36 Monee Rd · Park Forest, IL 60466

$159,900

4 bd · 2.0 ba · 1,490 sqft · SingleFamily public records · 372 Days on market

Built 1952 Est $185k · 13% 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 +13.6/15.0
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• 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

Priced to sell single family in quiet neighborhood! Great investment for savvy investor or homeowner. Severely distressed, but is worth the effort. Make your appointment today.

Key facts

• 2 garage spots
• Built 1952
• Listed 371 days

Property features AI

Finance

• Other: School bus service available
• HOA & community: No required master association fee

Exterior

• Parking: Detached garage (owned) with about 2.5 garage spaces; Driveway and off-street parking; Asphalt surfaces
• Utilities: Water from Lake Michigan / public water; Public sewer
• Home design: Detached single-family home; One-story; Fee simple ownership; Partially in a flood zone; Rehab completed in 2025; Built approximately 71–80 years ago
• Construction: Brick and Masonite exterior; Built before 1978
• Exterior features: Sidewalks and street lights; Paved streets; Lot under 0.25 acre

Interior

• Kitchen: Kitchen on main level
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Ceramic tile flooring throughout main living areas and bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas forced-air heating
• Interior features: First-floor bedroom; First-floor full bathroom; Six total rooms
• Laundry & utility: Main-level laundry room (12 x 8)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $765 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.0% vs local median 9.7% 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; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).
• At $2,368/mo this rent would consume 46% of the median local household income ($62k/yr) (locally 900% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 372 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 10y 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 $22k; list at $160k implies a 627% 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 $140,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 372 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — 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: 1.48% ✓
• Cap rate: 12.04%
• Cash-on-cash: 20.52%
• DSCR: 1.91
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $184,760
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
343 Osage St	0.04mi	3/1.0 (-1)	1,490 (0%)	0mo	$185,000	$124	88
364 Osage St	0.20mi	4/3.0	1,503 (+1%)	1mo	$245,000	$163	85
6 Monee Ct	0.32mi	3/1.5 (-1)	1,452 (-3%)	3mo	$120,000	$83	72
362 Oakwood St	0.28mi	3/2.0 (-1)	1,569 (+5%)	11mo	$130,000	$83	64
107 Chestnut St	0.49mi	4/2.5	1,383 (-7%)	1mo	$215,000	$155	62
397 Oswego St	0.56mi	4/2.0	1,398 (-6%)	2mo	$199,000	$142	61
111 Nashua St	0.48mi	3/1.5 (-1)	1,500 (+1%)	11mo	$77,500	$52	60
127 Blackhawk Dr	0.48mi	3/1.5 (-1)	1,296 (-13%)	3mo	$117,000	$90	47
336 Niagara St	0.48mi	3/1.5 (-1)	1,303 (-13%)	12mo	$150,000	$115	40
210 Marquette St	0.70mi	3/1.0 (-1)	1,269 (-15%)	0mo	$153,000	$121	33
214 Marquette St	0.72mi	3/2.0 (-1)	1,271 (-15%)	7mo	$184,900	$145	31
236 Indianwood Blvd	0.71mi	3/2.0 (-1)	1,276 (-14%)	10mo	$170,000	$133	29

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: 12.8%
• Equity multiple: 1.51×
• Total profit: $22,879
• Equity at exit: $23,842

10-year hold

• IRR: 21.7%
• Equity multiple: 2.85×
• Total profit: $82,847
• Equity at exit: $13,825

Cash invested: $44,772 (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: 5.6×

Monthly cashflow live

• Estimated rent: $2,368 high
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,398/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$497
• Net cashflow: $765

Break-even live

Break-even rent $1,399

Max offer price $159,900

Occupancy floor 63%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19 Apple Ln Park Forest, IL	3.0	1.0	1541	$2,300	$1.49	12d	1	0.31mi
111 Nashua St Park Forest, IL	4.0	1.5	1500	$2,500	$1.67	24d	1	0.47mi
372 Oswego St Park Forest, IL	4.0	1.0	1200	$2,600	$2.17	24d	1	0.49mi
3324 Western Ave Park Forest, IL	1.0–3.0	1.0	1026	$1,995	$1.94	1d	11	0.80mi
194 Monee Rd Park Forest, IL	3.0	1.0	1092	$1,971	$1.80	22d	1	0.85mi
411 Huron St Park Forest, IL	3.0	1.0	1092	$2,300	$2.11	24d	1	0.85mi
441 Talala St Park Forest, IL	4.0	2.0	1740	$2,500	$1.44	24d	1	0.91mi
277 Somonauk St Park Forest, IL	3.0	1.0	966	$2,000	$2.07	3d	1	1.06mi
490 Shabbona Dr Park Forest, IL	3.0	1.0	1300	$1,895	$1.46	3d	1	1.10mi
235 Tampa St Park Forest, IL	3.0	1.0	1092	$2,000	$1.83	24d	1	1.10mi
316 W 34th St Steger, IL	3.0	1.0–1.5	720	$1,715	$2.38	1d	5	1.42mi

Listing history 28 events

1. 2026-06-18
   days on market $159,900 Active 372 DOM
2. 2026-06-17
   days on market $159,900 Active 371 DOM
3. 2026-06-16
   days on market $159,900 Active 370 DOM
4. 2026-06-15
   days on market $159,900 Active 369 DOM
5. 2026-06-13
   days on market $159,900 Active 367 DOM
6. 2026-06-09
   days on market $159,900 Active 363 DOM
7. 2026-06-08
   days on market $159,900 Active 362 DOM
8. 2026-06-07
   days on market $159,900 Active 361 DOM
9. 2026-06-04
   days on market $159,900 Active 358 DOM
10. 2026-06-03
    days on market $159,900 Active 357 DOM
11. 2026-06-02
    days on market $159,900 Active 356 DOM
12. 2026-06-01
    days on market $159,900 Active 355 DOM
13. 2026-05-31
    days on market $159,900 Active 354 DOM
14. 2025-09-03
    price $159,900
15. 2025-06-10
    listed $164,900 Active
16. 2025-06-10
    historical
17. 2025-05-16
    price
18. 2025-04-21
    listed Active
19. 2016-12-23
    soldstatus $22,000 Closed Sale 176-char remark

    Show marketing remark (176 chars)

    Priced to sell single family in quiet neighborhood! Great investment for savvy investor or homeowner. Severely distressed, but is worth the effort. Make your appointment today.

20. 2016-12-20
    status Pending 176-char remark

    Show marketing remark (176 chars)

    Priced to sell single family in quiet neighborhood! Great investment for savvy investor or homeowner. Severely distressed, but is worth the effort. Make your appointment today.

21. 2016-10-14
    status Reactivated 176-char remark

    Show marketing remark (176 chars)

    Priced to sell single family in quiet neighborhood! Great investment for savvy investor or homeowner. Severely distressed, but is worth the effort. Make your appointment today.

22. 2016-09-22
    historical Contingent 176-char remark

    Show marketing remark (176 chars)

    Priced to sell single family in quiet neighborhood! Great investment for savvy investor or homeowner. Severely distressed, but is worth the effort. Make your appointment today.

23. 2016-09-20
    price $27,000 176-char remark

    Show marketing remark (176 chars)

    Priced to sell single family in quiet neighborhood! Great investment for savvy investor or homeowner. Severely distressed, but is worth the effort. Make your appointment today.

24. 2016-09-19
    status Reactivated 176-char remark

    Show marketing remark (176 chars)

    Priced to sell single family in quiet neighborhood! Great investment for savvy investor or homeowner. Severely distressed, but is worth the effort. Make your appointment today.

25. 2016-08-23
    historical Contingent 176-char remark

    Show marketing remark (176 chars)

    Priced to sell single family in quiet neighborhood! Great investment for savvy investor or homeowner. Severely distressed, but is worth the effort. Make your appointment today.

26. 2016-08-12
    status Reactivated 176-char remark

    Show marketing remark (176 chars)

    Priced to sell single family in quiet neighborhood! Great investment for savvy investor or homeowner. Severely distressed, but is worth the effort. Make your appointment today.

27. 2016-07-12
    historical Contingent 176-char remark

    Show marketing remark (176 chars)

    Priced to sell single family in quiet neighborhood! Great investment for savvy investor or homeowner. Severely distressed, but is worth the effort. Make your appointment today.

28. 2016-05-20
    listed $32,000 New 176-char remark

    Show marketing remark (176 chars)

    Priced to sell single family in quiet neighborhood! Great investment for savvy investor or homeowner. Severely distressed, but is worth the effort. Make your appointment today.

ⓘ 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: $28,413
• − Mortgage interest: −$8,957
• − Property taxes: −$2,398
• − Insurance: −$800
• − Repairs & maintenance: −$2,273
• − Management: −$2,273
• − Depreciation: −$4,652
• Taxable income: $7,060
• Est. tax owed @ 24.0%: −$1,694
• After-tax cash flow: $7,491/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

+399.7% since first listed

15 events — show timeline

• 2025-09-03 Price Changed $159,900 MRED as Distributed by MLS Grid
• 2025-06-10 Listing Removed — MRED as Distributed by MLS Grid
• 2025-06-10 Listed $164,900 MRED as Distributed by MLS Grid
• 2025-05-16 Price Changed — MRED as Distributed by MLS Grid
• 2025-04-21 Listed — MRED as Distributed by MLS Grid
• 2016-12-23 Sold (MLS) $22,000 MRED as Distributed by MLS Grid
• 2016-12-20 Pending — MRED as Distributed by MLS Grid
• 2016-10-14 Relisted — MRED as Distributed by MLS Grid
• 2016-09-22 Contingent — MRED as Distributed by MLS Grid
• 2016-09-20 Price Changed $27,000 MRED as Distributed by MLS Grid
• 2016-09-19 Relisted — MRED as Distributed by MLS Grid
• 2016-08-23 Contingent — MRED as Distributed by MLS Grid
• 2016-08-12 Relisted — MRED as Distributed by MLS Grid
• 2016-07-12 Contingent — MRED as Distributed by MLS Grid
• 2016-05-20 Listed $32,000 MRED as Distributed by MLS Grid

Property tax history

+6.4%/yr

Latest (2023): $8,554 · +144.0% YoY. Source: county tax records.