3208 Kinnie Rd · Robbins, IL 60472

$65,000

3 bd · 1.0 ba · 1,100 sqft · SingleFamily public records · 62 Days on market

Built 1961 4,000 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks

Desirable 3 Bedroom Ranch in Robbins

Key facts

• 4,000 sq ft lot
• 2 parking spots
• Listed 62 days

Property features AI

Finance

• Other: Fee simple ownership
• HOA & community: No master association fee required

Exterior

• Parking: Two parking spaces; Side driveway parking
• Utilities: Water from Lake Michigan and public supply; Public sewer
• Home design: Detached single-family home; One-story
• Construction: Built before 1978; Aluminum siding, vinyl siding, and brick exterior
• Exterior features: Lot dimensions approximately 40 x 100; Lot less than 0.25 acre; Side driveway

Interior

• Kitchen: Kitchen on the main level, approximately 10 x 12
• Bedrooms: Three bedrooms (all on the main level); Master bedroom on the main level, approximately 11 x 12; Second bedroom on the main level, approximately 10 x 12; Third bedroom on the main level, approximately 9 x 10
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Six total rooms
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $914 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $61k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#583 in IL) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime D+, schools F, amenities F.
• Chsd 218 (suburban): math 14% / reading 20% proficiency, ranked #454 of 620 in IL (top 73%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 28 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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

• In year one you build about $7k of equity ($449 loan paydown + $6k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 4 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.
• Current owner paid $56k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.

Recommended offer $61,100 (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 1961 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 2.78% ✓
• Cap rate: 23.17%
• Cash-on-cash: 60.29%
• DSCR: 3.68
• GRM: 3.0

CMA / ARV

• ARV (on-the-fly): $218,900
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3206 Kinne Rd	0.01mi	3/1.0	1,100 (0%)	2mo	$219,000	$199	98
3223 Emery Ln	0.11mi	4/1.0 (+1)	1,100 (0%)	6mo	$219,000	$199	85
3101 Emery Ln	0.13mi	3/1.0	1,144 (+4%)	6mo	$140,000	$122	83
14110 S Grace Ave	0.12mi	4/1.0 (+1)	1,133 (+3%)	7mo	$27,300	$24	79
14517 Saint Louis Ave	0.34mi	3/1.0	1,194 (+8%)	4mo	$240,000	$201	66
14507 Ridgeway Ave	0.40mi	4/1.5 (+1)	1,076 (-2%)	8mo	$205,000	$191	64
14334 Ridgeway Ave	0.29mi	3/2.0	1,209 (+10%)	8mo	$230,000	$190	59
14430 Ridgeway Ave	0.36mi	3/1.5	1,248 (+14%)	4mo	$310,000	$248	56
3302 W 139th St	0.56mi	3/1.0	1,235 (+12%)	1mo	$107,500	$87	52
14617 Trumbull Ave	0.48mi	2/1.0 (-1)	1,000 (-9%)	6mo	$170,000	$170	52
3739 W 139th St	0.53mi	3/2.0	1,241 (+13%)	2mo	$250,000	$201	49
14224 Springfield Ave	0.46mi	3/2.5	1,232 (+12%)	6mo	$302,000	$245	47

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 72.5%
• Equity multiple: 6.15×
• Total profit: $93,708
• Equity at exit: $58,557

10-year hold

• IRR: 66.3%
• Equity multiple: 13.65×
• Total profit: $230,284
• Equity at exit: $126,281

Cash invested: $18,200 (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 60472

• Home prices YoY: 3.5%
• Active inventory: 28
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,805 high
• Mortgage (P&I): −$341
• Tax from tax record: −$144 /mo · $1,726/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $914

Break-even live

Break-even rent $648

Max offer price $65,000

Occupancy floor 44%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13906 Central Park Ave Unit 2N Robbins, IL	3.0	2.0	900	$2,200	$2.44	1d	1	0.44mi
3542 147th St Midlothian, IL	2.0	1.0	817	$1,500	$1.84	6d	2	0.55mi
3349 147th St Unit 3240 06 Midlothian, IL	2.0	1.0	817	$1,500	$1.84	5d	1	0.64mi
3028 141st St Blue Island, IL	4.0	1.0	1144	$1,911	$1.67	1d	1	0.67mi
3025 140th St Blue Island, IL	4.0	1.0	1144	$2,000	$1.75	1d	1	0.71mi
14521 Richmond Ave Unit 3 Posen, IL	2.0	1.0	850	$1,375	$1.62	24d	1	0.85mi

Listing history 23 events

1. 2026-06-17
   status $65,000 Pending 62 DOM
2. 2026-06-17
   days on market $65,000 Contingent - No Showings 62 DOM
3. 2026-06-16
   days on market $65,000 Contingent - No Showings 61 DOM
4. 2026-06-15
   days on market $65,000 Contingent - No Showings 60 DOM
5. 2026-06-13
   days on market $65,000 Contingent - No Showings 58 DOM
6. 2026-06-09
   days on market $65,000 Contingent - No Showings 54 DOM
7. 2026-06-08
   days on market $65,000 Contingent - No Showings 53 DOM
8. 2026-06-07
   days on market $65,000 Contingent - No Showings 52 DOM
9. 2026-06-04
   days on market $65,000 Contingent - No Showings 49 DOM
10. 2026-06-03
    days on market $65,000 Contingent - No Showings 48 DOM
11. 2026-06-02
    days on market $65,000 Contingent - No Showings 47 DOM
12. 2026-06-01
    days on market $65,000 Contingent - No Showings 46 DOM
13. 2026-05-31
    days on market $65,000 Contingent - No Showings 45 DOM
14. 2026-04-17
    historical Contingent - No Showings
15. 2026-04-16
    listed $65,000 Active
16. 2015-04-29
    historical
17. 2014-05-07
    listed New
18. 2009-04-20
    historical
19. 2008-08-21
    price
20. 2008-04-19
    listed
21. 2007-09-15
    historical
22. 2006-09-16
    listed
23. 2004-03-17
    soldstatus $56,100

ⓘ 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: $1,726 · $144/mo
• Projected year-2 tax: $1,726 · $144/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 2/10 Low FEMA zone X (unshaded) · 6% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,664
• − Mortgage interest: −$3,641
• − Property taxes: −$1,726
• − Insurance: −$325
• − Repairs & maintenance: −$1,733
• − Management: −$1,733
• − Depreciation: −$1,891
• Taxable income: $10,615
• Est. tax owed @ 24.0%: −$2,548
• After-tax cash flow: $8,426/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: Chsd 218
• NCES district ID: 1706540
• Math proficiency: 14% ▼ -4.00%
• Reading proficiency: 20% ▼ -1.00%
• Median HH income: $57,166
• Composite: 16.09/100
• National rank: #9235
• State rank: #454 of 620 in IL

Livability — Robbins

• Score: 66/100
• State rank: #583
• US rank: #12161

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Robbins, IL
• City population: 4,961
• Population (ZIP): 4,961

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 (85%)
• Race & ethnicity: Black 85% Hispanic / Latino 9% White 4% Two or more races 3%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Hispanic 4%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 7%

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: ▲ 16.74%
• Current HPI: 494.1622
• 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

+15.9% since first listed

10 events — show timeline

• 2026-04-17 Contingent — MRED as Distributed by MLS Grid
• 2026-04-16 Listed $65,000 MRED as Distributed by MLS Grid
• 2015-04-29 Listing Removed — MRED as Distributed by MLS Grid
• 2014-05-07 Listed — MRED as Distributed by MLS Grid
• 2009-04-20 Listing Removed — MRED as Distributed by MLS Grid
• 2008-08-21 Price Changed — MRED as Distributed by MLS Grid
• 2008-04-19 Listed — MRED as Distributed by MLS Grid
• 2007-09-15 Listing Removed — MRED as Distributed by MLS Grid
• 2006-09-16 Listed — MRED as Distributed by MLS Grid
• 2004-03-17 Sold (Public Records) $56,100 Public Records

Property tax history

+5.6%/yr

Latest (2023): $1,726 · +223.1% YoY. Source: county tax records.