2616 121st St · Blue Island, IL 60406

$165,000

2 bd · 1.0 ba · 1,080 sqft · SingleFamily public records · 13 Days on market

Built 1954 5,400 sqft lot Est $234k · 30% under

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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 +23.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.6/10.0
• 1% rule +6.8/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Key facts

• Large windows
• All-brick ranch
• Long side driveway

Tags

• ALL-BRICK RANCH
• LONG SIDE DRIVEWAY
• OVERSIZED DETACHED GARAGE
• BRIGHT LIVING ROOM
• HARDWOOD FLOORS
• LARGE WINDOWS

Property features AI

Finance

• Other: Possession negotiable
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage (2 garage spaces, 2 total parking spaces)
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; One-story; Fee simple ownership; Built approximately 71–80 years ago; Property listed as built before 1978
• Construction: Brick construction
• Exterior features: Lot dimensions about 135 x 40; Lot under 0.25 acre; Asphalt driveway

Interior

• Kitchen: Main-level kitchen — approximately 10 x 11
• Bedrooms: Two bedrooms (both on the main level); Master bedroom on the main level — approximately 13 x 11; Second bedroom on the main level — approximately 12 x 10
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Six total rooms; Crawl space basement
• Laundry & utility: Main-level laundry room — approximately 10 x 10

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $307 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Cap rate 8.5% vs local median 6.6% in Blue Island — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 77/100 on livability (#159 in IL, #2,964 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: employment C-, schools F, crime F.
• Chsd 218 (suburban): math 14% / reading 20% proficiency, ranked #454 of 620 in IL (top 73%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 44 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals leasing fast (median 0d 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $46k; list at $165k implies a 259% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $165,000

Questions for the listing agent

1. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.18% ✓
• Cap rate: 8.53%
• Cash-on-cash: 7.99%
• DSCR: 1.36
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $234,360
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2622 120th St	0.13mi	3/1.5 (+1)	1,090 (+1%)	10mo	$253,500	$233	77
2521 Orchard St	0.43mi	2/1.0	1,112 (+3%)	2mo	$200,000	$180	73
2636 121st Pl	0.08mi	3/1.0 (+1)	965 (-11%)	5mo	$165,000	$171	70
2538 W 119th St	0.27mi	3/1.0 (+1)	1,154 (+7%)	11mo	$299,900	$260	62
12238 Greenwood Ave	0.27mi	3/1.0 (+1)	1,000 (-7%)	11mo	$170,000	$170	61
2616 122nd St	0.13mi	3/1.0 (+1)	931 (-14%)	12mo	$200,000	$215	56
2345 Krueger St	0.53mi	3/1.5 (+1)	1,055 (-2%)	11mo	$170,000	$161	56
3161 W Park Lane Dr	0.72mi	2/1.0	986 (-9%)	3mo	$235,000	$238	50
2239 123rd Pl	0.60mi	3/1.0 (+1)	1,008 (-7%)	13mo	$215,000	$213	45
3160 W Park Lane Dr	0.73mi	2/1.0	986 (-9%)	9mo	$227,500	$231	44
11713 S Meadow Lane Dr	0.72mi	2/1.0	986 (-9%)	13mo	$233,000	$236	41
12611 Artesian Ave	0.71mi	3/1.0 (+1)	1,176 (+9%)	14mo	$255,000	$217	35

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: -4.1%
• Equity multiple: 0.85×
• Total profit: $-7,071
• Equity at exit: $24,602

10-year hold

• IRR: 5.7%
• Equity multiple: 1.42×
• Total profit: $19,396
• Equity at exit: $14,266

Cash invested: $46,200 (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 60406

• Home prices YoY: -26.8%
• Active inventory: 44
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,942 high
• Mortgage (P&I): −$865
• Tax from tax record: −$293 /mo · $3,517/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $307

Break-even live

Break-even rent $1,553

Max offer price $165,000

Occupancy floor 79%

Sensitivity live

Price	-10% $401	-5% $354	+0% $307	+5% $261	+10% $214
Rent	-10% $154	-5% $231	+0% $307	+5% $384	+10% $461
Rate	-1.0pp $391	-0.5pp $349	base $307	+0.5pp $265	+1.0pp $221

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12151 S Western Ave Unit 3 Blue Island, IL	1.0	1.0	800	$1,450	$1.81	0d	1	0.33mi
12151 S Western Ave Unit 4 Blue Island, IL	1.0	1.0	800	$1,350	$1.69	0d	1	0.33mi
2336 122nd St Unit 2 Blue Island, IL	3.0	1.0	1340	$1,900	$1.42	21d	1	0.37mi
11706 S Artesian Ave Chicago, IL	3.0	2.5	1299	$3,400	$2.62	0d	1	0.50mi
2130 122nd St Blue Island, IL	2.0	1.0	558	$1,450	$2.60	0d	1	0.61mi
2109 W 119th St Unit 10 Blue Island, IL	1.0	1.0	800	$1,200	$1.50	0d	1	0.66mi
12710 Elm St Unit 2B Blue Island, IL	3.0	2.0	900	$1,850	$2.06	0d	1	0.81mi
3177 W 115th St Unit 3W Merrionette Park, IL	2.0	1.0	900	$1,600	$1.78	0d	1	0.99mi
11233 S Whipple St Chicago, IL	3.0	2.0	1040	$2,850	$2.74	0d	1	1.17mi
2640 Vermont St Unit 1 Blue Island, IL	3.0	1.5	1500	$2,200	$1.47	0d	1	1.28mi
2336 W 122nd St Unit 2 Alsip, IL	3.0	1.0	1100	$1,900	$1.73	8d	1	1.28mi
3621 W 119th St Alsip, IL	1.0	1.0	700	$1,525	$2.18	0d	3	1.30mi
3700 W 119th St Unit 3700-3C Alsip, IL	2.0	1.0	730	$1,595	$2.18	0d	1	1.40mi
11118 S Homewood Ave Chicago, IL	2.0	1.0	850	$2,650	$3.12	0d	3	1.40mi
2524 W 109th Pl Chicago, IL	3.0	1.0	1350	$2,600	$1.93	0d	1	1.43mi
11547 S Ashland Ave Chicago, IL	3.0	1.5	1000	$2,700	$2.70	4d	1	1.44mi

Listing history 7 events

1. 2026-06-21
   days on market $165,000 Active 13 DOM
2. 2026-06-18
   days on market $165,000 Active 10 DOM
3. 2026-06-17
   days on market $165,000 Active 9 DOM
4. 2026-06-16
   days on market $165,000 Active 8 DOM
5. 2026-06-15
   days on market $165,000 Active 7 DOM
6. 2026-06-13
   days on market $165,000 Active 5 DOM
7. 2026-06-08
   listed $165,000 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: $3,517 · $293/mo
• Projected year-2 tax: $3,631 · $303/mo
• Expected delta: +$114/yr (+$10/mo · 3.3%)

ⓘ 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 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,310
• − Mortgage interest: −$9,243
• − Property taxes: −$3,517
• − Insurance: −$825
• − Repairs & maintenance: −$1,865
• − Management: −$1,865
• − Depreciation: −$4,800
• Taxable income: $1,196
• Est. tax owed @ 24.0%: −$287
• After-tax cash flow: $3,403/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: Chsd 218
• NCES district ID: 1706540
• Math proficiency: 14% ▼ -4.00%
• Reading proficiency: 20% ▼ -1.00%
• Median HH income: $57,166
• Composite: 16.09/100
• National rank: #9235
• State rank: #454 of 620 in IL

Livability — Blue Island

• Score: 77/100
• State rank: #159
• US rank: #2964

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Blue Island, IL
• City population: 24,887
• Population (ZIP): 24,887

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 0.65)
• Race & ethnicity: Hispanic / Latino 44% Black 34% White 19% Two or more races 8%
• Hispanic origin (detail): Mexican 39%
• Common ancestry: Romanian 2% English 1% Iranian 1%
• Foreign-born: 19% · Canada
• Languages at home: 65% English-only · Spanish 33% 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: ▼ -94.77%
• Current HPI: 259.492
• 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

+262.6% since first listed

4 events — show timeline

• 2026-06-08 Listed $165,000 MRED as Distributed by MLS Grid
• 1985-08-20 Sold (Public Records) $46,000 Public Records
• 1985-07-01 Sold (Public Records) $46,000 Public Records
• 1980-08-06 Sold (Public Records) $45,500 Public Records

Property tax history

+6.4%/yr

Latest (2023): $3,517 · +29.4% YoY. Source: county tax records.