4141 191st Ct · Country Club Hills, IL 60478

$134,900

3 bd · 1.5 ba · 1,200 sqft · Condo · 62 Days on market

Built 1978 $245/mo HOA · 10% of rent

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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 +29.3/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Super clean two-story townhome, 3 beds 1.5 baths. Attached garage with driveway parking. Professionally painted in Benjamin Moore neutral Pale Oak, white trim, and beautifully finished. New flooring throughout, stainless appliances and upgraded tile. First floor has laundry hookup, 1/2 bath on main, separate dining room off of kitchen and large front room with new vinyl plank flooring. Second floor has the 3 bedrooms up with the full bath. New luxurious carpet with lush padding and subway tiled bathroom are very stylish. Come see for yourself this townhome looks new!

Key facts

• $245 HOA
• Garage
• Built 1978

Property features AI

Finance

• Financial info: Special service area: No
• HOA & community: Monthly association fee of $245; Association covers insurance, clubhouse, lawn care, scavenger (trash), and snow removal; Pets allowed (cats and dogs) with maximum pet weight around 35 lbs

Exterior

• Parking: Attached garage (1 garage space); Total parking for 3 vehicles; Asphalt driveway
• Utilities: Water from Lake Michigan / public water; Public sewer
• Home design: Attached single property; Townhouse — 2 story; Entry level starts at level 1; Fee simple ownership with homeowners association
• Construction: Vinyl siding; Estimated age 41–50 years
• Exterior features: Lot dimensions approximately 120 x 25; School bus service

Interior

• Kitchen: Galley kitchen; Range; Dishwasher; Refrigerator
• Bedrooms: Three bedrooms (master and two additional bedrooms on the second floor)
• Flooring: Carpet in bedrooms; Vinyl in living room; Porcelain tile in kitchen, dining room, and laundry
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Six total rooms; Ceiling fan(s)
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath condo listed at $135k.

Deal economics

• At list price, monthly cash flow is $475 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $127k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.5% vs local median 7.4% in Country Club Hills — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 75/100 on livability (#212 in IL, #3,963 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime D+, health & safety D+, schools 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: 94 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 1d 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 $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 4 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 $100k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.8% of price.

Recommended offer $126,806 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 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 1978 — 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.80% ✓
• Cap rate: 10.52%
• Cash-on-cash: 15.08%
• DSCR: 1.67
• GRM: 4.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.9%
• Equity multiple: 1.23×
• Total profit: $8,724
• Equity at exit: $20,114

10-year hold

• IRR: 15.5%
• Equity multiple: 2.27×
• Total profit: $47,944
• Equity at exit: $11,664

Cash invested: $37,772 (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 60478

• Home prices YoY: -27.3%
• Active inventory: 94
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $2,423 high
• Mortgage (P&I): −$707
• Tax from tax record: −$431 /mo · $5,166/yr
• Insurance: −$56
• HOA: −$245
• Vacancy / Maint / Mgmt: −$509
• Net cashflow: $475

Break-even live

Break-even rent $1,822

Max offer price $134,900

Occupancy floor 75%

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4453 Provincetown Dr Country Club Hills, IL	3.0	2.5	1300	$2,500	$1.92	1d	1	0.79mi
2256 Windsor Ln Country Club Hills, IL	3.0	1.0	1212	$2,250	$1.86	1d	1	0.89mi
1153 Williamsburg Rd Country Club Hills, IL	2.0	1.5	1216	$1,900	$1.56	1d	1	0.90mi
18019 Ravisloe Ter Country Club Hills, IL	3.0	1.5	1150	$2,800	$2.43	1d	1	1.44mi
4962 Bennett St Matteson, IL	2.0–3.0	2.5	1341	$3,120	$2.33	1d	7	1.46mi

HOA detail condo

• Monthly dues: $245 · $2,940/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-18
   days on market $134,900 Active 62 DOM
2. 2026-06-17
   days on market $134,900 Active 61 DOM
3. 2026-06-16
   days on market $134,900 Active 60 DOM
4. 2026-06-15
   days on market $134,900 Active 59 DOM
5. 2026-06-13
   days on market $134,900 Active 57 DOM
6. 2026-06-09
   days on market $134,900 Active 53 DOM
7. 2026-06-08
   days on market $134,900 Active 52 DOM
8. 2026-06-07
   days on market $134,900 Active 51 DOM
9. 2026-06-04
   days on market $134,900 Active 48 DOM
10. 2026-06-03
    days on market $134,900 Active 47 DOM
11. 2026-06-02
    days on market $134,900 Active 46 DOM
12. 2026-06-01
    days on market $134,900 Active 45 DOM
13. 2026-05-31
    days on market $134,900 Active 44 DOM
14. 2026-04-17
    listed $134,900 Active
15. 2026-04-17
    historical
16. 2026-03-04
    listed Active
17. 2026-03-03
    historical
18. 2026-01-26
    listed Active
19. 2026-01-26
    historical
20. 2025-11-03
    listed Active
21. 2004-08-25
    soldstatus $100,000
22. 2000-10-03
    soldstatus $73,000
23. 1988-01-01
    soldstatus $42,900
24. 1987-01-01
    soldstatus $28,000
25. 1978-07-10
    soldstatus $33,000

ⓘ 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: $5,166 · $431/mo
• Projected year-2 tax: $5,166 · $431/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 · 15 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: $29,072
• − Mortgage interest: −$7,556
• − Property taxes: −$5,166
• − Insurance: −$674
• − Repairs & maintenance: −$2,326
• − Management: −$2,326
• − HOA: −$2,940
• − Depreciation: −$3,924
• Taxable income: $4,159
• Est. tax owed @ 24.0%: −$998
• After-tax cash flow: $4,699/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 — Country Club Hills

• Score: 75/100
• State rank: #212
• US rank: #3963

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Country Club Hills, IL
• City population: 16,549
• Population (ZIP): 16,549

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 (87%)
• Race & ethnicity: Black 87% White 8% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Romanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Spanish 2%

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: ▼ -79.73%
• Current HPI: 212.3917
• 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

+308.8% since first listed

12 events — show timeline

• 2026-04-17 Listing Removed — MRED as Distributed by MLS Grid
• 2026-04-17 Listed $134,900 MRED as Distributed by MLS Grid
• 2026-03-04 Listed — MRED as Distributed by MLS Grid
• 2026-03-03 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-26 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-26 Listed — MRED as Distributed by MLS Grid
• 2025-11-03 Listed — MRED as Distributed by MLS Grid
• 2004-08-25 Sold (Public Records) $100,000 Public Records
• 2000-10-03 Sold (Public Records) $73,000 Public Records
• 1988-01-01 Sold (Public Records) $42,900 Public Records
• 1987-01-01 Sold (Public Records) $28,000 Public Records
• 1978-07-10 Sold (Public Records) $33,000 Public Records

Property tax history

+3.0%/yr

Latest (2023): $5,166 · +50.7% YoY. Source: county tax records.