411 Suwanee St · Park Forest, IL 60466

$239,873

4 bd · 2.0 ba · 2,744 sqft · SingleFamily public records · 101 Days on market

Built 1952 Est $373k · 36% 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 +15.0/15.0
• DSCR +7.1/10.0
• 1% rule +5.8/10.0
• 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

*Motivated Seller* Check out this spacious one of a kind Park Forest home ready to be put back to productive use with $260,000 ARV. This brick home offers 3 large bedrooms & 2.5 bathrooms. Main level features a generously sized living room space with fireplace, dining room, family room & expansive eat in kitchen. Upstairs features 3 large bedrooms & full size bathroom. Master bedroom includes separate full bathroom. A beautiful home with endless possibilities. Other features include a master bath, vaulted ceilings, central air, hardwood floors, patio doors, & a full basement. Located in a cul-de-sac near Keokuk Park & Rich East Campus H.S. Sold as-is

Key facts

• Striking curb appeal
• Two story home
• Gracious entry

Tags

• TWO STORY HOME
• ONE OF A KIND CUSTOM DETAILS
• STRIKING CURB APPEAL
• SOFTLY ROUNDED FRONT PORCH
• PRIVATE SIDE DRIVEWAY
• GRACIOUS ENTRY

Property features AI

Finance

• HOA & community: No master association fee required; Community features include curbs, sidewalks, street lights and paved streets

Exterior

• Parking: Detached garage (garage owned) with garage door opener; Concrete surfaces and side driveway; 2 garage spaces and 2 total parking spaces
• Security: CO detectors; Ceiling fans (listed under equipment)
• Utilities: Lake Michigan water source; Public sewer
• Home design: Detached single-family home; Two-story design; Built approximately 71–80 years ago; Fee simple ownership; Assessor-listed living area; Not currently leased
• Construction: Brick construction; Asphalt roof; Concrete perimeter foundation; Built before 1978
• Exterior features: Patio; Landscaped yard; Adjacent to forest preserve; Curbs, sidewalks, street lights and paved streets in the neighborhood

Interior

• Kitchen: Range; Microwave; Dishwasher; Refrigerator; Eating area / table space
• Bedrooms: 3 bedrooms total; Master bedroom (second level); Bedroom 2 (second level); Bedroom 3 (second level)
• Flooring: Laminate flooring throughout; Wood laminate in living areas, family room, dining room, bedrooms, loft and laundry; Vinyl in kitchen
• Bathrooms: 2 full bathrooms; 1 half bathroom; Double sink in at least one bath
• Heating & cooling: Natural gas forced-air heating; Central air conditioning; Gas water heater
• Interior features: Coffered ceilings; Screens on windows; Unfinished attic; Unfinished full basement; One fireplace with wood-burning and gas starter options; gas log and electric features listed
• Laundry & utility: Main-level laundry with sink; In-unit washer and dryer; Gas dryer hookup; Humidifier; Sump pump with backup; CO detectors; Ceiling fans

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $396 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $240k).
• Recommended offer: $218k (9.0% 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 $2,599/mo this rent would consume 51% 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago; this cycle's ask has dropped $20k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; list at $240k implies a 700% 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 $218,284 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.08% ✓
• Cap rate: 8.27%
• Cash-on-cash: 7.07%
• DSCR: 1.31
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $373,184
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
22931 Ridgeway Ave	0.60mi	4/3.0	2,717 (-1%)	2mo	$370,000	$136	65
22928 Ridgeway Ave	0.60mi	4/4.0	2,424 (-12%)	18mo	$321,900	$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: -5.4%
• Equity multiple: 0.80×
• Total profit: $-13,627
• Equity at exit: $35,766

10-year hold

• IRR: 4.2%
• Equity multiple: 1.31×
• Total profit: $20,746
• Equity at exit: $20,740

Cash invested: $67,164 (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: 7.7×

Monthly cashflow live

• Estimated rent: $2,599 medium
• Mortgage (P&I): −$1,258
• Tax est. 1.5%: −$300 /mo · $3,598/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$546
• Net cashflow: $396

Break-even live

Break-even rent $2,098

Max offer price $239,873

Occupancy floor 80%

Sensitivity live

Price	-10% $561	-5% $479	+0% $396	+5% $313	+10% $230
Rent	-10% $190	-5% $293	+0% $396	+5% $498	+10% $601
Rate	-1.0pp $517	-0.5pp $457	base $396	+0.5pp $334	+1.0pp $270

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: $59,968
• Closing costs: $7,196
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
336 Oakwood St Park Forest, IL	3.0	2.0	2083	$2,800	$1.34	11d	1	1.25mi

Listing history 27 events

1. 2026-06-18
   days on market $239,873 Active 101 DOM
2. 2026-06-17
   days on market $239,873 Active 100 DOM
3. 2026-06-16
   days on market $239,873 Active 99 DOM
4. 2026-06-15
   days on market $239,873 Active 98 DOM
5. 2026-06-13
   days on market $239,873 Active 96 DOM
6. 2026-06-09
   days on market $239,873 Active 92 DOM
7. 2026-06-08
   days on market $239,873 Active 91 DOM
8. 2026-06-07
   days on market $239,873 Active 90 DOM
9. 2026-06-04
   days on market $239,873 Active 87 DOM
10. 2026-06-03
    days on market $239,873 Active 86 DOM
11. 2026-06-02
    days on market $239,873 Active 85 DOM
12. 2026-06-01
    days on market $239,873 Active 84 DOM
13. 2026-05-31
    days on market $239,873 Active 83 DOM
14. 2026-05-09
    historical Contingent - Continue to Show
15. 2026-05-02
    price $239,873
16. 2026-04-14
    status Active
17. 2026-04-04
    historical Contingent - Continue to Show
18. 2026-03-09
    listed $259,873 Active
19. 2026-03-09
    historical
20. 2026-03-08
    price
21. 2026-02-02
    price
22. 2026-01-16
    listed Active
23. 2024-03-01
    soldstatus $30,000 Closed 678-char remark

    Show marketing remark (678 chars)

    *Motivated Seller* Check out this spacious one of a kind Park Forest home ready to be put back to productive use with $260,000 ARV. This brick home offers 3 large bedrooms & 2.5 bathrooms. Main level features a generously sized living room space with fireplace, dining room, family room & expansive eat in kitchen. Upstairs features 3 large bedrooms & full size bathroom. Master bedroom includes separate full bathroom. A beautiful home with endless possibilities. Other features include a master bath, vaulted ceilings, central air, hardwood floors, patio doors, & a full basement. Located in a cul-de-sac near Keokuk Park & Rich East Campus H.S. Sold as-is

24. 2024-02-09
    historical Contingent - Continue to Show 678-char remark

    Show marketing remark (678 chars)

    *Motivated Seller* Check out this spacious one of a kind Park Forest home ready to be put back to productive use with $260,000 ARV. This brick home offers 3 large bedrooms & 2.5 bathrooms. Main level features a generously sized living room space with fireplace, dining room, family room & expansive eat in kitchen. Upstairs features 3 large bedrooms & full size bathroom. Master bedroom includes separate full bathroom. A beautiful home with endless possibilities. Other features include a master bath, vaulted ceilings, central air, hardwood floors, patio doors, & a full basement. Located in a cul-de-sac near Keokuk Park & Rich East Campus H.S. Sold as-is

25. 2024-02-01
    status Active 678-char remark

    Show marketing remark (678 chars)

    *Motivated Seller* Check out this spacious one of a kind Park Forest home ready to be put back to productive use with $260,000 ARV. This brick home offers 3 large bedrooms & 2.5 bathrooms. Main level features a generously sized living room space with fireplace, dining room, family room & expansive eat in kitchen. Upstairs features 3 large bedrooms & full size bathroom. Master bedroom includes separate full bathroom. A beautiful home with endless possibilities. Other features include a master bath, vaulted ceilings, central air, hardwood floors, patio doors, & a full basement. Located in a cul-de-sac near Keokuk Park & Rich East Campus H.S. Sold as-is

26. 2024-01-11
    status Pending 678-char remark

    Show marketing remark (678 chars)

    *Motivated Seller* Check out this spacious one of a kind Park Forest home ready to be put back to productive use with $260,000 ARV. This brick home offers 3 large bedrooms & 2.5 bathrooms. Main level features a generously sized living room space with fireplace, dining room, family room & expansive eat in kitchen. Upstairs features 3 large bedrooms & full size bathroom. Master bedroom includes separate full bathroom. A beautiful home with endless possibilities. Other features include a master bath, vaulted ceilings, central air, hardwood floors, patio doors, & a full basement. Located in a cul-de-sac near Keokuk Park & Rich East Campus H.S. Sold as-is

27. 2023-11-06
    listed $99,900 Active 678-char remark

    Show marketing remark (678 chars)

    *Motivated Seller* Check out this spacious one of a kind Park Forest home ready to be put back to productive use with $260,000 ARV. This brick home offers 3 large bedrooms & 2.5 bathrooms. Main level features a generously sized living room space with fireplace, dining room, family room & expansive eat in kitchen. Upstairs features 3 large bedrooms & full size bathroom. Master bedroom includes separate full bathroom. A beautiful home with endless possibilities. Other features include a master bath, vaulted ceilings, central air, hardwood floors, patio doors, & a full basement. Located in a cul-de-sac near Keokuk Park & Rich East Campus H.S. Sold as-is

ⓘ 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: $31,191
• − Mortgage interest: −$13,437
• − Property taxes: −$3,598
• − Insurance: −$1,199
• − Repairs & maintenance: −$2,495
• − Management: −$2,495
• − Depreciation: −$6,978
• Taxable income: $988
• Est. tax owed @ 24.0%: −$237
• After-tax cash flow: $4,511/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

+140.1% since first listed

14 events — show timeline

• 2026-05-09 Contingent — MRED as Distributed by MLS Grid
• 2026-05-02 Price Changed $239,873 MRED as Distributed by MLS Grid
• 2026-04-14 Relisted — MRED as Distributed by MLS Grid
• 2026-04-04 Contingent — MRED as Distributed by MLS Grid
• 2026-03-09 Listing Removed — MRED as Distributed by MLS Grid
• 2026-03-09 Listed $259,873 MRED as Distributed by MLS Grid
• 2026-03-08 Price Changed — MRED as Distributed by MLS Grid
• 2026-02-02 Price Changed — MRED as Distributed by MLS Grid
• 2026-01-16 Listed — MRED as Distributed by MLS Grid
• 2024-03-01 Sold (MLS) $30,000 MRED as Distributed by MLS Grid
• 2024-02-09 Contingent — MRED as Distributed by MLS Grid
• 2024-02-01 Relisted — MRED as Distributed by MLS Grid
• 2024-01-11 Pending — MRED as Distributed by MLS Grid
• 2023-11-06 Listed $99,900 MRED as Distributed by MLS Grid

Property tax history

+3.8%/yr

Latest (2023): $14,641 · -24.4% YoY. Source: county tax records.