2051 217th St · Sauk Village, IL 60411

$169,900

3 bd · 1.0 ba · 925 sqft · SingleFamily public records · 6 Days on market

Built 1960 6,600 sqft lot Est $134k · 27% over

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Why this score? — see what drove the D 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 +20.3/30.0
• DSCR +6.4/10.0
• 1% rule +5.5/10.0
• Rent growth +4.1/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Updated 3-bedroom ranch featuring wood-look ceramic tile flooring throughout and a spacious living room/dining room combination with an eat-in kitchen. The kitchen offers custom wood cabinets with granite countertops, a designer ceramic backsplash, and stainless steel appliances. The bathroom has been updated with ceramic tile, a soaking tub, and quality fixtures. A long side drive leads to a 2.5-car detached garage and a large backyard. Well-maintained home with great curb appeal and a landscaped lot - move-in ready.

Key facts

• Custom wood cabinets
• Soaking tub
• Granite countertops

Tags

• WOOD-LOOK CERAMIC TILE
• CUSTOM WOOD CABINETS
• GRANITE COUNTERTOPS
• DESIGNER CERAMIC BACKSPLASH
• STAINLESS STEEL APPLIANCES
• SOAKING TUB

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $218 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).

Location & tenants

• Location reads 66/100 on livability (#546 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, health & safety D+, commute 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.
• Zoned schools: Wagoner Elem (476 students, 0% FRL); Rickover Jr High School (math 2% / reading 5%, grade F, #652 of 665 statewide, top 98%, 370 students, 0% FRL); Bloom Trail High School (math 12% / reading 12%, grade F, #511 of 693 statewide, top 75%, 1,227 students, 0% FRL).
• Market conditions: Rents rising fast (+6.5%/yr); 224 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 35% 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 $48k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 11y 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 $23k; list at $170k implies a 628% gain — meaningful room to come down on a strong offer.

Recommended offer $169,900

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.05% ✓
• Cap rate: 7.83%
• Cash-on-cash: 5.50%
• DSCR: 1.24
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $134,125
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2133 216th St	0.13mi	3/1.0	913 (-1%)	1mo	$152,000	$166	91
2059 216th St	0.09mi	3/1.0	913 (-1%)	4mo	$167,000	$183	91
1914 215th Pl	0.20mi	3/1.0	906 (-2%)	1mo	$160,000	$177	86
2171 221st St	0.44mi	3/1.0	925 (0%)	5mo	$80,000	$86	75
2402 Sauk Trl	0.37mi	3/1.0	894 (-3%)	3mo	$85,000	$95	75
21706 Olivia Ave	0.31mi	3/1.0	1,000 (+8%)	1mo	$85,000	$85	71
2065 219th Pl	0.28mi	3/1.0	1,000 (+8%)	4mo	$145,000	$145	70
21604 Clyde Ave	0.18mi	3/1.0	1,020 (+10%)	5mo	$67,500	$66	70
2053 222nd Pl	0.58mi	3/1.0	906 (-2%)	5mo	$122,000	$135	65
22336 Merrill Ave	0.75mi	3/1.0	913 (-1%)	2mo	$139,900	$153	62
2522 Orion Ave	0.56mi	2/1.0 (-1)	894 (-3%)	6mo	$61,790	$69	59
1835 223rd St	0.68mi	3/1.0	1,000 (+8%)	2mo	$169,900	$170	53

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: -3.9%
• Equity multiple: 0.85×
• Total profit: $-7,144
• Equity at exit: $25,333

10-year hold

• IRR: 9.5%
• Equity multiple: 1.85×
• Total profit: $40,334
• Equity at exit: $14,690

Cash invested: $47,572 (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: 224
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,786 high
• Mortgage (P&I): −$891
• Tax from tax record: −$231 /mo · $2,776/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $218

Break-even live

Break-even rent $1,510

Max offer price $169,900

Occupancy floor 83%

Sensitivity live

Price	-10% $314	-5% $266	+0% $218	+5% $170	+10% $122
Rent	-10% $77	-5% $147	+0% $218	+5% $288	+10% $359
Rate	-1.0pp $303	-0.5pp $261	base $218	+0.5pp $174	+1.0pp $129

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21538 Gailine Ave Chicago Heights, IL	3.0	1.0	1031	$1,600	$1.55	4d	1	0.25mi
2236 220th St Sauk Village, IL	3.0	1.0	1008	$1,800	$1.79	26d	1	0.40mi
22332 Clyde Ave Sauk Village, IL	3.0	1.0	925	$1,800	$1.95	26d	1	0.75mi
22340 Chappel Ave Sauk Village, IL	3.0	1.0	1100	$1,800	$1.64	20d	1	0.78mi
2241 Astor St Unit Labs Sauk Village, IL	2.0	2.0	1000	$1,650	$1.65	0d	1	0.80mi
1154 Barry Ln Sauk Village, IL	2.0	2.0	960	$1,550	$1.61	0d	1	0.81mi

Listing history 35 events

1. 2026-06-21
   days on market $169,900 Active 6 DOM
2. 2026-06-18
   days on market $169,900 Active 3 DOM
3. 2026-06-17
   days on market $169,900 Active 2 DOM
4. 2026-06-15
   pricedays on marketlisting id $169,900 Active 1 DOM
5. 2026-06-15
   days on market $176,900 Active 20 DOM
6. 2026-06-13
   days on market $176,900 Active 18 DOM
7. 2026-06-13
   days on market $176,900 Active 17 DOM
8. 2026-06-09
   days on market $176,900 Active 14 DOM
9. 2026-06-08
   days on market $176,900 Active 13 DOM
10. 2026-06-07
    days on market $176,900 Active 12 DOM
11. 2026-06-04
    days on market $176,900 Active 9 DOM
12. 2026-06-03
    days on market $176,900 Active 8 DOM
13. 2026-06-02
    days on market $176,900 Active 7 DOM
14. 2026-06-01
    days on market $176,900 Active 6 DOM
15. 2026-05-31
    days on market $176,900 Active 5 DOM
16. 2026-05-26
    listed $176,900 Active
17. 2026-05-06
    historical
18. 2026-04-24
    listed Active
19. 2026-04-24
    historical
20. 2026-03-06
    historical $1,750
21. 2026-03-05
    listed Active
22. 2025-12-06
    listed $1,750
23. 2024-09-20
    historical $1,700
24. 2024-09-07
    price $1,700
25. 2024-05-04
    listed $1,800
26. 2016-09-15
    soldstatus $23,350 Closed Sale
27. 2016-05-20
    price $20,000
28. 2016-05-20
    status Pending
29. 2015-09-21
    status Reactivated
30. 2015-07-13
    status Pending
31. 2015-05-23
    status Reactivated
32. 2015-02-16
    status Pending
33. 2015-01-20
    listed $35,000 New
34. 2005-03-30
    soldstatus $80,000
35. 1989-01-17
    soldstatus $39,900

ⓘ 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: $2,776 · $231/mo
• Projected year-2 tax: $3,316 · $276/mo
• Expected delta: +$540/yr (+$45/mo · 19.5%)

ⓘ 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 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,433
• − Mortgage interest: −$9,517
• − Property taxes: −$2,776
• − Insurance: −$850
• − Repairs & maintenance: −$1,715
• − Management: −$1,715
• − Depreciation: −$4,943
• Taxable loss: −$82
• Est. tax savings @ 24.0%: +$20
• After-tax cash flow: $2,634/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 — Sauk Village

• Score: 66/100
• State rank: #546
• US rank: #11370

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sauk Village, 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

+343.4% since first listed

20 events — show timeline

• 2026-05-26 Listed $176,900 MRED as Distributed by MLS Grid
• 2026-05-06 Listing Removed — MRED as Distributed by MLS Grid
• 2026-04-24 Listing Removed — MRED as Distributed by MLS Grid
• 2026-04-24 Listed — MRED as Distributed by MLS Grid
• 2026-03-06 Rental Removed $1,750 MRED
• 2026-03-05 Listed — MRED as Distributed by MLS Grid
• 2025-12-06 Listed for Rent $1,750 MRED
• 2024-09-20 Rental Removed $1,700 MRED
• 2024-09-07 Price Changed $1,700 MRED
• 2024-05-04 Listed for Rent $1,800 MRED
• 2016-09-15 Sold (MLS) $23,350 MRED as Distributed by MLS Grid
• 2016-05-20 Price Changed $20,000 MRED as Distributed by MLS Grid
• 2016-05-20 Pending — MRED as Distributed by MLS Grid
• 2015-09-21 Relisted — MRED as Distributed by MLS Grid
• 2015-07-13 Pending — MRED as Distributed by MLS Grid
• 2015-05-23 Relisted — MRED as Distributed by MLS Grid
• 2015-02-16 Pending — MRED as Distributed by MLS Grid
• 2015-01-20 Listed $35,000 MRED as Distributed by MLS Grid
• 2005-03-30 Sold (Public Records) $80,000 Public Records
• 1989-01-17 Sold (Public Records) $39,900 Public Records

Property tax history

+1.1%/yr

Latest (2023): $2,776 · +20.8% YoY. Source: county tax records.