4112 192nd Ct #209 · Country Club Hills, IL 60478

$155,000

3 bd · 2.0 ba · 1,200 sqft · Condo · 258 Days on market

Built 1975 $245/mo HOA · 10% of rent

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Why this score? — see what drove the C 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 +24.5/30.0
• 1% rule +10.0/10.0
• DSCR +7.9/10.0
• ARV discount +7.5/15.0
• 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

Spacious 1st Floor Ranch Unit in Tierra Grande. This 3 bedroom 2 Full Baths Open concept Kitchen, Dining and Living Room Area! This Comfortable unit includes New Carpet, Freshly Painted, New Appliances ( Stove, Dishwasher & Refrigerator) Heater and A/C Cleaned and Certified and updated Hot Water Tank. Both Bathrooms Refreshed and Ready to Move In! 1 Car Detached Garage Included! FHA and VA Approved! This one will go quick so make you appointment Today!!

Key facts

• $245 HOA
• Garage
• Built 1975

Property features AI

Finance

• Other: Parcel number: 31102000891225
• Financial info: Special service area: No
• HOA & community: Monthly association fee of $245 covering exterior maintenance and lawn care; Pets allowed (cats and dogs permitted)

Exterior

• Parking: Detached garage (1 garage space, 1 total parking space)
• Utilities: Water sourced from Lake Michigan; Public sewer
• Home design: Attached single condo; Entry at level 1; Condo ownership; Rehab completed in 2006; Built approximately 41–50 years ago
• Construction: Cedar exterior; Property built before 1978
• Exterior features: Common lot; Commuter bus access

Interior

• Kitchen: Kitchen on the main level with ceramic tile flooring
• Bedrooms: Three bedrooms (all on the main level); Master bedroom on the main level with full bath access
• Flooring: Carpet in living room, master and two bedrooms; Ceramic tile in kitchen and dining room
• Bathrooms: Two full bathrooms
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Six total rooms
• Laundry & utility: Main-level laundry room (10 x 09)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $155k.

Deal economics

• At list price, monthly cash flow is $319 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $136k (12.0% below list) — sets the bar for market timing.

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; 4 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 $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 258 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 10 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 3.3% of price.

Recommended offer $136,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 258 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 1975 — 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.53% ✓
• Cap rate: 8.76%
• Cash-on-cash: 8.82%
• DSCR: 1.39
• GRM: 5.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -2.7%
• Equity multiple: 0.90×
• Total profit: $-4,464
• Equity at exit: $23,111

10-year hold

• IRR: 7.2%
• Equity multiple: 1.54×
• Total profit: $23,627
• Equity at exit: $13,402

Cash invested: $43,400 (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: 5.5×

Monthly cashflow live

• Estimated rent: $2,370 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$431 /mo · $5,166/yr
• Insurance: −$65
• HOA: −$245
• Vacancy / Maint / Mgmt: −$498
• Net cashflow: $319

Break-even live

Break-even rent $1,966

Max offer price $155,000

Occupancy floor 82%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4453 Provincetown Dr Country Club Hills, IL	3.0	2.5	1300	$2,500	$1.92	1d	1	0.85mi
2256 Windsor Ln Country Club Hills, IL	3.0	1.0	1212	$2,250	$1.86	1d	1	0.96mi
1153 Williamsburg Rd Country Club Hills, IL	2.0	1.5	1216	$1,900	$1.56	1d	1	0.96mi
4962 Bennett St Matteson, IL	2.0–3.0	2.5	1341	$3,120	$2.33	1d	7	1.45mi

HOA detail condo

• Monthly dues: $245 · $2,940/yr
• Likely covers: waterparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 41 events

1. 2026-06-18
   days on market $155,000 Active 258 DOM
2. 2026-06-17
   days on market $155,000 Active 257 DOM
3. 2026-06-16
   days on market $155,000 Active 256 DOM
4. 2026-06-15
   days on market $155,000 Active 255 DOM
5. 2026-06-13
   days on market $155,000 Active 253 DOM
6. 2026-06-09
   days on market $155,000 Active 249 DOM
7. 2026-06-08
   days on market $155,000 Active 248 DOM
8. 2026-06-07
   days on market $155,000 Active 247 DOM
9. 2026-06-04
   days on market $155,000 Active 244 DOM
10. 2026-06-03
    days on market $155,000 Active 243 DOM
11. 2026-06-02
    days on market $155,000 Active 242 DOM
12. 2026-06-01
    days on market $155,000 Active 241 DOM
13. 2026-05-31
    days on market $155,000 Active 240 DOM
14. 2026-03-24
    status Active
15. 2026-03-19
    historical
16. 2026-01-22
    price $160,000
17. 2026-01-21
    price $157,000
18. 2025-09-28
    listed $160,000 Active
19. 2022-08-17
    soldstatus $145,000
20. 2022-08-12
    soldstatus $145,000 Closed 461-char remark

    Show marketing remark (461 chars)

    Spacious 1st Floor Ranch Unit in Tierra Grande. This 3 bedroom 2 Full Baths Open concept Kitchen, Dining and Living Room Area! This Comfortable unit includes New Carpet, Freshly Painted, New Appliances ( Stove, Dishwasher & Refrigerator) Heater and A/C Cleaned and Certified and updated Hot Water Tank. Both Bathrooms Refreshed and Ready to Move In! 1 Car Detached Garage Included! FHA and VA Approved! This one will go quick so make you appointment Today!!

21. 2022-07-02
    historical Contingent - Continue to Show 461-char remark

    Show marketing remark (461 chars)

    Spacious 1st Floor Ranch Unit in Tierra Grande. This 3 bedroom 2 Full Baths Open concept Kitchen, Dining and Living Room Area! This Comfortable unit includes New Carpet, Freshly Painted, New Appliances ( Stove, Dishwasher & Refrigerator) Heater and A/C Cleaned and Certified and updated Hot Water Tank. Both Bathrooms Refreshed and Ready to Move In! 1 Car Detached Garage Included! FHA and VA Approved! This one will go quick so make you appointment Today!!

22. 2022-06-28
    status Active 461-char remark

    Show marketing remark (461 chars)

    Spacious 1st Floor Ranch Unit in Tierra Grande. This 3 bedroom 2 Full Baths Open concept Kitchen, Dining and Living Room Area! This Comfortable unit includes New Carpet, Freshly Painted, New Appliances ( Stove, Dishwasher & Refrigerator) Heater and A/C Cleaned and Certified and updated Hot Water Tank. Both Bathrooms Refreshed and Ready to Move In! 1 Car Detached Garage Included! FHA and VA Approved! This one will go quick so make you appointment Today!!

23. 2022-06-19
    historical Contingent - Continue to Show 461-char remark

    Show marketing remark (461 chars)

    Spacious 1st Floor Ranch Unit in Tierra Grande. This 3 bedroom 2 Full Baths Open concept Kitchen, Dining and Living Room Area! This Comfortable unit includes New Carpet, Freshly Painted, New Appliances ( Stove, Dishwasher & Refrigerator) Heater and A/C Cleaned and Certified and updated Hot Water Tank. Both Bathrooms Refreshed and Ready to Move In! 1 Car Detached Garage Included! FHA and VA Approved! This one will go quick so make you appointment Today!!

24. 2022-06-18
    listed $129,000 Active 461-char remark

    Show marketing remark (461 chars)

    Spacious 1st Floor Ranch Unit in Tierra Grande. This 3 bedroom 2 Full Baths Open concept Kitchen, Dining and Living Room Area! This Comfortable unit includes New Carpet, Freshly Painted, New Appliances ( Stove, Dishwasher & Refrigerator) Heater and A/C Cleaned and Certified and updated Hot Water Tank. Both Bathrooms Refreshed and Ready to Move In! 1 Car Detached Garage Included! FHA and VA Approved! This one will go quick so make you appointment Today!!

25. 2009-05-30
    historical
26. 2009-03-26
    price
27. 2009-03-24
    status
28. 2009-01-20
    historical
29. 2009-01-03
    price
30. 2008-12-03
    status
31. 2008-12-01
    historical
32. 2008-09-09
    status
33. 2008-07-29
    historical
34. 2008-02-20
    listed
35. 2007-10-04
    historical
36. 2007-07-20
    listed
37. 2007-07-20
    historical
38. 2007-03-09
    listed
39. 1999-11-10
    soldstatus $85,000
40. 1994-10-21
    soldstatus $62,500
41. 1994-08-10
    soldstatus $61,000

ⓘ 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: $5,166 · $431/mo
• Projected year-2 tax: $5,166 · $431/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
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,436
• − Mortgage interest: −$8,682
• − Property taxes: −$5,166
• − Insurance: −$775
• − Repairs & maintenance: −$2,275
• − Management: −$2,275
• − HOA: −$2,940
• − Depreciation: −$4,509
• Taxable income: $1,813
• Est. tax owed @ 24.0%: −$435
• After-tax cash flow: $3,394/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

+162.3% since first listed

28 events — show timeline

• 2026-03-24 Relisted — MRED as Distributed by MLS Grid
• 2026-03-19 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-22 Price Changed $160,000 MRED as Distributed by MLS Grid
• 2026-01-21 Price Changed $157,000 MRED as Distributed by MLS Grid
• 2025-09-28 Listed $160,000 MRED as Distributed by MLS Grid
• 2022-08-17 Sold (Public Records) $145,000 Public Records
• 2022-08-12 Sold (MLS) $145,000 MRED as Distributed by MLS Grid
• 2022-07-02 Contingent — MRED as Distributed by MLS Grid
• 2022-06-28 Relisted — MRED as Distributed by MLS Grid
• 2022-06-19 Contingent — MRED as Distributed by MLS Grid
• 2022-06-18 Listed $129,000 MRED as Distributed by MLS Grid
• 2009-05-30 Listing Removed — MRED as Distributed by MLS Grid
• 2009-03-26 Price Changed — MRED as Distributed by MLS Grid
• 2009-03-24 Relisted — MRED as Distributed by MLS Grid
• 2009-01-20 Listing Removed — MRED as Distributed by MLS Grid
• 2009-01-03 Price Changed — MRED as Distributed by MLS Grid
• 2008-12-03 Relisted — MRED as Distributed by MLS Grid
• 2008-12-01 Listing Removed — MRED as Distributed by MLS Grid
• 2008-09-09 Relisted — MRED as Distributed by MLS Grid
• 2008-07-29 Listing Removed — MRED as Distributed by MLS Grid
• 2008-02-20 Listed — MRED as Distributed by MLS Grid
• 2007-10-04 Listing Removed — MRED as Distributed by MLS Grid
• 2007-07-20 Listing Removed — MRED as Distributed by MLS Grid
• 2007-07-20 Listed — MRED as Distributed by MLS Grid
• 2007-03-09 Listed — MRED as Distributed by MLS Grid
• 1999-11-10 Sold (Public Records) $85,000 Public Records
• 1994-10-21 Sold (Public Records) $62,500 Public Records
• 1994-08-10 Sold (Public Records) $61,000 Public Records

Property tax history

+3.0%/yr

Latest (2023): $5,166 · +50.7% YoY. Source: county tax records.