1119 S Curtis Ave Unit E51 · Kankakee, IL 60901

$59,000

2 bd · 1.5 ba · 900 sqft · Townhouse · 146 Days on market

Built 1960 $66/sqft · 11% below area Est $66k · 11% under $300/mo HOA · 25% of rent

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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 +24.8/30.0
• ARV discount +12.4/15.0
• 1% rule +10.0/10.0
• DSCR +8.1/10.0
• Rent growth +3.6/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 2-Bedroom Brick Townhome in a Convenient Kankakee Location! Welcome home to this well-maintained 2-bedroom brick townhome offering comfort, convenience, and worry-free living! Perfectly situated near Kankakee Elementary Schools, Kankakee High School, Dollar General, Casey's, beautiful local parks, and the scenic Kankakee Museum-this home places everything you need just minutes away. Step inside to find a bright and inviting living space, a functional kitchen with plenty of cabinet storage, and two cozy bedrooms. A beautiful patio with privacy right off the living room. Enjoy peace of mind with an HOA that covers many essentials, allowing you to spend more time relaxing and less time maintaining. Whether you're a first-time buyer, downsizing, or looking for a low-maintenance lifestyle, this condo offers the perfect combination of value and location. Being Sold in As Is Condition. Cash offers only. Call today for your private showing!

Key facts

• Beautiful patio
• Kankakee location
• Kankakee museum

Tags

• KANKAKEE LOCATION
• LOCAL PARKS
• KANKAKEE MUSEUM
• BEAUTIFUL PATIO
• HOA COVERS ESSENTIALS

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $59k.

Deal economics

• At list price, monthly cash flow is $125 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $59k).
• Recommended offer: $52k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 5.8% in Kankakee — 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 62/100 on livability (#832 in IL) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A; Watch: schools F, crime F, amenities F.
• Kankakee SD 111 (urban): math 6% / reading 13% proficiency, ranked #584 of 620 in IL (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+4.4%/yr); 115 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 145 units permitted in Kankakee County in 2024 (5 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $408 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Kankakee County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 4.4% rent growth), your $17k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 146 days — a 12% lower offer ($52k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 19y ago; this cycle's ask has dropped $6k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $35k; list at $59k implies a 68% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.9% of price; HOA is 25% of rent.

Recommended offer $51,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 146 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 1960 — 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 2.04% ✓
• Cap rate: 8.84%
• Cash-on-cash: 9.11%
• DSCR: 1.41
• GRM: 4.1

CMA / ARV

• ARV (median comp): $66,193
• List price: $59,000
• Delta: -10.87%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1119 S Curtis Ave Unit F62	0.00mi	2/1.5	900 (0%)	0mo	$56,000	$62	100
1119 S Curtis Ave Unit A6	0.00mi	2/1.0	900 (0%)	17mo	$67,000	$74	84
1119 S Curtis Ave Unit E53	0.00mi	2/1.5	900 (0%)	21mo	$63,000	$70	82
1119 S Curtis Ave Unit A-10	0.00mi	2/1.0	900 (0%)	19mo	$65,000	$72	82

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 · 4.38% rent growth · sell at horizon

5-year hold

• IRR: 0.6%
• Equity multiple: 1.02×
• Total profit: $397
• Equity at exit: $8,797

10-year hold

• IRR: 12.8%
• Equity multiple: 2.14×
• Total profit: $18,914
• Equity at exit: $5,101

Cash invested: $16,520 (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 60901

• Home prices YoY: -32.5%
• Rents YoY: 4.4%
• Active inventory: 115
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,206 medium
• Mortgage (P&I): −$309
• Tax from tax record: −$194 /mo · $2,323/yr
• Insurance: −$25
• HOA: −$300
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $125

Break-even live

Break-even rent $1,048

Max offer price $59,000

Occupancy floor 85%

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1100 W Jeffery St Kankakee, IL	1.0–3.0	1.0–2.0	900	$1,224	$1.36	16d	1	0.40mi
319 S 5th Ave Unit 4 Kankakee, IL	1.0	1.0	750	$1,115	$1.49	43d	1	1.11mi
243 S 5th Ave Unit 247 Kankakee, IL	2.0	1.0	1000	$1,150	$1.15	43d	1	1.17mi

HOA detail

• Monthly dues: $300 · $3,600/yr

Listing history 32 events

1. 2026-06-19
   days on market $59,000 Active 146 DOM
2. 2026-06-18
   days on market $59,000 Active 145 DOM
3. 2026-06-17
   days on market $59,000 Active 144 DOM
4. 2026-06-16
   days on market $59,000 Active 143 DOM
5. 2026-06-15
   days on market $59,000 Active 142 DOM
6. 2026-06-14
   days on market $59,000 Active 140 DOM
7. 2026-06-13
   days on market $59,000 Active 139 DOM
8. 2026-06-10
   days on market $59,000 Active 137 DOM
9. 2026-06-09
   days on market $59,000 Active 136 DOM
10. 2026-06-08
    days on market $59,000 Active 135 DOM
11. 2026-06-07
    days on market $59,000 Active 134 DOM
12. 2026-06-03
    days on market $59,000 Active 130 DOM
13. 2026-06-02
    days on market $59,000 Active 129 DOM
14. 2026-06-01
    days on market $59,000 Active 128 DOM
15. 2026-05-31
    days on market $59,000 Active 127 DOM
16. 2026-05-30
    days on market $59,000 Active 126 DOM
17. 2026-05-18
    price $59,000 955-char remark

    Show marketing remark (955 chars)

    Charming 2-Bedroom Brick Townhome in a Convenient Kankakee Location! Welcome home to this well-maintained 2-bedroom brick townhome offering comfort, convenience, and worry-free living! Perfectly situated near Kankakee Elementary Schools, Kankakee High School, Dollar General, Casey's, beautiful local parks, and the scenic Kankakee Museum-this home places everything you need just minutes away. Step inside to find a bright and inviting living space, a functional kitchen with plenty of cabinet storage, and two cozy bedrooms. A beautiful patio with privacy right off the living room. Enjoy peace of mind with an HOA that covers many essentials, allowing you to spend more time relaxing and less time maintaining. Whether you're a first-time buyer, downsizing, or looking for a low-maintenance lifestyle, this condo offers the perfect combination of value and location. Being Sold in As Is Condition. Cash offers only. Call today for your private showing!

18. 2026-04-02
    status Active 955-char remark

    Show marketing remark (955 chars)

    Charming 2-Bedroom Brick Townhome in a Convenient Kankakee Location! Welcome home to this well-maintained 2-bedroom brick townhome offering comfort, convenience, and worry-free living! Perfectly situated near Kankakee Elementary Schools, Kankakee High School, Dollar General, Casey's, beautiful local parks, and the scenic Kankakee Museum-this home places everything you need just minutes away. Step inside to find a bright and inviting living space, a functional kitchen with plenty of cabinet storage, and two cozy bedrooms. A beautiful patio with privacy right off the living room. Enjoy peace of mind with an HOA that covers many essentials, allowing you to spend more time relaxing and less time maintaining. Whether you're a first-time buyer, downsizing, or looking for a low-maintenance lifestyle, this condo offers the perfect combination of value and location. Being Sold in As Is Condition. Cash offers only. Call today for your private showing!

19. 2026-03-17
    historical Contingent - Continue to Show 955-char remark

    Show marketing remark (955 chars)

    Charming 2-Bedroom Brick Townhome in a Convenient Kankakee Location! Welcome home to this well-maintained 2-bedroom brick townhome offering comfort, convenience, and worry-free living! Perfectly situated near Kankakee Elementary Schools, Kankakee High School, Dollar General, Casey's, beautiful local parks, and the scenic Kankakee Museum-this home places everything you need just minutes away. Step inside to find a bright and inviting living space, a functional kitchen with plenty of cabinet storage, and two cozy bedrooms. A beautiful patio with privacy right off the living room. Enjoy peace of mind with an HOA that covers many essentials, allowing you to spend more time relaxing and less time maintaining. Whether you're a first-time buyer, downsizing, or looking for a low-maintenance lifestyle, this condo offers the perfect combination of value and location. Being Sold in As Is Condition. Cash offers only. Call today for your private showing!

20. 2026-01-24
    listed $65,000 Active 955-char remark

    Show marketing remark (955 chars)

    Charming 2-Bedroom Brick Townhome in a Convenient Kankakee Location! Welcome home to this well-maintained 2-bedroom brick townhome offering comfort, convenience, and worry-free living! Perfectly situated near Kankakee Elementary Schools, Kankakee High School, Dollar General, Casey's, beautiful local parks, and the scenic Kankakee Museum-this home places everything you need just minutes away. Step inside to find a bright and inviting living space, a functional kitchen with plenty of cabinet storage, and two cozy bedrooms. A beautiful patio with privacy right off the living room. Enjoy peace of mind with an HOA that covers many essentials, allowing you to spend more time relaxing and less time maintaining. Whether you're a first-time buyer, downsizing, or looking for a low-maintenance lifestyle, this condo offers the perfect combination of value and location. Being Sold in As Is Condition. Cash offers only. Call today for your private showing!

21. 2021-03-12
    soldstatus $35,025 Closed Sale 582-char remark

    Show marketing remark (582 chars)

    You do not want to miss out on the chance to invest in this maintenance free move in ready 2 story unit with 2 bedrooms and 1.5 bathrooms. Rooms are spacious, colors are neutral, bathrooms and kitchens have been updated and you'll love the private patio that backs up to a field. Assessment dues on the unit are $268.37 per month which includes water/sewer, trash removal, lawn care, snow removal, natural gas and common area maintenance. Electricity and cable are individual unit owners responsibility. There is laundry located on first floor in common area right across from unit.

22. 2021-02-08
    status Pending 582-char remark

    Show marketing remark (582 chars)

    You do not want to miss out on the chance to invest in this maintenance free move in ready 2 story unit with 2 bedrooms and 1.5 bathrooms. Rooms are spacious, colors are neutral, bathrooms and kitchens have been updated and you'll love the private patio that backs up to a field. Assessment dues on the unit are $268.37 per month which includes water/sewer, trash removal, lawn care, snow removal, natural gas and common area maintenance. Electricity and cable are individual unit owners responsibility. There is laundry located on first floor in common area right across from unit.

23. 2021-02-04
    listed $32,000 New 582-char remark

    Show marketing remark (582 chars)

    You do not want to miss out on the chance to invest in this maintenance free move in ready 2 story unit with 2 bedrooms and 1.5 bathrooms. Rooms are spacious, colors are neutral, bathrooms and kitchens have been updated and you'll love the private patio that backs up to a field. Assessment dues on the unit are $268.37 per month which includes water/sewer, trash removal, lawn care, snow removal, natural gas and common area maintenance. Electricity and cable are individual unit owners responsibility. There is laundry located on first floor in common area right across from unit.

24. 2016-11-14
    soldstatus $20,500
25. 2016-11-10
    soldstatus $20,500 Closed Sale
26. 2016-09-22
    historical Contingent
27. 2016-09-08
    listed $22,000 New
28. 2008-03-03
    historical
29. 2007-06-27
    listed
30. 2007-06-02
    historical
31. 2007-04-09
    listed
32. 2006-04-17
    soldstatus $341,500

ⓘ 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: $2,323 · $194/mo
• Projected year-2 tax: $2,323 · $194/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $14,475
• − Mortgage interest: −$3,305
• − Property taxes: −$2,323
• − Insurance: −$295
• − Repairs & maintenance: −$1,158
• − Management: −$1,158
• − HOA: −$3,600
• − Depreciation: −$1,716
• Taxable income: $919
• Est. tax owed @ 24.0%: −$221
• After-tax cash flow: $1,284/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: Kankakee SD 111
• NCES district ID: 1720760
• Math proficiency: 6% ▼ -7.00%
• Reading proficiency: 13% ▼ -6.00%
• Median HH income: $37,968
• Composite: 8.03/100
• National rank: #9921
• State rank: #584 of 620 in IL

Livability — Kankakee

• Score: 62/100
• State rank: #832
• US rank: #16432

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kankakee, IL
• County: Kankakee County · 61,801 people
• City population: 33,128
• Metro: Kankakee, IL
• Population (ZIP): 33,128
• Household income: $58,309
• Rent vs Own: 38.6% rent · 61.4% own
• Severe rent burden: 1317.0

Population outlook (Kankakee County) Hauer SSP2

• Today (2025): 105,479 people
• By 2030: 101,792 · -3.5%
• By 2040: 93,479 · -11.4%
• By 2050: 85,061 · -19.4%
• By 2075: 67,314 · -36.2%
• By 2100: 52,439 · -50.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 47% Black 30% Hispanic / Latino 19% Two or more races 7%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Lithuanian 4% Romanian 4% Slovak 1%
• Foreign-born: 10% · Canada
• Languages at home: 82% English-only · Spanish 16%

Political lean MEDSL · Kankakee

• 2024 margin: Strong R (+20.8) · D 38.7% · R 59.5% · Other 1.8%
• 2008→2024 swing: -25.4pp toward R · 2008: 4.6pp · 2024: -20.8pp
• All cycles: 2024: R+20.8 2020: R+16.5 2016: R+13.3 2012: R+3.4 2008: D+4.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -92.12%
• Current HPI: 190.8755
• Rent YoY: ▲ 4.38%
• Metro: Kankakee, IL
• 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

-82.7% since first listed

16 events — show timeline

• 2026-05-18 Price Changed $59,000 MRED as Distributed by MLS Grid
• 2026-04-02 Relisted — MRED as Distributed by MLS Grid
• 2026-03-17 Contingent — MRED as Distributed by MLS Grid
• 2026-01-24 Listed $65,000 MRED as Distributed by MLS Grid
• 2021-03-12 Sold (MLS) $35,025 MRED as Distributed by MLS Grid
• 2021-02-08 Pending — MRED as Distributed by MLS Grid
• 2021-02-04 Listed $32,000 MRED as Distributed by MLS Grid
• 2016-11-14 Sold (Public Records) $20,500 Public Records
• 2016-11-10 Sold (MLS) $20,500 MRED as Distributed by MLS Grid
• 2016-09-22 Contingent — MRED as Distributed by MLS Grid
• 2016-09-08 Listed $22,000 MRED as Distributed by MLS Grid
• 2008-03-03 Listing Removed — MRED as Distributed by MLS Grid
• 2007-06-27 Listed — MRED as Distributed by MLS Grid
• 2007-06-02 Listing Removed — MRED as Distributed by MLS Grid
• 2007-04-09 Listed — MRED as Distributed by MLS Grid
• 2006-04-17 Sold (Public Records) $341,500 Public Records

Property tax history

+2.7%/yr

Latest (2024): $2,323 · +3.8% YoY. Source: county tax records.