1d	1	0.12mi
12710 Elm St Unit 2B Blue Island, IL	3.0	2.0	900	$1,850	$2.06	1d	1	0.32mi
2336 122nd St Unit 2 Blue Island, IL	3.0	1.0	1340	$1,900	$1.42	20d	1	0.68mi
2640 Vermont St Unit 1 Blue Island, IL	3.0	1.5	1500	$2,200	$1.47	1d	1	0.75mi
11706 S Artesian Ave Chicago, IL	3.0	2.5	1299	$3,400	$2.62	1d	1	1.08mi
13308 Old Western Ave Unit 2 Blue Island, IL	3.0	1.5	1350	$2,200	$1.63	11d	1	1.12mi
13308 Old Western Ave Unit 2 Blue Island, IL	3.0	1.5	1350	$2,200	$1.63	22d	1	1.12mi
2336 W 122nd St Unit 2 Alsip, IL	3.0	1.0	1100	$1,900	$1.73	7d	1	1.12mi
13443 Greenwood Ave Unit 2E Blue Island, IL	2.0	1.0	1200	$1,550	$1.29	1d	1	1.30mi
3621 W 119th St Alsip, IL	1.0–2.0	1.0	800	$1,525	$1.91	1d	4	1.30mi
1923 Vermont St Blue Island, IL	2.0	1.0	1087	$1,550	$1.43	24d	1	1.31mi
3177 W 115th St Unit 3W Merrionette Park, IL	2.0	1.0	900	$1,600	$1.78	1d	1	1.34mi
2119 135th Pl Unit 4 Blue Island, IL	2.0	1.0	900	$1,250	$1.39	7d	1	1.50mi
2119 135th Pl Blue Island, IL	2.0	1.0	900	$1,250	$1.39	3d	1	1.50mi

HOA detail

• Monthly dues: $225 · $2,700/yr

Listing history 7 events

1. 2026-04-09
   historical Contingent - Continue to Show
2. 2026-03-14
   price $175,900
3. 2026-03-03
   status Active
4. 2026-02-18
   historical Contingent - Continue to Show
5. 2026-01-29
   price $179,900
6. 2026-01-22
   price $189,900
7. 2026-01-15
   price $199,900

ⓘ 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 · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,681
• − Mortgage interest: −$9,853
• − Property taxes: −$2,638
• − Insurance: −$880
• − Repairs & maintenance: −$1,974
• − Management: −$1,974
• − HOA: −$2,700
• − Depreciation: −$5,117
• Taxable loss: −$456
• Est. tax savings @ 24.0%: +$110
• After-tax cash flow: $2,320/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: Chsd 218
• NCES district ID: 1706540
• Math proficiency: 14% ▼ -4.00%
• Reading proficiency: 20% ▼ -1.00%
• Median HH income: $57,166
• Composite: 16.09/100
• National rank: #9235
• State rank: #454 of 620 in IL

Livability — Blue Island

• Score: 77/100
• State rank: #159
• US rank: #2964

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Blue Island, IL
• City population: 24,887
• Population (ZIP): 24,887

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: Hispanic / Latino 44% Black 34% White 19% Two or more races 8%
• Hispanic origin (detail): Mexican 39%
• Common ancestry: Romanian 2% English 1% Iranian 1%
• Foreign-born: 19% · Canada
• Languages at home: 65% English-only · Spanish 33% 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: ▼ -94.77%
• Current HPI: 259.492
• 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

-12.0% since first listed

7 events — show timeline

• 2026-04-09 Contingent — MRED as Distributed by MLS Grid
• 2026-03-14 Price Changed $175,900 MRED as Distributed by MLS Grid
• 2026-03-03 Relisted — MRED as Distributed by MLS Grid
• 2026-02-18 Contingent — MRED as Distributed by MLS Grid
• 2026-01-29 Price Changed $179,900 MRED as Distributed by MLS Grid
• 2026-01-22 Price Changed $189,900 MRED as Distributed by MLS Grid
• 2026-01-15 Price Changed $199,900 MRED as Distributed by MLS Grid