2057 217th St · Sauk Village, IL 60411

$139,999

4 bd · 1.0 ba · 1,369 sqft · SingleFamily public records · 1 Days on market

Built 1954 6,600 sqft lot Est $185k · 24% under

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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 +27.8/30.0
• ARV discount +15.0/15.0
• DSCR +9.8/10.0
• 1% rule +8.7/10.0
• Rent growth +4.1/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks

OPPORTUNITY IS KNOCKING! Located in a quiet neighborhood, this 4 bedroom home features a spacious living room, family room with dining area, laundry room, 1 full bathroom, and a detached 2 car garage. Recent updates include a roof 2021, windows 2021, water heater 2024, and lvp flooring 2025. Conveniently located near schools, parks, shopping, restaurants, and major expressways. Whether you're looking to build equity or an investor seeking your next opportunity, this home offers great value and potential. Being sold AS-IS.

Key facts

• Recent updates
• Laundry room
• Spacious living room

Tags

• SPACIOUS LIVING ROOM
• FAMILY ROOM WITH DINING AREA
• LAUNDRY ROOM
• DETACHED 2 CAR GARAGE
• RECENT UPDATES

Property features AI

Finance

• Other: Built before 1978
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage (owned) with 2 garage spaces; Asphalt driveway; 2 total parking spaces
• Utilities: Water source: Lake Michigan; Public sewer
• Home design: Detached single-family home; One-story
• Construction: Built 71–80 years ago; Aluminum siding and brick exterior; Asphalt roof; Fee simple ownership
• Exterior features: School bus service; Lot dimensions approximately 60 x 110

Interior

• Kitchen: Kitchen (main level)
• Bedrooms: 4 bedrooms (all on the main level); Master bedroom on the main level
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Central air; Window unit(s); Wall unit(s)
• Interior features: 6 total rooms; Dining room; Family room; Living room
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $427 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Cap rate 9.9% vs local median 8.2% in Sauk Village — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Market conditions: Rents rising fast (+6.5%/yr); 222 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 37% 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 $968 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 $39k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 19y 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: property tax is 2.5% of price; built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $139,999

Questions for the listing agent

1. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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: 1.37% ✓
• Cap rate: 9.95%
• Cash-on-cash: 13.06%
• DSCR: 1.58
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $184,815
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2106 216th St	0.06mi	3/2.0 (-1)	1,337 (-2%)	2mo	$75,000	$56	82
21618 Gailine Ave	0.23mi	4/2.0	1,271 (-7%)	0mo	$192,000	$151	73
1647 216th St	0.44mi	4/2.0	1,408 (+3%)	1mo	$275,000	$195	70
1908 215th Pl	0.22mi	3/1.0 (-1)	1,250 (-9%)	2mo	$120,000	$96	69
21624 Gailine Ave	0.22mi	4/2.0	1,500 (+10%)	2mo	$199,000	$133	68
1618 Constance Ave	0.48mi	3/1.0 (-1)	1,326 (-3%)	0mo	$213,000	$161	67
2129 219th St	0.21mi	3/1.0 (-1)	1,200 (-12%)	1mo	$170,000	$142	64
21727 Clyde Ave	0.17mi	3/1.5 (-1)	1,529 (+12%)	5mo	$68,000	$44	61
2444 Apache Ave	0.51mi	5/1.5 (+1)	1,440 (+5%)	1mo	$220,000	$153	59
22223 Navaho Ave	0.69mi	4/1.5	1,440 (+5%)	1mo	$195,000	$135	56
21706 Gailene Ave	0.41mi	4/2.0	1,553 (+13%)	0mo	$200,000	$129	54
22150 Chappel Ave	0.55mi	3/1.0 (-1)	1,200 (-12%)	1mo	$156,000	$130	48

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: 7.2%
• Equity multiple: 1.29×
• Total profit: $11,525
• Equity at exit: $20,874

10-year hold

• IRR: 19.6%
• Equity multiple: 2.94×
• Total profit: $76,028
• Equity at exit: $12,105

Cash invested: $39,200 (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 60411

• Home prices YoY: -33.9%
• Rents YoY: 6.5%
• Active inventory: 222
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,915 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$294 /mo · $3,527/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $427

Break-even live

Break-even rent $1,375

Max offer price $139,999

Occupancy floor 73%

Sensitivity live

Price	-10% $506	-5% $466	+0% $427	+5% $387	+10% $347
Rent	-10% $275	-5% $351	+0% $427	+5% $502	+10% $578
Rate	-1.0pp $497	-0.5pp $462	base $427	+0.5pp $390	+1.0pp $353

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	3d	1	0.25mi
2236 220th St Sauk Village, IL	3.0	1.0	1008	$1,800	$1.79	25d	1	0.40mi
22332 Clyde Ave Sauk Village, IL	3.0	1.0	925	$1,800	$1.95	25d	1	0.75mi
22340 Chappel Ave Sauk Village, IL	3.0	1.0	1100	$1,800	$1.64	19d	1	0.78mi

Listing history 2 events

1. 2026-06-18
   remarks 527-char remark
2. 2026-06-18
   listed $139,999 Active 1 DOM

ⓘ 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: $3,527 · $294/mo
• Projected year-2 tax: $3,527 · $294/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 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: $22,982
• − Mortgage interest: −$7,842
• − Property taxes: −$3,527
• − Insurance: −$700
• − Repairs & maintenance: −$1,839
• − Management: −$1,839
• − Depreciation: −$4,073
• Taxable income: $3,163
• Est. tax owed @ 24.0%: −$759
• After-tax cash flow: $4,360/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

17 events — show timeline

• 2026-06-17 Listed $139,999 MRED as Distributed by MLS Grid
• 2025-09-22 Listing Removed — MRED as Distributed by MLS Grid
• 2025-05-12 Listed — MRED as Distributed by MLS Grid
• 2024-10-28 Listing Removed — MRED as Distributed by MLS Grid
• 2024-05-28 Relisted — MRED as Distributed by MLS Grid
• 2024-05-10 Contingent — MRED as Distributed by MLS Grid
• 2023-08-22 Relisted — MRED as Distributed by MLS Grid
• 2023-08-16 Contingent — MRED as Distributed by MLS Grid
• 2023-06-08 Relisted — MRED as Distributed by MLS Grid
• 2023-05-23 Contingent — MRED as Distributed by MLS Grid
• 2023-05-11 Listed — MRED as Distributed by MLS Grid
• 2012-03-31 Listing Removed — MRED as Distributed by MLS Grid
• 2011-08-31 Listed — MRED as Distributed by MLS Grid
• 2011-08-09 Listing Removed — MRED as Distributed by MLS Grid
• 2010-08-17 Listed — MRED as Distributed by MLS Grid
• 2007-12-05 Listing Removed — MRED as Distributed by MLS Grid
• 2007-06-29 Listed — MRED as Distributed by MLS Grid

Property tax history

+4.5%/yr

Latest (2023): $3,527 · +62.4% YoY. Source: county tax records.