4128 192nd Ct #4128 · Country Club Hills, IL 60478

$110,000

3 bd · 2.0 ba · 1,150 sqft · Condo · 7 Days on market

Built 1975 $245/mo HOA · 10% of rent

---

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 +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Freshly painted, move-in ready first-floor condominium offering comfort, convenience, and easy living. This spacious 3-bedroom, 2-bath home features a bright and inviting living room, a dedicated dining area, in-unit washer/dryer, and an eat-in kitchen perfect for everyday meals or entertaining. Brand new kitchen stainless steel appliances add a modern touch, while freshly cleaned carpeting throughout gives the home a crisp, well-maintained feel. The primary suite offers double closets and a private bath, providing ample storage and a comfortable retreat. Enjoy outdoor relaxation on your fenced patio, ideal for morning coffee or evening unwinding. Additional highlights include a one-car gar

Key facts

• Fenced patio
• Community clubhouse
• Tennis courts

Tags

• FIRST-FLOOR CONDOMINIUM
• IN-UNIT WASHER DRYER
• EAT-IN KITCHEN
• FENCED PATIO
• COMMUNITY CLUBHOUSE
• TENNIS COURTS

Property features AI

Finance

• HOA & community: Monthly association fee of $245; Association covers insurance, clubhouse, pool, exterior maintenance, and scavenger; Pets allowed (cats and dogs); maximum pet weight 10 lbs

Exterior

• Parking: Detached garage with garage door opener; Concrete parking surface; 1 garage space (1 total parking)
• Utilities: Public water; Public sewer
• Home design: Attached single (condo); Entry level: 1; Condo ownership; Rehab planned for 2026
• Construction: Built 51–60 years ago; Aluminum siding and brick exterior; Built before 1978
• Exterior features: Common lot; Directions provided to property

Interior

• Kitchen: Kitchen (10 x 10); Range; Microwave; Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms total; Master bedroom on main level (12 x 12); Bedroom on main level (10 x 11); Bedroom on main level (10 x 11)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas forced air heating; Central air conditioning
• Interior features: 6 total rooms; Family room; Living room (19 x 15)
• Laundry & utility: In-unit laundry; Washer; Dryer; Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $110k.

Deal economics

• At list price, monthly cash flow is $869 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Cap rate 15.8% vs local median 6.7% in Country Club Hills — 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 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+, 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.
• Zoned schools: Zenon J Sykuta School (404 students, 0% FRL); Southwood Middle School (math 2% / reading 8%, grade F, #636 of 665 statewide, top 98%, 381 students, 0% FRL); Rich Township High School (math 5% / reading 12%, grade F, #584 of 693 statewide, top 85%, 2,487 students, 0% FRL).
• Market conditions: 91 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 $761 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 $31k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 12 sale attempts since 12y 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.
• Current owner paid $75k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $110,000

Questions for the listing agent

1. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 2.16% ✓
• Cap rate: 15.78%
• Cash-on-cash: 33.87%
• DSCR: 2.51
• GRM: 3.9

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: 29.3%
• Equity multiple: 2.22×
• Total profit: $37,728
• Equity at exit: $16,401

10-year hold

• IRR: 36.7%
• Equity multiple: 4.41×
• Total profit: $104,902
• Equity at exit: $9,511

Cash invested: $30,800 (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: 91
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $2,373 medium
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$245
• Vacancy / Maint / Mgmt: −$498
• Net cashflow: $869

Break-even live

Break-even rent $1,272

Max offer price $110,000

Occupancy floor 58%

Sensitivity live

Price	-10% $945	-5% $907	+0% $869	+5% $831	+10% $793
Rent	-10% $682	-5% $776	+0% $869	+5% $963	+10% $1,057
Rate	-1.0pp $925	-0.5pp $897	base $869	+0.5pp $841	+1.0pp $812

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: $27,500
• Closing costs: $3,300
• 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	0d	1	0.86mi
2256 Windsor Ln Country Club Hills, IL	3.0	1.0	1212	$2,250	$1.86	0d	1	0.96mi
1153 Williamsburg Rd Country Club Hills, IL	2.0	1.5	1216	$1,900	$1.56	0d	1	0.97mi
4962 Bennett St Matteson, IL	2.0–3.0	1.5–2.5	1341	$3,120	$2.33	0d	7	1.41mi

HOA detail condo

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

Listing history 46 events

1. 2026-06-21
   days on market $110,000 Active 7 DOM
2. 2026-06-18
   days on market $110,000 Active 4 DOM
3. 2026-06-17
   days on market $110,000 Active 3 DOM
4. 2026-06-16
   days on market $110,000 Active 2 DOM
5. 2026-06-15
   statusdays on marketlisting id $110,000 Active 1 DOM
6. 2026-06-09
   days on market $110,000 Contingent - Continue to Show 28 DOM
7. 2026-06-08
   days on market $110,000 Contingent - Continue to Show 27 DOM
8. 2026-06-07
   statusdays on market $110,000 Contingent - Continue to Show 26 DOM
9. 2026-06-04
   days on market $110,000 Active 23 DOM
10. 2026-06-03
    days on market $110,000 Active 22 DOM
11. 2026-06-02
    days on market $110,000 Active 21 DOM
12. 2026-06-01
    days on market $110,000 Active 20 DOM
13. 2026-05-31
    days on market $110,000 Active 19 DOM
14. 2026-05-21
    status Active
15. 2026-05-21
    historical Contingent - Continue to Show
16. 2026-05-12
    listed $110,000 Active
17. 2026-05-12
    historical
18. 2026-04-29
    status Active
19. 2026-04-02
    historical Contingent - Continue to Show
20. 2026-03-25
    price
21. 2026-03-12
    price
22. 2026-03-03
    listed Active
23. 2026-01-21
    historical
24. 2026-01-15
    status Temporarily No Showings
25. 2026-01-05
    historical Contingent - No Showings
26. 2025-12-16
    price
27. 2025-12-04
    price
28. 2025-11-18
    status Active
29. 2025-10-20
    status Pending
30. 2025-10-04
    price
31. 2025-09-12
    status Temporarily No Showings
32. 2025-08-24
    historical
33. 2025-07-14
    listed Active
34. 2025-07-14
    historical
35. 2025-06-29
    price
36. 2025-06-26
    listed Active
37. 2025-05-16
    historical
38. 2025-04-19
    listed Active
39. 2015-06-02
    soldstatus $75,000 Closed Sale
40. 2015-03-26
    historical Contingent
41. 2014-12-17
    listed $79,900 New
42. 2014-08-15
    price Closed Sale
43. 2014-08-15
    soldstatus $23,000 Closed Sale
44. 2014-04-04
    historical
45. 2014-04-02
    price $29,640 Price Change
46. 2014-03-28
    listed $32,000 New

ⓘ 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 · 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: $28,473
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$2,278
• − Management: −$2,278
• − HOA: −$2,940
• − Depreciation: −$3,200
• Taxable income: $9,416
• Est. tax owed @ 24.0%: −$2,260
• After-tax cash flow: $8,172/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

+243.8% since first listed

33 events — show timeline

• 2026-05-21 Relisted — MRED as Distributed by MLS Grid
• 2026-05-21 Contingent — MRED as Distributed by MLS Grid
• 2026-05-12 Listing Removed — MRED as Distributed by MLS Grid
• 2026-05-12 Listed $110,000 MRED as Distributed by MLS Grid
• 2026-04-29 Relisted — MRED as Distributed by MLS Grid
• 2026-04-02 Contingent — MRED as Distributed by MLS Grid
• 2026-03-25 Price Changed — MRED as Distributed by MLS Grid
• 2026-03-12 Price Changed — MRED as Distributed by MLS Grid
• 2026-03-03 Listed — MRED as Distributed by MLS Grid
• 2026-01-21 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-15 Relisted — MRED as Distributed by MLS Grid
• 2026-01-05 Contingent — MRED as Distributed by MLS Grid
• 2025-12-16 Price Changed — MRED as Distributed by MLS Grid
• 2025-12-04 Price Changed — MRED as Distributed by MLS Grid
• 2025-11-18 Relisted — MRED as Distributed by MLS Grid
• 2025-10-20 Pending — MRED as Distributed by MLS Grid
• 2025-10-04 Price Changed — MRED as Distributed by MLS Grid
• 2025-09-12 Relisted — MRED as Distributed by MLS Grid
• 2025-08-24 Listing Removed — MRED as Distributed by MLS Grid
• 2025-07-14 Listing Removed — MRED as Distributed by MLS Grid
• 2025-07-14 Listed — MRED as Distributed by MLS Grid
• 2025-06-29 Price Changed — MRED as Distributed by MLS Grid
• 2025-06-26 Listed — MRED as Distributed by MLS Grid
• 2025-05-16 Listing Removed — MRED as Distributed by MLS Grid
• 2025-04-19 Listed — MRED as Distributed by MLS Grid
• 2015-06-02 Sold (MLS) $75,000 MRED as Distributed by MLS Grid
• 2015-03-26 Contingent — MRED as Distributed by MLS Grid
• 2014-12-17 Listed $79,900 MRED as Distributed by MLS Grid
• 2014-08-15 Sold (MLS) $23,000 MRED as Distributed by MLS Grid
• 2014-08-15 Price Changed — MRED as Distributed by MLS Grid
• 2014-04-04 Listing Removed — MRED as Distributed by MLS Grid
• 2014-04-02 Price Changed $29,640 MRED as Distributed by MLS Grid
• 2014-03-28 Listed $32,000 MRED as Distributed by MLS Grid