82 Isa Ave · Chicago Heights, IL 60411

$149,900

3 bd · 1.0 ba · 792 sqft · SingleFamily public records · 41 Days on market

Built 1898 3,125 sqft lot

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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 +25.1/30.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Rent growth +4.1/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 2 bedroom/1 bath home located on a pleasant, quiet street has been beautifully rehabbed and returned to a true state of modern quality. With neutral colors and decor, the options to make it your own are plentiful. The full length basement allows for tons of storage, or your personal vision of constructing extra rooms. Finally, rest assured in the safety of your vehicles being parked in the large 2-car garage. Contact me for more details, and schedule your personal showing!

Key facts

• Basement family room
• Enclosed back porch
• Remodeled bathroom

Tags

• REFRESHED KITCHEN
• REMODELED BATHROOM
• BASEMENT FAMILY ROOM
• ENCLOSED BACK PORCH
• FULLY FENCED YARD
• NEW OVERHEAD GARAGE DOOR

Property features AI

Finance

• HOA & community: No master association fee required

Exterior

• Parking: Detached garage with garage door opener (2 garage spaces, 2 total parking spaces)
• Utilities: Public water; Public sewer; Electric with circuit breakers
• Home design: Detached single-family home; One-story; Fee simple ownership; Commuter bus access
• Construction: Built over 100 years ago; Vinyl siding; Asphalt roof; Concrete perimeter foundation
• Exterior features: Sidewalks; Street lights; Paved street; Lot approximately 25 x 125

Interior

• Kitchen: Range; Eating area / table space
• Bedrooms: Master bedroom on main level (10 x 9); Second bedroom on main level (9 x 8); Additional bedrooms listed
• Flooring: Carpet in main living areas and bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas forced-air heating; Ceiling fan(s)
• Interior features: First-floor bedroom; Partially finished full basement; 6 total rooms; Some photos virtually staged
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $332 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $145k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 6.4% in Chicago Heights — 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 71/100 on livability (#339 in IL) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: employment C-, crime F, amenities F.
• 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: Chicago Heights Middle School (math 9% / reading 24%, grade F, #482 of 665 statewide, top 73%, 940 students, 0% FRL); Bloom High School (math 7% / reading 8%, grade F, #589 of 693 statewide, top 86%, 1,737 students, 0% FRL).
• Market conditions: Rents rising fast (+6.5%/yr); 224 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 9d on market — plan ~1-2 weeks tenant-placement turnaround); 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).
• This rent runs 36% 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 $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.5% rent growth), your $42k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 20y 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.

Risks & watch-outs

• Watch-outs: built in 1898 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,403 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 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 1898 — 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 F 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. 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: 1.23% ✓
• Cap rate: 8.95%
• Cash-on-cash: 9.49%
• DSCR: 1.42
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $84,744
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1313 Vincennes Ave	0.18mi	2/1.0 (-1)	800 (+1%)	16mo	$130,000	$163	72
1212 Center Ave	0.56mi	3/1.0	809 (+2%)	4mo	$160,000	$198	67
1635 Oak St Unit 1B	0.52mi	2/1.5 (-1)	792 (0%)	10mo	$80,000	$101	60
43 E 13th St	0.16mi	2/1.0 (-1)	866 (+9%)	15mo	$63,000	$73	60
1230 Lincoln Ave	0.47mi	2/1.0 (-1)	725 (-8%)	20mo	$77,400	$107	42

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: 2.1%
• Equity multiple: 1.09×
• Total profit: $3,602
• Equity at exit: $22,351

10-year hold

• IRR: 15.1%
• Equity multiple: 2.43×
• Total profit: $60,128
• Equity at exit: $12,961

Cash invested: $41,972 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,844 high
• Mortgage (P&I): −$786
• Tax from tax record: −$276 /mo · $3,314/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $332

Break-even live

Break-even rent $1,424

Max offer price $149,900

Occupancy floor 77%

Sensitivity live

Price	-10% $417	-5% $374	+0% $332	+5% $289	+10% $247
Rent	-10% $186	-5% $259	+0% $332	+5% $405	+10% $477
Rate	-1.0pp $407	-0.5pp $370	base $332	+0.5pp $293	+1.0pp $253

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
83 W 15th St #1 Chicago Heights, IL	3.0	1.0	1050	$1,500	$1.43	5d	1	0.55mi
63 Hickory St Unit 2 Chicago Heights, IL	3.0	1.0	900	$1,700	$1.89	26d	1	0.73mi
41 E Main St Unit 2 Chicago Heights, IL	2.0	1.0	1000	$1,550	$1.55	9d	1	0.84mi
531 Wallace St Chicago Heights, IL	3.0	1.0	1100	$2,000	$1.82	7d	1	0.89mi
370 E 17th St Chicago Heights, IL	3.0	1.0	1058	$2,600	$2.46	18d	1	1.27mi
417 W Hickory St Unit 2 Chicago Heights, IL	3.0	1.0	900	$1,800	$2.00	22d	1	1.41mi
436 W Hickory St Unit Na Chicago Heights, IL	3.0	1.0	1091	$1,800	$1.65	0d	1	1.48mi
444 Hickory St Unit 2A Chicago Heights, IL	3.0	1.0	900	$1,695	$1.88	0d	1	1.49mi

Listing history 41 events

1. 2026-06-21
   days on market $149,900 Active 41 DOM
2. 2026-06-18
   days on market $149,900 Active 38 DOM
3. 2026-06-17
   days on market $149,900 Active 37 DOM
4. 2026-06-16
   days on market $149,900 Active 36 DOM
5. 2026-06-15
   days on market $149,900 Active 35 DOM
6. 2026-06-13
   days on market $149,900 Active 33 DOM
7. 2026-06-13
   days on market $149,900 Active 32 DOM
8. 2026-06-09
   days on market $149,900 Active 29 DOM
9. 2026-06-08
   days on market $149,900 Active 28 DOM
10. 2026-06-07
    days on market $149,900 Active 27 DOM
11. 2026-06-04
    days on market $149,900 Active 24 DOM
12. 2026-06-03
    days on market $149,900 Active 23 DOM
13. 2026-06-02
    days on market $149,900 Active 22 DOM
14. 2026-06-01
    days on market $149,900 Active 21 DOM
15. 2026-05-31
    days on market $149,900 Active 20 DOM
16. 2026-05-11
    listed $149,900 Active
17. 2026-05-01
    historical Contingent - Continue to Show
18. 2026-04-30
    historical
19. 2026-04-16
    listed Active
20. 2024-06-13
    soldstatus $135,000
21. 2024-05-22
    soldstatus $135,000 Closed 482-char remark

    Show marketing remark (482 chars)

    This 2 bedroom/1 bath home located on a pleasant, quiet street has been beautifully rehabbed and returned to a true state of modern quality. With neutral colors and decor, the options to make it your own are plentiful. The full length basement allows for tons of storage, or your personal vision of constructing extra rooms. Finally, rest assured in the safety of your vehicles being parked in the large 2-car garage. Contact me for more details, and schedule your personal showing!

22. 2024-04-10
    status Pending 482-char remark

    Show marketing remark (482 chars)

    This 2 bedroom/1 bath home located on a pleasant, quiet street has been beautifully rehabbed and returned to a true state of modern quality. With neutral colors and decor, the options to make it your own are plentiful. The full length basement allows for tons of storage, or your personal vision of constructing extra rooms. Finally, rest assured in the safety of your vehicles being parked in the large 2-car garage. Contact me for more details, and schedule your personal showing!

23. 2024-03-29
    listed $130,000 Active 482-char remark

    Show marketing remark (482 chars)

    This 2 bedroom/1 bath home located on a pleasant, quiet street has been beautifully rehabbed and returned to a true state of modern quality. With neutral colors and decor, the options to make it your own are plentiful. The full length basement allows for tons of storage, or your personal vision of constructing extra rooms. Finally, rest assured in the safety of your vehicles being parked in the large 2-car garage. Contact me for more details, and schedule your personal showing!

24. 2024-02-29
    historical Contingent - Continue to Show
25. 2024-02-21
    historical
26. 2024-01-16
    price
27. 2023-12-01
    price
28. 2023-11-07
    listed Active
29. 2022-11-04
    soldstatus $43,000 Closed
30. 2022-10-22
    historical Contingent - Continue to Show
31. 2022-10-12
    price $40,000
32. 2022-09-08
    price $50,000
33. 2022-08-25
    price $55,000
34. 2022-08-24
    status Active
35. 2022-08-22
    historical
36. 2022-08-15
    listed $65,000 Active
37. 2008-04-23
    historical
38. 2007-10-25
    historical
39. 2007-10-23
    listed
40. 2006-01-30
    listed
41. 2000-05-22
    soldstatus $46,000

ⓘ 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: $3,314 · $276/mo
• Projected year-2 tax: $3,358 · $280/mo
• Expected delta: +$45/yr (+$4/mo · 1.3%)

ⓘ 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) · 68% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $22,123
• − Mortgage interest: −$8,397
• − Property taxes: −$3,314
• − Insurance: −$750
• − Repairs & maintenance: −$1,770
• − Management: −$1,770
• − Depreciation: −$4,361
• Taxable income: $1,763
• Est. tax owed @ 24.0%: −$423
• After-tax cash flow: $3,558/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 — Chicago Heights

• Score: 71/100
• State rank: #339
• US rank: #6836

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chicago Heights, IL
• County: Cook County · 4,486,803 people
• City population: 52,175
• 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

+225.9% since first listed

26 events — show timeline

• 2026-05-11 Listed $149,900 MRED as Distributed by MLS Grid
• 2026-05-01 Contingent — MRED as Distributed by MLS Grid
• 2026-04-30 Listing Removed — MRED as Distributed by MLS Grid
• 2026-04-16 Listed — MRED as Distributed by MLS Grid
• 2024-06-13 Sold (Public Records) $135,000 Public Records
• 2024-05-22 Sold (MLS) $135,000 MRED as Distributed by MLS Grid
• 2024-04-10 Pending — MRED as Distributed by MLS Grid
• 2024-03-29 Listed $130,000 MRED as Distributed by MLS Grid
• 2024-02-29 Contingent — MRED as Distributed by MLS Grid
• 2024-02-21 Listing Removed — MRED as Distributed by MLS Grid
• 2024-01-16 Price Changed — MRED as Distributed by MLS Grid
• 2023-12-01 Price Changed — MRED as Distributed by MLS Grid
• 2023-11-07 Listed — MRED as Distributed by MLS Grid
• 2022-11-04 Sold (MLS) $43,000 MRED as Distributed by MLS Grid
• 2022-10-22 Contingent — MRED as Distributed by MLS Grid
• 2022-10-12 Price Changed $40,000 MRED as Distributed by MLS Grid
• 2022-09-08 Price Changed $50,000 MRED as Distributed by MLS Grid
• 2022-08-25 Price Changed $55,000 MRED as Distributed by MLS Grid
• 2022-08-24 Relisted — MRED as Distributed by MLS Grid
• 2022-08-22 Listing Removed — MRED as Distributed by MLS Grid
• 2022-08-15 Listed $65,000 MRED as Distributed by MLS Grid
• 2008-04-23 Listing Removed — MRED as Distributed by MLS Grid
• 2007-10-25 Listing Removed — MRED as Distributed by MLS Grid
• 2007-10-23 Listed — MRED as Distributed by MLS Grid
• 2006-01-30 Listed — MRED as Distributed by MLS Grid
• 2000-05-22 Sold (Public Records) $46,000 Public Records

Property tax history

+2.4%/yr

Latest (2023): $3,314 · +95.0% YoY. Source: county tax records.