3104 Hopkins St · Steger, IL 60475

$47,700

2 bd · 1.0 ba · 940 sqft · SingleFamily public records · 10 Days on market

Built 1969 5,999 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Listing price $47,700 Great opportunity on this ranch style home with attached 1 car garage. It offers approximately 940 square feet of living space with 2 bedrooms and 1 bathroom. Built in 1969 many repairs and updates are needed. Mold reported. Please use caution walking the property. Property sold "AS-IS" without contingencies, repairs, warranties, guarantees or representation as to listing accuracy, property information, photo or other depiction included or described herein. Inspect prior bidding!!! Auction.

Key facts

• 5,999 sq ft lot
• Garage
• Built 1969

Property features AI

Finance

• HOA & community: No master association fees required

Exterior

• Parking: Attached garage (1 garage space, 1 total parking space)
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; One-story
• Construction: Built 51–60 years ago; Frame construction; Asphalt roof; Built before 1978
• Exterior features: Lot less than 0.25 acre; Lot dimensions listed as 6000

Interior

• Kitchen: Kitchen (main level, approx. 10 x 10)
• Bedrooms: 3 bedrooms total including master bedroom (main level, master approx. 11 x 11; another bedroom on main approx. 10 x 11; third bedroom listed); 2 bedrooms possible listed as 2
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas forced-air heating
• Interior features: 4 total rooms; Dining room; Family room; Living room (main level, approx. 11 x 11); Laundry room
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $48k.

Deal economics

• At list price, monthly cash flow is $879 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $48k).
• Cap rate 28.4% vs local median 5.1% in Steger — 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 67/100 on livability (#498 in IL) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: employment C-, health & safety D+, amenities F.
• Bloom Twp Hsd 206 (suburban): math 8% / reading 9% proficiency, ranked #591 of 620 in IL (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Steger Intermediate Center (math 2% / reading 8%, grade F, #1,741 of 2,056 statewide, top 93%, 446 students, 0% FRL); Columbia Central School (math 7% / reading 17%, grade F, #562 of 665 statewide, top 86%, 616 students, 0% FRL); Bloom Trail High School (math 12% / reading 12%, grade F, #511 of 693 statewide, top 75%, 1,227 students, 0% FRL).
• Market conditions: 43 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 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 $330 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price.

Recommended offer $47,700

Questions for the listing agent

1. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 3.42% ✓
• Cap rate: 28.40%
• Cash-on-cash: 78.95%
• DSCR: 4.51
• GRM: 2.4

CMA / ARV

• ARV (on-the-fly): $156,980
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3129 Butler Ave	0.07mi	3/1.0 (+1)	1,017 (+8%)	4mo	$167,500	$165	75
248 Dorsetshire St	0.63mi	2/1.0	926 (-2%)	3mo	$60,000	$65	65
3144 Phillips Ave	0.21mi	3/1.5 (+1)	1,008 (+7%)	8mo	$215,000	$213	65
3228 Butler Ave	0.19mi	3/1.0 (+1)	1,032 (+10%)	7mo	$215,000	$208	64
3021 Phillips Ave	0.18mi	3/1.0 (+1)	1,025 (+9%)	13mo	$183,000	$179	60
71 E 227th Pl	0.69mi	3/1.0 (+1)	962 (+2%)	1mo	$176,500	$183	58
212 Durham Dr	0.58mi	3/1.0 (+1)	896 (-5%)	3mo	$149,900	$167	58
3224 Phillips Ave	0.25mi	3/1.5 (+1)	1,008 (+7%)	14mo	$188,000	$187	58
329 Dorsetshire Dr	0.73mi	3/1.0 (+1)	864 (-8%)	3mo	$82,500	$95	45
3124 Union Ave	0.33mi	3/1.0 (+1)	1,075 (+14%)	16mo	$85,000	$79	43
241 Tiverton Ln	0.71mi	2/1.0	1,031 (+10%)	10mo	$165,000	$160	43
244 Dorsetshire Dr	0.62mi	3/1.0 (+1)	1,032 (+10%)	12mo	$145,000	$141	40

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: 79.1%
• Equity multiple: 4.62×
• Total profit: $48,312
• Equity at exit: $7,112

10-year hold

• IRR: 82.6%
• Equity multiple: 9.57×
• Total profit: $114,437
• Equity at exit: $4,124

Cash invested: $13,356 (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 60475

• Active inventory: 43
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $1,631 medium
• Mortgage (P&I): −$250
• Tax from tax record: −$139 /mo · $1,674/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $879

Break-even live

Break-even rent $518

Max offer price $47,700

Occupancy floor 41%

Sensitivity live

Price	-10% $906	-5% $892	+0% $879	+5% $865	+10% $852
Rent	-10% $750	-5% $814	+0% $879	+5% $943	+10% $1,008
Rate	-1.0pp $903	-0.5pp $891	base $879	+0.5pp $866	+1.0pp $854

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: $11,925
• Closing costs: $1,431
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
22 E 35th St Steger, IL	2.0	1.0	740	$1,250	$1.69	26d	1	0.63mi
3763 Emerald Ave Steger, IL	3.0	1.0	1125	$1,950	$1.73	26d	1	1.07mi
236 Chestnut Ave Unit S South Chicago Heights, IL	3.0	1.0	1032	$2,000	$1.94	26d	1	1.08mi
316 W 34th St Steger, IL	3.0	1.0–1.5	720	$1,493	$2.07	0d	5	1.29mi

Listing history 7 events

1. 2026-06-08
   statusdays on market $47,700 Pending 10 DOM
2. 2026-06-07
   days on market $47,700 Auction 9 DOM
3. 2026-06-04
   days on market $47,700 Auction 6 DOM
4. 2026-06-03
   days on market $47,700 Auction 5 DOM
5. 2026-06-02
   days on market $47,700 Auction 4 DOM
6. 2026-06-01
   days on market $47,700 Auction 3 DOM
7. 2026-05-31
   days on market $47,700 Auction 2 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: $1,674 · $139/mo
• Projected year-2 tax: $1,674 · $139/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 · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,569
• − Mortgage interest: −$2,672
• − Property taxes: −$1,674
• − Insurance: −$238
• − Repairs & maintenance: −$1,565
• − Management: −$1,565
• − Depreciation: −$1,388
• Taxable income: $10,466
• Est. tax owed @ 24.0%: −$2,512
• After-tax cash flow: $8,033/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: Bloom Twp Hsd 206
• NCES district ID: 1706420
• Math proficiency: 8% ▼ -3.00%
• Reading proficiency: 9% ▼ -8.00%
• Median HH income: $39,795
• Composite: 7.4/100
• National rank: #9952
• State rank: #591 of 620 in IL

Livability — Steger

• Score: 67/100
• State rank: #498
• US rank: #10279

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Steger, IL
• City population: 10,103
• Population (ZIP): 10,103

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: White 52% Hispanic / Latino 23% Black 18% Two or more races 11% Asian 1%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: Romanian 5% Lithuanian 1% Italian 1%
• Foreign-born: 7% · Canada, South Korea
• Languages at home: 85% English-only · Spanish 13% 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: ▼ -92.95%
• Current HPI: 134.0677
• 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

1 event — show timeline

• 2026-05-29 Listed $47,700 MRED as Distributed by MLS Grid

Property tax history

+2.2%/yr

Latest (2023): $1,674 · +31.0% YoY. Source: county tax records.