303 Jackson St · Park Forest, IL 60466

$170,000

4 bd · 2.5 ba · 2,175 sqft · SingleFamily public records · 78 Days on market

Built 1964 Est $278k · 39% 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 +27.9/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +9.9/10.0
• 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

Investor opportunity awaits in Park Forest! This home is full of potential and ready for your vision. Featuring hardwood floors throughout and built-in storage units that add both character and functionality, this property offers a solid foundation for renovation. Enjoy natural light and easy indoor-outdoor living with French doors that lead to a spacious deck-perfect for entertaining or relaxing. Kitchen and half bath was renovated in 2017 giving buyers a head start on improvements. Ideal for a 203K buyer or investor looking to customize and add value. With great bones and key updates already started. Being SOLD As-IS

Key facts

• French doors
• Spacious deck
• Kitchen renovated

Tags

• HARDWOOD FLOORS
• BUILT-IN STORAGE UNITS
• FRENCH DOORS
• SPACIOUS DECK
• KITCHEN RENOVATED
• HALF BATH RENOVATED

Property features AI

Finance

• Other: Fee simple ownership; School bus service available; Possession at closing or immediate
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage (concrete), 2 garage spaces, 2 total parking spaces
• Utilities: Water: Lake Michigan and public; Sewer: Public sewer; Power and other utilities: standard municipal services
• Home design: Detached single-family home; 2-story
• Construction: Brick construction; Asphalt roof; Concrete perimeter foundation; Built 61–70 years ago; Built before 1978
• Exterior features: Less than 1/4 acre lot; Lot dimensions: 8351

Interior

• Kitchen: Eating area with breakfast bar; Double oven; Cooktop; Ceramic tile flooring
• Bedrooms: 4 bedrooms (master on second level, three additional bedrooms on second level); One bedroom measures 12 x 17 with hardwood flooring and an attached full bath; Other bedrooms have hardwood flooring (12 x 14, 11 x 17, 11 x 11)
• Flooring: Hardwood flooring throughout main living areas and most bedrooms; Ceramic tile in kitchen; Parquet in office
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Walk-in closets; Separate dining room; 8 total rooms; Full unfinished walk-out basement
• Laundry & utility: Laundry room; Sump pump

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $522 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $170k).
• Recommended offer: $160k (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; 1 comparable units currently listed for rent nearby; 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).
• At $2,715/mo this rent would consume 53% 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 $48k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($160k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 4.7% of price.

Recommended offer $159,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 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 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.60% ✓
• Cap rate: 9.98%
• Cash-on-cash: 13.15%
• DSCR: 1.59
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $278,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
508 Davis St	0.08mi	5/2.0 (+1)	2,018 (-7%)	9mo	$250,000	$124	70
3115 Holden Cir	0.38mi	3/3.0 (-1)	2,158 (-1%)	9mo	$300,000	$139	67
3121 Heritage Blvd	0.30mi	3/2.5 (-1)	2,223 (+2%)	14mo	$315,000	$142	66
204 Jackson St	0.07mi	4/3.0	1,900 (-13%)	17mo	$210,000	$111	59
520 Antietam St	0.03mi	3/3.0 (-1)	1,865 (-14%)	12mo	$268,500	$144	58
3762 215th St	0.60mi	4/3.0	2,249 (+3%)	12mo	$270,000	$120	54
21335 Locust St	0.43mi	4/1.5	2,000 (-8%)	15mo	$217,700	$109	50
1010 Evergreen Cir	0.72mi	4/3.0	2,140 (-2%)	15mo	$320,000	$150	49
3226 Holden Cir	0.35mi	3/2.5 (-1)	2,400 (+10%)	18mo	$308,000	$128	47
21413 Main St	0.33mi	5/1.0 (+1)	1,870 (-14%)	11mo	$175,000	$94	41
411 Douglas St	0.41mi	3/3.0 (-1)	1,850 (-15%)	12mo	$250,000	$135	38
3716 216th Pl	0.54mi	3/1.0 (-1)	1,989 (-9%)	14mo	$225,000	$113	38

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: 3.3%
• Equity multiple: 1.13×
• Total profit: $5,998
• Equity at exit: $25,348

10-year hold

• IRR: 12.9%
• Equity multiple: 2.04×
• Total profit: $49,295
• Equity at exit: $14,698

Cash invested: $47,600 (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: 5.2×

Monthly cashflow live

• Estimated rent: $2,715 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$661 /mo · $7,931/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$570
• Net cashflow: $522

Break-even live

Break-even rent $2,055

Max offer price $170,000

Occupancy floor 76%

Sensitivity live

Price	-10% $1,088	-5% $570	+0% $522	+5% $474	+10% $425
Rent	-10% $307	-5% $414	+0% $522	+5% $629	+10% $736
Rate	-1.0pp $607	-0.5pp $565	base $522	+0.5pp $478	+1.0pp $433

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21015 London Dr Olympia Fields, IL	4.0	3.0	2700	$3,200	$1.19	2d	1	0.74mi

Listing history 16 events

1. 2026-06-18
   days on market $170,000 Active 78 DOM
2. 2026-06-17
   days on market $170,000 Active 77 DOM
3. 2026-06-16
   days on market $170,000 Active 76 DOM
4. 2026-06-15
   days on market $170,000 Active 75 DOM
5. 2026-06-13
   days on market $170,000 Active 73 DOM
6. 2026-06-09
   days on market $170,000 Active 69 DOM
7. 2026-06-08
   days on market $170,000 Active 68 DOM
8. 2026-06-07
   days on market $170,000 Active 67 DOM
9. 2026-06-04
   days on market $170,000 Active 64 DOM
10. 2026-06-03
    days on market $170,000 Active 63 DOM
11. 2026-06-02
    days on market $170,000 Active 62 DOM
12. 2026-06-01
    days on market $170,000 Active 61 DOM
13. 2026-05-31
    days on market $170,000 Active 60 DOM
14. 2026-04-01
    listed $170,000 Active
15. 2003-10-21
    soldstatus $168,000
16. 1995-10-11
    soldstatus $146,000

ⓘ 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: $7,931 · $661/mo
• Projected year-2 tax: $7,931 · $661/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 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: $32,582
• − Mortgage interest: −$9,523
• − Property taxes: −$7,931
• − Insurance: −$850
• − Repairs & maintenance: −$2,607
• − Management: −$2,607
• − Depreciation: −$4,945
• Taxable income: $4,120
• Est. tax owed @ 24.0%: −$989
• After-tax cash flow: $5,272/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

+16.4% since first listed

3 events — show timeline

• 2026-04-01 Listed $170,000 MRED as Distributed by MLS Grid
• 2003-10-21 Sold (Public Records) $168,000 Public Records
• 1995-10-11 Sold (Public Records) $146,000 Public Records

Property tax history

+1.7%/yr

Latest (2023): $7,931 · -41.6% YoY. Source: county tax records.