1729 Tina Ln · Flossmoor, IL 60422

$324,873

3 bd · 1.5 ba · 1,590 sqft · SingleFamily public records · 3 Days on market

Built 1974 0.34 ac lot Est $229k · 42% over

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Why this score? — see what drove the F 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 +7.7/30.0
• Livability +4.0/5.0
• 1% rule +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• DSCR +1.8/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Totally updated 4 bedroom home. Updates include new windows, new carpet, new paint, ceramic tile, hardwood floors, cherry cabinets, all stainless appliances stay. Huge 75 x 200 lot on a beautiful tree lined street. New front load washer and dryer stay!!!!!

Key facts

• Hardwood flooring
• Neutral interior
• Remodeled kitchen

Tags

• OVERSIZED LOT
• NEUTRAL INTERIOR
• WELCOMING FOYER
• HARDWOOD FLOORING
• DESIGNER-PANELED WALL
• REMODELED KITCHEN

Property features AI

Finance

• Other: Parcel number available; Property not currently leased
• HOA & community: No master association fees required; Community features include curbs, sidewalks, street lights and paved streets; Subdivision: Pinehurst

Exterior

• Parking: Attached garage with 2 garage spaces; Asphalt driveway; Garage with door opener
• Security: CO detectors
• Utilities: Water source: Lake Michigan; Public sewer; Electric service with circuit breakers; Gas for heating and water heater; Sump pump with backup
• Home design: Detached single-family home; Tri-level / split-level design; Fee simple ownership; Built before 1978
• Construction: Aluminum siding; Asphalt roof; Concrete perimeter foundation; Estimated living area; Age: approximately 51–60 years
• Exterior features: Deck; Landscaped lot; School bus service

Interior

• Kitchen: Eating-area kitchen (14 x 11); Range; Dishwasher; Refrigerator; Disposal
• Bedrooms: 4 bedrooms total; Master bedroom on second level (14 x 13); Bedroom 2 on second level (12 x 10); Bedroom 3 on second level (12 x 10); Bedroom 4 on third level (19 x 12); Walk-in closet on second level (8 x 5)
• Flooring: Hardwood flooring in some areas; Carpet in bedrooms and lower-level family room; Ceramic tile in foyer and kitchen; Vinyl in laundry room
• Bathrooms: 1 full bathroom; 1 half bathroom; Double sink vanity; Basement bathroom present
• Heating & cooling: Natural gas heating with forced air; Central air conditioning; CO detectors; Ceiling fans
• Interior features: Built-in features; Walk-in closets; Screens on windows; Finished partial basement with crawl space; Unfinished attic; L-shaped dining area; Some photos virtually staged
• Laundry & utility: Laundry room on lower level (11 x 11); In-unit laundry with gas dryer hookup; Laundry sink; Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $-379 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $258k (20.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $273k (15.9% below list).
• Recommended offer: $258k (20.6% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 80/100 on livability (#107 in IL, #1,718 nationally) — a professional / high-income tenant draw. Strengths: employment A+, housing A+, crime B+; Watch: cost of living D, amenities F.
• Homewood Flossmoor Chsd 233 (suburban): math 21% / reading 27% proficiency, ranked #272 of 620 in IL (top 44%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Homewood-Flossmoor High School (math 21% / reading 27%, grade F, #304 of 693 statewide, top 44%, 2,798 students, 0% FRL).
• Market conditions: 94 active listings in the ZIP; 2 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 $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 20y 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 $169k; list at $325k implies a 92% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.

Recommended offer $258,002 (20.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1974 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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?
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: 0.84% ✗
• Cap rate: 4.89%
• Cash-on-cash: -4.99%
• DSCR: 0.78
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $228,960
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
159 Pleasant Dr	0.39mi	3/2.0	1,653 (+4%)	0mo	$225,000	$136	73
220 W Raye Dr	0.36mi	4/2.0 (+1)	1,600 (+1%)	4mo	$175,000	$109	72
182 Frederick Dr	0.39mi	4/1.5 (+1)	1,539 (-3%)	2mo	$99,900	$65	70
373 W Glengate Ave	0.46mi	3/2.0	1,533 (-4%)	1mo	$290,000	$189	70
419 Longwood Dr	0.54mi	3/2.0	1,491 (-6%)	6mo	$245,000	$164	58
353 202nd St	0.55mi	3/2.5	1,700 (+7%)	5mo	$245,000	$144	55
176 N Floyd Ln	0.74mi	3/2.0	1,660 (+4%)	7mo	$150,000	$90	50
167 Kingston Pl	0.62mi	3/1.5	1,385 (-13%)	1mo	$215,000	$155	48
444 Wood St	0.58mi	3/2.0	1,393 (-12%)	7mo	$212,000	$152	44
606 De Angelis Ct	0.74mi	3/2.0	1,394 (-12%)	0mo	$172,000	$123	42
540 W Winchester Rd	0.69mi	3/2.0	1,800 (+13%)	5mo	$150,000	$83	40
229 Cove Dr	0.54mi	4/3.5 (+1)	1,770 (+11%)	8mo	$425,000	$240	37

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: -24.7%
• Equity multiple: 0.16×
• Total profit: $-76,532
• Equity at exit: $48,440

10-year hold

• IRR: -20.1%
• Equity multiple: -0.06×
• Total profit: $-96,790
• Equity at exit: $28,089

Cash invested: $90,964 (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 60422

• Home prices YoY: -26.3%
• Active inventory: 94
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,733 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$699 /mo · $8,383/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$574
• Net cashflow: $-379

Break-even live

Break-even rent $3,212

Max offer price $258,002

Occupancy floor —

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: $81,218
• Closing costs: $9,746
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1332 Jamie Ln Homewood, IL	4.0	2.5	1576	$3,171	$2.01	24d	1	1.24mi
531 Wallace St Chicago Heights, IL	3.0	1.0	1100	$2,000	$1.82	5d	1	1.45mi

Listing history 50 events

1. 2026-06-18
   days on market $324,873 Active 3 DOM
2. 2026-06-17
   days on market $324,873 Active 2 DOM
3. 2026-06-15
   days on marketlisting id $324,873 Active 1 DOM
4. 2026-06-15
   days on market $324,873 Active 30 DOM
5. 2026-06-13
   days on market $324,873 Active 28 DOM
6. 2026-06-09
   pricedays on market $324,873 Active 24 DOM
7. 2026-06-08
   days on market $339,873 Active 23 DOM
8. 2026-06-07
   days on market $339,873 Active 22 DOM
9. 2026-06-04
   days on market $339,873 Active 19 DOM
10. 2026-06-03
    days on market $339,873 Active 18 DOM
11. 2026-06-02
    days on market $339,873 Active 17 DOM
12. 2026-06-01
    days on market $339,873 Active 16 DOM
13. 2026-05-31
    days on market $339,873 Active 15 DOM
14. 2026-05-16
    listed $339,873 Active
15. 2011-10-31
    soldstatus $169,000 Closed Sale 256-char remark

    Show marketing remark (256 chars)

    Totally updated 4 bedroom home. Updates include new windows, new carpet, new paint, ceramic tile, hardwood floors, cherry cabinets, all stainless appliances stay. Huge 75 x 200 lot on a beautiful tree lined street. New front load washer and dryer stay!!!!!

16. 2011-10-26
    soldstatus $169,000
17. 2011-09-12
    status Pending 256-char remark

    Show marketing remark (256 chars)

    Totally updated 4 bedroom home. Updates include new windows, new carpet, new paint, ceramic tile, hardwood floors, cherry cabinets, all stainless appliances stay. Huge 75 x 200 lot on a beautiful tree lined street. New front load washer and dryer stay!!!!!

18. 2011-09-09
    listed $169,900 New 256-char remark

    Show marketing remark (256 chars)

    Totally updated 4 bedroom home. Updates include new windows, new carpet, new paint, ceramic tile, hardwood floors, cherry cabinets, all stainless appliances stay. Huge 75 x 200 lot on a beautiful tree lined street. New front load washer and dryer stay!!!!!

19. 2011-09-02
    historical
20. 2011-08-12
    price Price Change
21. 2011-07-25
    price Price Change
22. 2011-07-11
    listed New
23. 2011-06-30
    historical
24. 2011-06-03
    price
25. 2011-06-01
    price Price Change
26. 2011-05-03
    listed New
27. 2008-11-18
    historical
28. 2008-11-18
    soldstatus $189,900 Closed Sale
29. 2008-10-17
    historical
30. 2008-10-16
    price $189,900
31. 2008-10-01
    price $198,990
32. 2008-09-25
    price $208,999
33. 2008-08-24
    status
34. 2008-08-24
    historical
35. 2008-08-19
    price $219,900
36. 2008-07-11
    listed $229,900
37. 2008-07-11
    historical
38. 2007-09-05
    listed
39. 2007-05-29
    soldstatus $186,000
40. 2007-05-24
    soldstatus $186,000
41. 2007-04-19
    historical
42. 2007-03-20
    listed $189,900
43. 2007-03-20
    historical
44. 2007-03-09
    listed
45. 2007-01-16
    historical
46. 2006-12-29
    listed
47. 2003-05-21
    soldstatus $149,000
48. 1983-12-05
    soldstatus $95,000
49. 1983-10-01
    soldstatus $95,000
50. 1977-03-04
    soldstatus $68,500

ⓘ 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: $8,383 · $699/mo
• Projected year-2 tax: $8,383 · $699/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: $32,796
• − Mortgage interest: −$18,198
• − Property taxes: −$8,383
• − Insurance: −$1,624
• − Repairs & maintenance: −$2,624
• − Management: −$2,624
• − Depreciation: −$9,451
• Taxable loss: −$10,107
• Est. tax savings @ 24.0%: +$2,426
• After-tax cash flow: $-2,117/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: Homewood Flossmoor Chsd 233
• NCES district ID: 1719560
• Math proficiency: 21% ▼ -15.00%
• Reading proficiency: 27% ▼ -13.00%
• Median HH income: $83,564
• Composite: 24.42/100
• National rank: #7681
• State rank: #272 of 620 in IL

Livability — Flossmoor

• Score: 80/100
• State rank: #107
• US rank: #1718

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Flossmoor, IL
• City population: 9,885
• Population (ZIP): 9,885

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: Majority Black (63%)
• Race & ethnicity: Black 63% White 28% Hispanic / Latino 5% Two or more races 4% Asian 2%
• Common ancestry: Iranian 3% Romanian 3% Portuguese 2%
• Foreign-born: 5% · Canada
• Languages at home: 92% English-only · Spanish 4% Other Asian/Pacific 2% 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: ▼ -67.78%
• Current HPI: 189.5534
• 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

+396.2% since first listed

37 events — show timeline

• 2026-05-16 Listed $339,873 MRED as Distributed by MLS Grid
• 2011-10-31 Sold (MLS) $169,000 MRED as Distributed by MLS Grid
• 2011-10-26 Sold (Public Records) $169,000 Public Records
• 2011-09-12 Pending — MRED as Distributed by MLS Grid
• 2011-09-09 Listed $169,900 MRED as Distributed by MLS Grid
• 2011-09-02 Listing Removed — MRED as Distributed by MLS Grid
• 2011-08-12 Price Changed — MRED as Distributed by MLS Grid
• 2011-07-25 Price Changed — MRED as Distributed by MLS Grid
• 2011-07-11 Listed — MRED as Distributed by MLS Grid
• 2011-06-30 Listing Removed — MRED as Distributed by MLS Grid
• 2011-06-03 Price Changed — MRED as Distributed by MLS Grid
• 2011-06-01 Price Changed — MRED as Distributed by MLS Grid
• 2011-05-03 Listed — MRED as Distributed by MLS Grid
• 2008-11-18 Listing Removed — MRED as Distributed by MLS Grid
• 2008-11-18 Sold (MLS) $189,900 MRED as Distributed by MLS Grid
• 2008-10-17 Contingent — MRED as Distributed by MLS Grid
• 2008-10-16 Price Changed $189,900 MRED as Distributed by MLS Grid
• 2008-10-01 Price Changed $198,990 MRED as Distributed by MLS Grid
• 2008-09-25 Price Changed $208,999 MRED as Distributed by MLS Grid
• 2008-08-24 Relisted — MRED as Distributed by MLS Grid
• 2008-08-24 Listing Removed — MRED as Distributed by MLS Grid
• 2008-08-19 Price Changed $219,900 MRED as Distributed by MLS Grid
• 2008-07-11 Listed $229,900 MRED as Distributed by MLS Grid
• 2008-07-11 Listing Removed — MRED as Distributed by MLS Grid
• 2007-09-05 Listed — MRED as Distributed by MLS Grid
• 2007-05-29 Sold (Public Records) $186,000 Public Records
• 2007-05-24 Sold (MLS) $186,000 MRED as Distributed by MLS Grid
• 2007-04-19 Listing Removed — MRED as Distributed by MLS Grid
• 2007-03-20 Listing Removed — MRED as Distributed by MLS Grid
• 2007-03-20 Listed $189,900 MRED as Distributed by MLS Grid
• 2007-03-09 Listed — MRED as Distributed by MLS Grid
• 2007-01-16 Listing Removed — MRED as Distributed by MLS Grid
• 2006-12-29 Listed — MRED as Distributed by MLS Grid
• 2003-05-21 Sold (Public Records) $149,000 Public Records
• 1983-12-05 Sold (Public Records) $95,000 Public Records
• 1983-10-01 Sold (Public Records) $95,000 Public Records
• 1977-03-04 Sold (Public Records) $68,500 Public Records

Property tax history

+1.1%/yr

Latest (2023): $8,383 · +43.8% YoY. Source: county tax records.