3005 Commercial Ave · South Chicago Heights, IL 60411

$159,900

2 bd · 1.0 ba · 777 sqft · SingleFamily public records · 34 Days on market

Built 1925 3,484 sqft lot Est $141k · 13% 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 +16.4/30.0
• DSCR +5.1/10.0
• 1% rule +4.8/10.0
• Rent growth +4.1/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• ARV discount +1.6/15.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Charming ranch-style home in South Chicago Heights featuring 2 bedrooms, 1 bath, a detached garage, and an unfinished basement offering excellent storage or future expansion potential. Enjoy the charm of the inviting sun porch-perfect for relaxing with morning coffee or creating additional living space filled with natural light. Situated on a manageable lot in a quiet residential neighborhood, the home provides convenient access to schools, parks, shopping, dining, and major highways. Schedule your showing today! Sold As Is. Seller does not provide survey. Buyer to take subject to municipal requirements, if any. * Property not for rent - beware of rentals scams. *

Key facts

• Sun porch
• Unfinished basement
• 3,484 sq ft lot

Tags

• SUN PORCH
• UNFINISHED BASEMENT
• QUIET RESIDENTIAL NEIGHBORHOOD
• CONVENIENT ACCESS TO SCHOOLS
• CONVENIENT ACCESS TO PARKS
• CONVENIENT ACCESS TO SHOPPING

Property features AI

Finance

• Other: Parcel number 32322060030000
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage (1 garage space, 1 total parking space)
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; One-story ranch; Fee simple ownership; Built over 100 years ago; Built before 1978
• Construction: Vinyl siding; Ranch model
• Exterior features: Lot under 0.25 acre; Lot dimensions: 3100

Interior

• Kitchen: Kitchen on main level (11 x 11)
• Bedrooms: 2 bedrooms; Master bedroom on main level (9 x 11); Second bedroom on main level (9 x 11)
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Unfinished full basement; 5 total rooms
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $90 ($1k/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 $156k (2.4% below list).
• Recommended offer: $155k (3.0% 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.
• Zoned schools: Steger Intermediate Center (math 2% / reading 8%, grade F, #1,741 of 2,056 statewide, top 93%, 446 students, 0% FRL); Columbia Central School (math 7% / reading 17%, grade F, #562 of 665 statewide, top 86%, 616 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; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 30% 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.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($155k) 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 $82k; list at $160k implies a 94% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $155,103 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.98% ✗
• Cap rate: 6.97%
• Cash-on-cash: 2.41%
• DSCR: 1.11
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $141,414
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3019 Commercial Ave	0.03mi	2/1.0	844 (+9%)	5mo	$100,000	$118	80
3003 Commercial Ave	0.00mi	3/1.0 (+1)	800 (+3%)	22mo	$140,000	$175	72
3206 Miller Ave	0.35mi	2/1.0	758 (-2%)	14mo	$142,000	$187	68
2728 Commercial Ave	0.33mi	2/1.0	828 (+7%)	11mo	$144,500	$175	65
3020 Morgan St	0.66mi	2/1.0	760 (-2%)	10mo	$100,000	$132	57
96 Interocean Ave	0.48mi	3/1.0 (+1)	736 (-5%)	10mo	$155,000	$211	56
3108 Sangamon St	0.71mi	2/1.0	771 (-1%)	12mo	$140,000	$182	56
3214 Miller Ave	0.36mi	2/1.0	850 (+9%)	18mo	$185,000	$218	52
14 W 31st St	0.62mi	1/1.0 (-1)	700 (-10%)	1mo	$57,000	$81	49
3320 Fairview Ave	0.49mi	3/1.0 (+1)	864 (+11%)	22mo	$180,000	$208	36
50 W 23rd St	0.75mi	3/2.0 (+1)	704 (-9%)	10mo	$67,500	$96	32
3125 Sangamon St	0.73mi	2/1.0	890 (+14%)	24mo	$188,000	$211	22

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: -8.5%
• Equity multiple: 0.68×
• Total profit: $-14,487
• Equity at exit: $23,842

10-year hold

• IRR: 5.2%
• Equity multiple: 1.44×
• Total profit: $19,873
• Equity at exit: $13,825

Cash invested: $44,772 (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 60411

• Home prices YoY: -33.9%
• Rents YoY: 6.5%
• Active inventory: 224
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,561 high
• Mortgage (P&I): −$839
• Tax from tax record: −$238 /mo · $2,857/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $90

Break-even live

Break-even rent $1,447

Max offer price $159,900

Occupancy floor 89%

Sensitivity live

Price	-10% $180	-5% $135	+0% $90	+5% $45	+10% $-1
Rent	-10% $-33	-5% $28	+0% $90	+5% $151	+10% $213
Rate	-1.0pp $170	-0.5pp $130	base $90	+0.5pp $48	+1.0pp $6

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
236 Chestnut Ave Unit S South Chicago Heights, IL	3.0	1.0	1032	$2,000	$1.94	26d	1	0.53mi
41 E Main St Unit 2 Chicago Heights, IL	2.0	1.0	1000	$1,550	$1.55	9d	1	0.89mi
63 Hickory St Unit 2 Chicago Heights, IL	3.0	1.0	900	$1,700	$1.89	26d	1	1.14mi
22 E 35th St Steger, IL	2.0	1.0	740	$1,250	$1.69	26d	1	1.14mi
316 W 34th St Steger, IL	3.0	1.0–1.5	720	$1,493	$2.07	0d	5	1.23mi
53 W 15th St Apt 2 Chicago Heights, IL	1.0	1.0	700	$900	$1.29	26d	1	1.45mi
83 W 15th St #1 Chicago Heights, IL	3.0	1.0	1050	$1,500	$1.43	5d	1	1.47mi

Listing history 22 events

1. 2026-06-21
   days on market $159,900 Active 34 DOM
2. 2026-06-18
   days on market $159,900 Active 31 DOM
3. 2026-06-17
   days on market $159,900 Active 30 DOM
4. 2026-06-16
   days on market $159,900 Active 29 DOM
5. 2026-06-15
   days on market $159,900 Active 28 DOM
6. 2026-06-13
   days on market $159,900 Active 26 DOM
7. 2026-06-13
   days on market $159,900 Active 25 DOM
8. 2026-06-09
   days on market $159,900 Active 22 DOM
9. 2026-06-08
   days on market $159,900 Active 21 DOM
10. 2026-06-07
    days on market $159,900 Active 20 DOM
11. 2026-06-04
    days on market $159,900 Active 17 DOM
12. 2026-06-03
    days on market $159,900 Active 16 DOM
13. 2026-06-02
    days on market $159,900 Active 15 DOM
14. 2026-06-01
    days on market $159,900 Active 14 DOM
15. 2026-05-31
    days on market $159,900 Active 13 DOM
16. 2026-05-18
    listed $159,900 Active
17. 2025-06-30
    historical
18. 2025-06-26
    status Active
19. 2025-02-27
    historical Contingent - Continue to Show
20. 2025-02-01
    listed Active
21. 2005-09-08
    soldstatus $82,500
22. 1986-03-01
    soldstatus $25,000

ⓘ 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: $2,857 · $238/mo
• Projected year-2 tax: $3,243 · $270/mo
• Expected delta: +$387/yr (+$32/mo · 13.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 72% 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: $18,729
• − Mortgage interest: −$8,957
• − Property taxes: −$2,857
• − Insurance: −$800
• − Repairs & maintenance: −$1,498
• − Management: −$1,498
• − Depreciation: −$4,652
• Taxable loss: −$1,532
• Est. tax savings @ 24.0%: +$368
• After-tax cash flow: $1,445/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

+539.6% since first listed

7 events — show timeline

• 2026-05-18 Listed $159,900 MRED as Distributed by MLS Grid
• 2025-06-30 Listing Removed — MRED as Distributed by MLS Grid
• 2025-06-26 Relisted — MRED as Distributed by MLS Grid
• 2025-02-27 Contingent — MRED as Distributed by MLS Grid
• 2025-02-01 Listed — MRED as Distributed by MLS Grid
• 2005-09-08 Sold (Public Records) $82,500 Public Records
• 1986-03-01 Sold (Public Records) $25,000 Public Records

Property tax history

+4.2%/yr

Latest (2023): $2,857 · +18.2% YoY. Source: county tax records.