222 Miami St · Park Forest, IL 60466

$99,000

3 bd · 1.0 ba · 953 sqft · SingleFamily public records · 65 Days on market

Built 1951 8,171 sqft lot Est $142k · 30% under

---

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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.9/5.0
• 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

There are no remarks available.

Key facts

• 8,171 sq ft lot
• Garage
• Built 1951

Property features AI

Finance

• Other: School bus service available
• HOA & community: No master association fee required

Exterior

• Parking: Attached garage with garage door opener (1 garage space); Asphalt driveway; One total parking space
• Utilities: Water: Lake Michigan and public; Sewer: Public sewer; Electric: Circuit breakers
• Home design: Detached single-family home; One-story; Fee simple ownership; Built before 1978 (property age ~71-80 years)
• Construction: Vinyl siding exterior; Asphalt roof; Concrete perimeter foundation
• Exterior features: Corner lot; Lot dimensions: 17 x 67 x 90 x 91 x 68 x 16

Interior

• Kitchen: Galley-style kitchen with eating area/table space; Wood laminate flooring
• Bedrooms: Master bedroom on main level (12 x 11) with wood laminate flooring; Bedroom on main level (11 x 10) with wood laminate flooring; Bedroom on main level (10 x 8) with wood laminate flooring
• Flooring: Wood laminate flooring throughout main living areas and bedrooms
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas forced air heating; Central air conditioning
• Interior features: Six total rooms; Unfinished attic; Living and dining areas combined; Wood-burning stove in the living room
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $894 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $93k (6.0% below list) — sets the bar for market timing.
• Cap rate 17.1% vs local median 9.7% in Park Forest — 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 78/100 on livability (#148 in IL, #2,726 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools D+, amenities 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: 102 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 8d 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 39% 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 $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($93k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 12y ago; this cycle's ask has dropped $11k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $29k; list at $99k implies a 241% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $93,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 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 1951 — 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 D-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. 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: 2.02% ✓
• Cap rate: 17.13%
• Cash-on-cash: 38.72%
• DSCR: 2.72
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $141,997
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
209 Miami St	0.09mi	2/1.0 (-1)	974 (+2%)	1mo	$108,000	$111	87
254 Blackhawk Dr	0.19mi	2/1.0 (-1)	1,000 (+5%)	2mo	$105,000	$105	77
310 Nassau St	0.50mi	3/1.0	953 (0%)	1mo	$129,000	$135	76
316 Mohawk St	0.38mi	2/1.0 (-1)	949 (-0%)	2mo	$141,000	$149	75
314 Seminole St	0.46mi	2/1.0 (-1)	949 (-0%)	1mo	$135,000	$142	72
318 Minocqua St	0.42mi	2/1.0 (-1)	974 (+2%)	1mo	$145,000	$149	71
429 Natoma St	0.39mi	3/1.0	1,035 (+9%)	0mo	$159,000	$154	67
354 Marquette St	0.58mi	2/1.0 (-1)	973 (+2%)	2mo	$131,000	$135	63
223 S Orchard Dr	0.68mi	2/1.0 (-1)	949 (-0%)	0mo	$105,000	$111	62
434 Shabbona Dr	0.37mi	3/1.0	1,092 (+15%)	0mo	$177,900	$163	58
425 Neosho St	0.40mi	3/1.0	1,092 (+15%)	0mo	$169,900	$156	57
181 Nanti St	0.57mi	3/1.0	1,092 (+15%)	1mo	$179,999	$165	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 34.9%
• Equity multiple: 2.48×
• Total profit: $40,956
• Equity at exit: $14,761

10-year hold

• IRR: 41.7%
• Equity multiple: 4.94×
• Total profit: $109,142
• Equity at exit: $8,560

Cash invested: $27,720 (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 60466

• Home prices YoY: -21.1%
• Active inventory: 102
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,998 high
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,485/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $894

Break-even live

Break-even rent $866

Max offer price $99,000

Occupancy floor 50%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
411 Huron St Park Forest, IL	3.0	1.0	1092	$2,300	$2.11	24d	1	0.22mi
277 Somonauk St Park Forest, IL	3.0	1.0	966	$2,000	$2.07	3d	1	0.40mi
194 Monee Rd Park Forest, IL	3.0	1.0	1092	$1,971	$1.80	22d	1	0.65mi
235 Tampa St Park Forest, IL	3.0	1.0	1092	$2,000	$1.83	24d	1	0.74mi
3324 Western Ave Park Forest, IL	1.0–3.0	1.0	1026	$1,995	$1.94	1d	11	1.09mi
23439 Western Ave Unit C29 Park Forest, IL	2.0	2.0	975	$1,570	$1.61	1d	1	1.19mi
3905 Tower Dr Richton Park, IL	1.0–2.0	1.0–2.0	905	$1,795	$1.98	1d	19	1.23mi
4014 Euclid Ln Richton Park, IL	3.0	1.0	1100	$2,100	$1.91	13d	1	1.32mi
4014 Euclid Ln Richton Park, IL	2.0	1.0	1100	$2,100	$1.91	7d	1	1.32mi
4014 Euclid Ln Richton Park, IL	2.0	1.0	1100	$2,100	$1.91	22d	1	1.32mi
22501 Butterfield Rd Unit 22411-514 Richton Park, IL	2.0	1.5	1021	$1,365	$1.34	7d	1	1.39mi
22501 Butterfield Rd Unit 22415-207 Richton Park, IL	2.0	1.5	944	$1,360	$1.44	7d	1	1.39mi
22501 Butterfield Rd Unit 22400-311 Richton Park, IL	2.0	1.0	882	$1,360	$1.54	7d	1	1.39mi
22501 Butterfield Rd Unit 22411-506 Richton Park, IL	2.0	1.0	882	$1,325	$1.50	7d	1	1.39mi
22501 Butterfield Rd Unit 22419-109 Richton Park, IL	2.0	1.0	798	$1,310	$1.64	7d	1	1.39mi

Listing history 30 events

1. 2026-06-18
   days on market $99,000 Active 65 DOM
2. 2026-06-17
   days on market $99,000 Active 64 DOM
3. 2026-06-16
   days on market $99,000 Active 63 DOM
4. 2026-06-15
   days on market $99,000 Active 62 DOM
5. 2026-06-13
   days on market $99,000 Active 60 DOM
6. 2026-06-09
   days on market $99,000 Active 56 DOM
7. 2026-06-08
   days on market $99,000 Active 55 DOM
8. 2026-06-07
   days on market $99,000 Active 54 DOM
9. 2026-06-04
   days on market $99,000 Active 51 DOM
10. 2026-06-03
    days on market $99,000 Active 50 DOM
11. 2026-06-02
    days on market $99,000 Active 49 DOM
12. 2026-06-01
    days on market $99,000 Active 48 DOM
13. 2026-05-31
    days on market $99,000 Active 47 DOM
14. 2026-04-13
    listed $109,900 Active
15. 2025-09-26
    historical
16. 2025-09-26
    status Temporarily No Showings
17. 2025-06-27
    historical
18. 2025-06-27
    status Temporarily No Showings
19. 2025-05-12
    historical
20. 2025-05-10
    price
21. 2025-01-05
    listed Active
22. 2015-01-09
    soldstatus $29,000 Closed Sale 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

23. 2014-12-05
    status Pending 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

24. 2014-11-20
    price $34,900 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

25. 2014-11-20
    price $30,000 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

26. 2014-09-24
    listed $39,900 New 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

27. 1999-03-31
    soldstatus $73,000
28. 1983-02-01
    soldstatus $48,984
29. 1981-07-01
    soldstatus $8,000
30. 1979-10-29
    soldstatus $45,000

ⓘ 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 · 16 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: $23,979
• − Mortgage interest: −$5,546
• − Property taxes: −$1,485
• − Insurance: −$495
• − Repairs & maintenance: −$1,918
• − Management: −$1,918
• − Depreciation: −$2,880
• Taxable income: $9,737
• Est. tax owed @ 24.0%: −$2,337
• After-tax cash flow: $8,397/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 — Park Forest

• Score: 78/100
• State rank: #148
• US rank: #2726

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Park Forest, IL
• County: Cook County · 4,486,803 people
• City population: 21,461
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 21,461
• Household income: $61,654
• Rent vs Own: 33.7% rent · 66.3% own
• Severe rent burden: 900.0

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: Predominantly Black (69%)
• Race & ethnicity: Black 69% White 19% Hispanic / Latino 9% Two or more races 3% Native American 1%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Romanian 2% Iranian 1% Italian 1%
• Foreign-born: 6% · Canada
• Languages at home: 90% English-only · Spanish 7% French/Haitian/Cajun 1% Russian/Polish/Slavic 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: ▼ -58.87%
• Current HPI: 219.9692
• Rent YoY: —
• 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

+144.2% since first listed

17 events — show timeline

• 2026-04-13 Listed $109,900 MRED as Distributed by MLS Grid
• 2025-09-26 Listing Removed — MRED as Distributed by MLS Grid
• 2025-09-26 Relisted — MRED as Distributed by MLS Grid
• 2025-06-27 Listing Removed — MRED as Distributed by MLS Grid
• 2025-06-27 Relisted — MRED as Distributed by MLS Grid
• 2025-05-12 Listing Removed — MRED as Distributed by MLS Grid
• 2025-05-10 Price Changed — MRED as Distributed by MLS Grid
• 2025-01-05 Listed — MRED as Distributed by MLS Grid
• 2015-01-09 Sold (MLS) $29,000 MRED as Distributed by MLS Grid
• 2014-12-05 Pending — MRED as Distributed by MLS Grid
• 2014-11-20 Price Changed $30,000 MRED as Distributed by MLS Grid
• 2014-11-20 Price Changed $34,900 MRED as Distributed by MLS Grid
• 2014-09-24 Listed $39,900 MRED as Distributed by MLS Grid
• 1999-03-31 Sold (Public Records) $73,000 Public Records
• 1983-02-01 Sold (Public Records) $48,984 Public Records
• 1981-07-01 Sold (Public Records) $8,000 Public Records
• 1979-10-29 Sold (Public Records) $45,000 Public Records

Property tax history

+13.3%/yr

Latest (2023): $8,784 · +14.8% YoY. Source: county tax records.