2630 Commercial Ave · South Chicago Heights, IL 60411

$179,900

3 bd · 1.5 ba · 1,200 sqft · SingleFamily public records · 154 Days on market

Built 1951 Est $209k · 14% under

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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 +22.3/30.0
• ARV discount +13.7/15.0
• DSCR +7.1/10.0
• 1% rule +4.9/10.0
• Rent growth +4.1/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this spacious 5-bedroom home offering versatility, comfort, and a great setup for possible related living! Step inside the main level and be greeted by a bright and inviting living and dining area featuring updated luxury vinyl flooring and plenty of natural light through the newer windows. The eat-in kitchen offers a generous dining space, built-in stove and cooktop, and refrigerator, making it perfect for everyday meals or entertaining. A main-floor laundry room adds extra convenience. You'll also find three well-sized bedrooms and a full bath on this level. The second level provides an excellent opportunity for related living or an extended family setup with its own living roo

Key facts

• Fenced in backyard
• Second kitchen
• Unfinished basement

Tags

• MAIN FLOOR LAUNDRY ROOM
• FENCED IN BACKYARD
• DETACHED GARAGE
• SECOND KITCHEN
• UNFINISHED BASEMENT

Property features AI

Finance

• Other: Fee simple ownership; Property currently leased; Parcel numbers on file; Interstate access nearby
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage with garage door opener (garage owned); Off-alley parking
• Utilities: Lake Michigan and public water service; Public sewer; Electric service with circuit breakers
• Home design: Detached single-family home; Two-story
• Construction: Vinyl siding; Asphalt roof; Concrete perimeter foundation; Built approximately 71–80 years ago; Built before 1978
• Exterior features: Front porch

Interior

• Kitchen: Range; Refrigerator; Eating area with table space; Solid surface counters
• Bedrooms: Five bedrooms (master and other bedrooms on main and second levels)
• Flooring: Carpet in several bedrooms, family room, and master bedroom; Vinyl flooring in kitchen, dining room, living room, and laundry
• Bathrooms: Two full bathrooms
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: First-floor bedroom and first-floor full bathroom; Unfinished/partial basement; 10 total rooms; Cable TV hookup and sump pump
• Laundry & utility: Main-level laundry in-unit

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $295 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $178k (0.9% below list).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 76/100 on livability (#173 in IL, #3,304 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities C-, crime D+, employment D+.
• Bloom Twp Hsd 206 (suburban): math 8% / reading 9% proficiency, ranked #591 of 620 in IL (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+6.5%/yr); 222 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).
• This rent runs 34% of the median local income ($62k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 + 6.5% rent growth), your $50k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 154 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $86k; list at $180k implies a 110% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $158,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 154 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 1951 — 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 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 D 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: 0.99% ✗
• Cap rate: 8.26%
• Cash-on-cash: 7.03%
• DSCR: 1.31
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $208,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
97 W 29th St	0.29mi	3/1.0	1,200 (0%)	3mo	$209,000	$174	82
147 W 27th Pl	0.26mi	3/1.5	1,259 (+5%)	10mo	$185,000	$147	71
77 W 26th St	0.29mi	2/2.0 (-1)	1,200 (0%)	18mo	$150,000	$125	65
175 W 28th St	0.29mi	3/2.0	1,280 (+7%)	16mo	$295,000	$230	60
202 Interocean Ave	0.33mi	3/1.5	1,080 (-10%)	11mo	$183,000	$169	58
3033 Enterprise Park Ave	0.55mi	3/2.0	1,100 (-8%)	14mo	$210,000	$191	47
188 W 29th Pl	0.45mi	3/1.0	1,025 (-15%)	7mo	$167,500	$163	46
3033 Commercial Ave	0.51mi	3/1.0	1,082 (-10%)	14mo	$170,000	$157	46
233 Magnolia Plz	0.60mi	3/1.0	1,094 (-9%)	16mo	$120,000	$110	42
247 E 25th St	0.62mi	3/2.0	1,080 (-10%)	16mo	$192,000	$178	39
3113 Euclid Dr	0.70mi	3/2.0	1,066 (-11%)	12mo	$232,000	$218	36
257 Cherry Ln	0.68mi	3/2.0	1,066 (-11%)	18mo	$200,000	$188	33

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 · 6.48% rent growth · sell at horizon

5-year hold

• IRR: -2.0%
• Equity multiple: 0.92×
• Total profit: $-3,946
• Equity at exit: $26,824

10-year hold

• IRR: 10.9%
• Equity multiple: 1.97×
• Total profit: $49,040
• Equity at exit: $15,554

Cash invested: $50,372 (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 60411

• Home prices YoY: -33.9%
• Rents YoY: 6.5%
• Active inventory: 222
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,783 high
• Mortgage (P&I): −$943
• Tax from tax record: −$95 /mo · $1,145/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $295

Break-even live

Break-even rent $1,410

Max offer price $179,900

Occupancy floor 78%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
41 E Main St Unit 2 Chicago Heights, IL	2.0	1.0	1000	$1,550	$1.55	7d	1	0.48mi
169 E 23rd St Unit 1F Chicago Heights, IL	3.0	1.0	1200	$1,550	$1.29	12d	1	0.51mi
63 Hickory St Unit 2 Chicago Heights, IL	3.0	1.0	900	$1,700	$1.89	24d	1	0.73mi
236 Chestnut Ave Unit S South Chicago Heights, IL	3.0	1.0	1032	$2,000	$1.94	24d	1	0.77mi
1667 Buena Vista Ave Unit 1st floor Chicago Heights, IL	2.0	1.0	1300	$1,525	$1.17	24d	1	0.82mi
1631 Buena Vista Ave Unit 2 Chicago Heights, IL	4.0	1.0	1200	$1,900	$1.58	24d	1	0.89mi
83 W 15th St #1 Chicago Heights, IL	3.0	1.0	1050	$1,500	$1.43	3d	1	1.06mi
41 W 14th Pl Unit 1 Chicago Heights, IL	3.0	1.0	1250	$1,750	$1.40	11d	1	1.09mi
3135 Chicago Rd Unit 2nd Steger, IL	2.0	1.0	1300	$1,650	$1.27	24d	1	1.11mi
370 E 17th St Chicago Heights, IL	3.0	1.0	1058	$2,600	$2.46	17d	1	1.23mi
417 W Hickory St Unit 2 Chicago Heights, IL	3.0	1.0	900	$1,800	$2.00	20d	1	1.34mi
1203 Emerald Ave Unit 1 Chicago Heights, IL	3.0	1.0	1200	$1,550	$1.29	1d	1	1.36mi
432 Hickory St Unit 2 Chicago Heights, IL	3.0	1.0	1200	$1,800	$1.50	20d	1	1.37mi
436 W Hickory St Unit Na Chicago Heights, IL	3.0	1.0	1091	$1,800	$1.65	1d	1	1.38mi
444 Hickory St Unit 2A Chicago Heights, IL	3.0	1.0	900	$1,695	$1.88	1d	1	1.40mi

Listing history 22 events

1. 2026-06-18
   days on market $179,900 Active 154 DOM
2. 2026-06-17
   days on market $179,900 Active 153 DOM
3. 2026-06-16
   days on market $179,900 Active 152 DOM
4. 2026-06-15
   days on market $179,900 Active 151 DOM
5. 2026-06-13
   days on market $179,900 Active 149 DOM
6. 2026-06-13
   days on market $179,900 Active 148 DOM
7. 2026-06-09
   days on market $179,900 Active 145 DOM
8. 2026-06-08
   days on market $179,900 Active 144 DOM
9. 2026-06-07
   days on market $179,900 Active 143 DOM
10. 2026-06-04
    days on market $179,900 Active 140 DOM
11. 2026-06-03
    days on market $179,900 Active 139 DOM
12. 2026-06-02
    days on market $179,900 Active 138 DOM
13. 2026-06-01
    days on market $179,900 Active 137 DOM
14. 2026-05-31
    days on market $179,900 Active 136 DOM
15. 2026-01-15
    listed $179,900 Active
16. 2025-10-11
    historical Contingent - Continue to Show
17. 2025-10-10
    historical
18. 2025-10-08
    listed Active
19. 2025-06-03
    historical Contingent - No Showings
20. 2025-05-30
    historical
21. 2025-05-21
    listed Active
22. 2018-12-10
    soldstatus $85,500

ⓘ 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: $1,145 · $95/mo
• Projected year-2 tax: $2,614 · $218/mo
• Expected delta: +$1,469/yr (+$122/mo · 128.3%)

ⓘ 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,401
• − Mortgage interest: −$10,077
• − Property taxes: −$1,145
• − Insurance: −$900
• − Repairs & maintenance: −$1,712
• − Management: −$1,712
• − Depreciation: −$5,233
• Taxable income: $622
• Est. tax owed @ 24.0%: −$149
• After-tax cash flow: $3,392/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: Bloom Twp Hsd 206
• NCES district ID: 1706420
• Math proficiency: 8% ▼ -3.00%
• Reading proficiency: 9% ▼ -8.00%
• Median HH income: $39,795
• Composite: 7.4/100
• National rank: #9952
• State rank: #591 of 620 in IL

Livability — South Chicago Heights

• Score: 76/100
• State rank: #173
• US rank: #3304

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Chicago Heights, IL
• County: Cook County · 4,486,803 people
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 52,175
• Household income: $62,073
• Rent vs Own: 34.8% rent · 65.2% own
• Severe rent burden: 1714.0

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: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: Black 49% Hispanic / Latino 26% White 19% Two or more races 11%
• Hispanic origin (detail): Mexican 22% Puerto Rican 2%
• Common ancestry: Romanian 4% Portuguese 1% Lithuanian 1%
• Foreign-born: 12% · Canada
• Languages at home: 76% English-only · Spanish 21% Russian/Polish/Slavic 1% 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: ▼ -108.75%
• Current HPI: 212.4058
• Rent YoY: ▲ 6.48%
• 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

+110.4% since first listed

8 events — show timeline

• 2026-01-15 Listed $179,900 MRED as Distributed by MLS Grid
• 2025-10-11 Contingent — MRED as Distributed by MLS Grid
• 2025-10-10 Listing Removed — MRED as Distributed by MLS Grid
• 2025-10-08 Listed — MRED as Distributed by MLS Grid
• 2025-06-03 Contingent — MRED as Distributed by MLS Grid
• 2025-05-30 Listing Removed — MRED as Distributed by MLS Grid
• 2025-05-21 Listed — MRED as Distributed by MLS Grid
• 2018-12-10 Sold (Public Records) $85,500 Public Records

Property tax history

+11.5%/yr

Latest (2023): $1,145 · +9.1% YoY. Source: county tax records.