18830 Cedar Ave · Country Club Hills, IL 60478

$205,000

4 bd · 2.0 ba · 1,157 sqft · SingleFamily public records · 121 Days on market

Built 1971 8,374 sqft lot Est $230k · 11% 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 +28.5/30.0
• ARV discount +12.4/15.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Buy this home with as little as $1000 down!! Beautifully updated and ready for new owners! Enjoy this 4 bedroom 2 bathroom Country Club Hills split level home, with massive lower level, including a family room, 4th bedroom and a separate rec. room!! New siding, new concrete patio in the back. Gorgeous kitchen with white shaker style cabinets, stone countertops and all stainless appliances. All fresh new paint, all new flooring, including luxury vinyl flooring and carpet. Updated bathrooms, including new vanities, hardware and lighting. Located on a corner lot Mature trees! Attached garage! Please view the 3-D tour and schedule your private showing TODAY!

Key facts

• 8,374 sq ft lot
• 2 garage spots
• Built 1971

Property features AI

Finance

• Other: Property located in Country Club Hills (Rich Township)
• HOA & community: No master association fee required

Exterior

• Parking: Attached garage with 2 garage spaces (2 total parking spaces)
• Utilities: Public water; Public sewer
• Home design: Detached single-family split-level home; Built more than 50 years ago; Fee simple ownership; Estimated living area
• Construction: Vinyl siding and brick exterior; Built before 1978
• Exterior features: Lot approximately 106 x 79; Less than 1/4 acre lot

Interior

• Kitchen: Kitchen on Main level
• Bedrooms: 4 bedrooms (Master Bedroom on Main; additional bedrooms on Main and Lower levels)
• Flooring: Luxury vinyl flooring in living room, dining room, kitchen, family room, recreation room and some lower-level bedrooms; Carpet in master bedroom and two main-level bedrooms
• Bathrooms: 2 full bathrooms (including a basement bathroom)
• Heating & cooling: Natural gas forced air heating; Central air conditioning
• Interior features: Finished full basement; 9 total rooms
• Laundry & utility: Laundry room in lower level

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $670 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $205k).
• Recommended offer: $180k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.2% vs local median 7.4% in Country Club Hills — 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 75/100 on livability (#212 in IL, #3,963 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime D+, health & safety D+, schools F.
• Rich Twp Hsd 227 (suburban): math 5% / reading 12% proficiency, ranked #577 of 620 in IL (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 94 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 1d 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

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $57k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 121 days — a 12% lower offer ($180k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $65k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $180,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 121 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.29% ✓
• Cap rate: 10.21%
• Cash-on-cash: 14.00%
• DSCR: 1.62
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $230,243
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4300 188th St	0.08mi	3/2.0 (-1)	1,144 (-1%)	1mo	$220,000	$192	88
4047 187th Pl	0.32mi	4/2.0	1,163 (+0%)	0mo	$295,000	$254	84
18951 Chestnut Ave	0.30mi	4/1.0	1,152 (-0%)	4mo	$201,970	$175	78
4041 187 Pl	0.33mi	3/1.5 (-1)	1,126 (-3%)	1mo	$239,900	$213	72
4240 188th St	0.13mi	3/2.0 (-1)	1,037 (-10%)	4mo	$200,000	$193	69
4601 188th St	0.35mi	3/1.5 (-1)	1,199 (+4%)	5mo	$80,000	$67	66
4640 188th St	0.42mi	3/1.0 (-1)	1,100 (-5%)	2mo	$220,000	$200	62
18840 Loretto Ln	0.35mi	3/2.0 (-1)	1,078 (-7%)	11mo	$210,000	$195	58
4160 188th St	0.21mi	3/3.0 (-1)	1,326 (+15%)	7mo	$239,000	$180	51
18920 Avers Ave	0.59mi	3/1.0 (-1)	1,091 (-6%)	8mo	$217,000	$199	47
4759 189th St	0.59mi	3/2.0 (-1)	1,057 (-9%)	9mo	$279,900	$265	45
19020 Cypress Ave	0.36mi	3/3.0 (-1)	1,326 (+15%)	7mo	$283,000	$213	44

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.3%
• Equity multiple: 1.17×
• Total profit: $9,483
• Equity at exit: $30,566

10-year hold

• IRR: 13.8%
• Equity multiple: 2.10×
• Total profit: $63,355
• Equity at exit: $17,725

Cash invested: $57,400 (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 60478

• Home prices YoY: -27.3%
• Active inventory: 94
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $2,641 high
• Mortgage (P&I): −$1,075
• Tax est. 1.5%: −$256 /mo · $3,075/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$555
• Net cashflow: $670

Break-even live

Break-even rent $1,793

Max offer price $205,000

Occupancy floor 70%

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2256 Windsor Ln Country Club Hills, IL	3.0	1.0	1212	$2,250	$1.86	1d	1	0.49mi
4453 Provincetown Dr Country Club Hills, IL	3.0	2.5	1300	$2,500	$1.92	1d	1	0.50mi
18019 Ravisloe Ter Country Club Hills, IL	3.0	1.5	1150	$2,800	$2.43	1d	1	1.04mi
17849 John Ave Country Club Hills, IL	5.0	2.0	1056	$3,650	$3.46	12d	1	1.29mi
3515 Bordeaux Ct Hazel Crest, IL	4.0	2.0	1486	$2,900	$1.95	1d	1	1.37mi

Listing history 23 events

1. 2026-06-18
   days on market $205,000 Active 121 DOM
2. 2026-06-17
   days on market $205,000 Active 120 DOM
3. 2026-06-16
   days on market $205,000 Active 119 DOM
4. 2026-06-15
   days on market $205,000 Active 118 DOM
5. 2026-06-13
   days on market $205,000 Active 116 DOM
6. 2026-06-09
   days on market $205,000 Active 112 DOM
7. 2026-06-08
   days on market $205,000 Active 111 DOM
8. 2026-06-07
   days on market $205,000 Active 110 DOM
9. 2026-06-04
   days on market $205,000 Active 107 DOM
10. 2026-06-03
    days on market $205,000 Active 106 DOM
11. 2026-06-02
    days on market $205,000 Active 105 DOM
12. 2026-06-01
    days on market $205,000 Active 104 DOM
13. 2026-05-31
    days on market $205,000 Active 103 DOM
14. 2026-04-07
    price $205,000
15. 2026-03-12
    price $209,000
16. 2023-02-01
    soldstatus $260,000 Closed 664-char remark

    Show marketing remark (664 chars)

    Buy this home with as little as $1000 down!! Beautifully updated and ready for new owners! Enjoy this 4 bedroom 2 bathroom Country Club Hills split level home, with massive lower level, including a family room, 4th bedroom and a separate rec. room!! New siding, new concrete patio in the back. Gorgeous kitchen with white shaker style cabinets, stone countertops and all stainless appliances. All fresh new paint, all new flooring, including luxury vinyl flooring and carpet. Updated bathrooms, including new vanities, hardware and lighting. Located on a corner lot Mature trees! Attached garage! Please view the 3-D tour and schedule your private showing TODAY!

17. 2022-12-17
    historical Contingent - Continue to Show 664-char remark

    Show marketing remark (664 chars)

    Buy this home with as little as $1000 down!! Beautifully updated and ready for new owners! Enjoy this 4 bedroom 2 bathroom Country Club Hills split level home, with massive lower level, including a family room, 4th bedroom and a separate rec. room!! New siding, new concrete patio in the back. Gorgeous kitchen with white shaker style cabinets, stone countertops and all stainless appliances. All fresh new paint, all new flooring, including luxury vinyl flooring and carpet. Updated bathrooms, including new vanities, hardware and lighting. Located on a corner lot Mature trees! Attached garage! Please view the 3-D tour and schedule your private showing TODAY!

18. 2022-12-02
    listed $269,700 Active 664-char remark

    Show marketing remark (664 chars)

    Buy this home with as little as $1000 down!! Beautifully updated and ready for new owners! Enjoy this 4 bedroom 2 bathroom Country Club Hills split level home, with massive lower level, including a family room, 4th bedroom and a separate rec. room!! New siding, new concrete patio in the back. Gorgeous kitchen with white shaker style cabinets, stone countertops and all stainless appliances. All fresh new paint, all new flooring, including luxury vinyl flooring and carpet. Updated bathrooms, including new vanities, hardware and lighting. Located on a corner lot Mature trees! Attached garage! Please view the 3-D tour and schedule your private showing TODAY!

19. 2022-09-01
    soldstatus $159,900 Closed 469-char remark

    Show marketing remark (469 chars)

    Enjoy this 4 bedroom 2 bathroom Country Club Hills split level home! Featuring a fully finished walk out lower level with full 2nd kitchen! 4th bedroom in the basement, full rec room! Located on a corner lot with concrete patio in the back yard! Mature trees! Attached garage! Waiting for your personal updates and finishing touches! Make an appointment to view today! ** SELLER CURRENTLY HAS MULTIPLE OFFERS, HIGHEST AND BEST DEADLINE DUE SUNDAY 7/17/2022 AT 3PM CT **

20. 2022-07-21
    historical Contingent - Continue to Show 469-char remark

    Show marketing remark (469 chars)

    Enjoy this 4 bedroom 2 bathroom Country Club Hills split level home! Featuring a fully finished walk out lower level with full 2nd kitchen! 4th bedroom in the basement, full rec room! Located on a corner lot with concrete patio in the back yard! Mature trees! Attached garage! Waiting for your personal updates and finishing touches! Make an appointment to view today! ** SELLER CURRENTLY HAS MULTIPLE OFFERS, HIGHEST AND BEST DEADLINE DUE SUNDAY 7/17/2022 AT 3PM CT **

21. 2022-07-14
    status Active 469-char remark

    Show marketing remark (469 chars)

    Enjoy this 4 bedroom 2 bathroom Country Club Hills split level home! Featuring a fully finished walk out lower level with full 2nd kitchen! 4th bedroom in the basement, full rec room! Located on a corner lot with concrete patio in the back yard! Mature trees! Attached garage! Waiting for your personal updates and finishing touches! Make an appointment to view today! ** SELLER CURRENTLY HAS MULTIPLE OFFERS, HIGHEST AND BEST DEADLINE DUE SUNDAY 7/17/2022 AT 3PM CT **

22. 2022-06-29
    historical Contingent - Continue to Show 469-char remark

    Show marketing remark (469 chars)

    Enjoy this 4 bedroom 2 bathroom Country Club Hills split level home! Featuring a fully finished walk out lower level with full 2nd kitchen! 4th bedroom in the basement, full rec room! Located on a corner lot with concrete patio in the back yard! Mature trees! Attached garage! Waiting for your personal updates and finishing touches! Make an appointment to view today! ** SELLER CURRENTLY HAS MULTIPLE OFFERS, HIGHEST AND BEST DEADLINE DUE SUNDAY 7/17/2022 AT 3PM CT **

23. 2022-06-19
    listed $159,900 Active 469-char remark

    Show marketing remark (469 chars)

    Enjoy this 4 bedroom 2 bathroom Country Club Hills split level home! Featuring a fully finished walk out lower level with full 2nd kitchen! 4th bedroom in the basement, full rec room! Located on a corner lot with concrete patio in the back yard! Mature trees! Attached garage! Waiting for your personal updates and finishing touches! Make an appointment to view today! ** SELLER CURRENTLY HAS MULTIPLE OFFERS, HIGHEST AND BEST DEADLINE DUE SUNDAY 7/17/2022 AT 3PM CT **

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,694
• − Mortgage interest: −$11,483
• − Property taxes: −$3,075
• − Insurance: −$1,025
• − Repairs & maintenance: −$2,536
• − Management: −$2,536
• − Depreciation: −$5,964
• Taxable income: $5,076
• Est. tax owed @ 24.0%: −$1,218
• After-tax cash flow: $6,820/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: Rich Twp Hsd 227
• NCES district ID: 1733420
• Math proficiency: 5% ▼ -3.00%
• Reading proficiency: 12% ▬ 0.00%
• Median HH income: $56,056
• Composite: 8.93/100
• National rank: #9885
• State rank: #577 of 620 in IL

Livability — Country Club Hills

• Score: 75/100
• State rank: #212
• US rank: #3963

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Country Club Hills, IL
• City population: 16,549
• Population (ZIP): 16,549

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 (87%)
• Race & ethnicity: Black 87% White 8% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Romanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Spanish 2%

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: ▼ -79.73%
• Current HPI: 212.3917
• 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

+28.2% since first listed

10 events — show timeline

• 2026-04-07 Price Changed $205,000 MRED as Distributed by MLS Grid
• 2026-03-12 Price Changed $209,000 MRED as Distributed by MLS Grid
• 2023-02-01 Sold (MLS) $260,000 MRED as Distributed by MLS Grid
• 2022-12-17 Contingent — MRED as Distributed by MLS Grid
• 2022-12-02 Listed $269,700 MRED as Distributed by MLS Grid
• 2022-09-01 Sold (MLS) $159,900 MRED as Distributed by MLS Grid
• 2022-07-21 Contingent — MRED as Distributed by MLS Grid
• 2022-07-14 Relisted — MRED as Distributed by MLS Grid
• 2022-06-29 Contingent — MRED as Distributed by MLS Grid
• 2022-06-19 Listed $159,900 MRED as Distributed by MLS Grid

Property tax history

+6.1%/yr

Latest (2023): $10,382 · +142.0% YoY. Source: county tax records.