1133 Parkview Ave · Chicago Heights, IL 60411

$165,000

4 bd · 1.5 ba · 1,463 sqft · SingleFamily public records · 6 Days on market

Built 1956 6,777 sqft lot Est $217k · 24% 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 +19.4/30.0
• ARV discount +15.0/15.0
• 1% rule +6.5/10.0
• DSCR +6.1/10.0
• Rent growth +4.1/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this move-in ready ranch in Chicago Heights and feel right at home! The bright and inviting living area feature vaulted ceilings, and flow seamlessly into the kitchen, creating a practical layout that's easy to enjoy from day one. This single-story home offers four bedrooms and one and a half bathrooms, all thoughtfully arranged to make the most of the space. Central air conditioning adds year-round comfort, and the clean, well-maintained interior means there's nothing left to do but move in. Step outside onto the back deck-an ideal spot for grilling, relaxing, or entertaining. The backyard offers just the right amount of space to enjoy the outdoors without a lot of upkeep. Locat

Key facts

• Back deck
• 6,777 sq ft lot
• 2 parking spots

Tags

• BACK DECK
• CENTRAL AIR CONDITIONING
• WELL MAINTAINED INTERIOR
• QUICK INTERSTATE ACCESS

Property features AI

Finance

• Other: Property assessed/area living area source: assessor; Not rebuilt or rehabilitated (per records)
• HOA & community: No master association fees required

Exterior

• Parking: Two parking spaces; Asphalt parking surface
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; One-story layout; Fee simple ownership; Built before 1978 (age estimated 61–70 years)
• Construction: Vinyl siding and brick exterior
• Exterior features: Rear and/or on-property parking surfaced with asphalt; Lot dimensions approximately 60 x 115; Lot smaller than 0.25 acre

Interior

• Kitchen: Kitchen on the main level
• Bedrooms: Four bedrooms (all on the main level); Master bedroom on the main level
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Six total rooms
• Laundry & utility: Main-level laundry room (10 x 8)

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $183 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).

Location & tenants

• Location reads 71/100 on livability (#339 in IL) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: employment C-, schools F, crime 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.
• Market conditions: Rents rising fast (+6.5%/yr); 222 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).
• This rent runs 37% of the median local income ($62k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• At projected returns (-3.0% appreciation + 6.5% rent growth), your $46k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts 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 $112k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $165,000

Questions for the listing agent

1. Built in 1956 — 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. 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?
6. 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.
7. 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.
8. 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: 1.15% ✓
• Cap rate: 7.63%
• Cash-on-cash: 4.76%
• DSCR: 1.21
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $216,524
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
163 Hawthorne Ln	0.24mi	3/1.5 (-1)	1,560 (+7%)	9mo	$197,000	$126	65
81 W 15th St	0.49mi	4/2.0	1,393 (-5%)	5mo	$245,000	$176	63
162 Elder Ave	0.12mi	3/1.0 (-1)	1,300 (-11%)	8mo	$148,500	$114	62
1606 Edgewood Ave	0.64mi	3/1.5 (-1)	1,447 (-1%)	5mo	$185,000	$128	59
1221 Emerald Ave	0.69mi	3/1.5 (-1)	1,410 (-4%)	2mo	$150,000	$106	55
606 De Angelis Ct	0.65mi	3/2.0 (-1)	1,394 (-5%)	0mo	$172,000	$123	55
834 N Maple Dr	0.37mi	3/2.0 (-1)	1,249 (-15%)	1mo	$185,000	$148	51
30 Broadway Ave	0.61mi	4/1.0	1,600 (+9%)	7mo	$238,000	$149	48
50 W 14th Pl	0.47mi	5/2.0 (+1)	1,301 (-11%)	8mo	$235,000	$181	46
226 W 16th St	0.66mi	3/1.0 (-1)	1,630 (+11%)	4mo	$165,000	$101	40
702 Willow Dr	0.62mi	3/2.0 (-1)	1,249 (-15%)	3mo	$235,000	$188	37
1139 Union Ave	0.74mi	3/2.0 (-1)	1,247 (-15%)	7mo	$200,000	$160	28

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 · 6.48% rent growth · sell at horizon

5-year hold

• IRR: -4.5%
• Equity multiple: 0.83×
• Total profit: $-8,063
• Equity at exit: $24,602

10-year hold

• IRR: 9.3%
• Equity multiple: 1.84×
• Total profit: $38,808
• 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 60411

• Home prices YoY: -33.9%
• Rents YoY: 6.5%
• Active inventory: 222
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,893 high
• Mortgage (P&I): −$865
• Tax from tax record: −$378 /mo · $4,541/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $183

Break-even live

Break-even rent $1,661

Max offer price $165,000

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

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
41 W 14th Pl Unit 1 Chicago Heights, IL	3.0	1.0	1250	$1,750	$1.40	11d	1	0.44mi
83 W 15th St #1 Chicago Heights, IL	3.0	1.0	1050	$1,500	$1.43	3d	1	0.47mi
1631 Buena Vista Ave Unit 2 Chicago Heights, IL	4.0	1.0	1200	$1,900	$1.58	24d	1	0.67mi
1203 Emerald Ave Unit 1 Chicago Heights, IL	3.0	1.0	1200	$1,550	$1.29	1d	1	0.68mi
398 W Lincoln Hwy Unit 4 Chicago Heights, IL	3.0	2.0	1200	$1,850	$1.54	1d	1	0.68mi
1665 Buena Vista Ave Unit 3 Chicago Heights, IL	4.0	1.0	1700	$1,800	$1.06	18d	1	0.74mi
63 Hickory St Unit 2 Chicago Heights, IL	3.0	1.0	900	$1,700	$1.89	24d	1	0.80mi
370 E 17th St Chicago Heights, IL	3.0	1.0	1058	$2,600	$2.46	17d	1	0.92mi
1267 Division St Unit 1267 Chicago Heights, IL	3.0	1.5	1200	$1,500	$1.25	1d	1	0.93mi
417 W Hickory St Unit 2 Chicago Heights, IL	3.0	1.0	900	$1,800	$2.00	20d	1	1.04mi
432 Hickory St Unit 2 Chicago Heights, IL	3.0	1.0	1200	$1,800	$1.50	20d	1	1.09mi
436 W Hickory St Unit Na Chicago Heights, IL	3.0	1.0	1091	$1,800	$1.65	1d	1	1.10mi
531 Wallace St Chicago Heights, IL	3.0	1.0	1100	$2,000	$1.82	5d	1	1.11mi
444 Hickory St Unit 2A Chicago Heights, IL	3.0	1.0	900	$1,695	$1.88	1d	1	1.11mi
169 E 23rd St Unit 1F Chicago Heights, IL	3.0	1.0	1200	$1,550	$1.29	12d	1	1.43mi

Listing history 35 events

1. 2026-06-18
   price $165,000 Active 6 DOM
2. 2026-06-18
   days on market $170,000 Active 6 DOM
3. 2026-06-17
   days on market $170,000 Active 5 DOM
4. 2026-06-16
   days on market $170,000 Active 4 DOM
5. 2026-06-15
   days on market $170,000 Active 3 DOM
6. 2026-06-13
   days on marketlisting id $170,000 Active 1 DOM
7. 2026-06-09
   days on market $170,000 Active 138 DOM
8. 2026-06-08
   days on market $170,000 Active 137 DOM
9. 2026-06-07
   days on market $170,000 Active 136 DOM
10. 2026-06-04
    days on market $170,000 Active 133 DOM
11. 2026-06-03
    days on market $170,000 Active 132 DOM
12. 2026-06-02
    days on market $170,000 Active 131 DOM
13. 2026-06-01
    days on market $170,000 Active 130 DOM
14. 2026-05-31
    days on market $170,000 Active 129 DOM
15. 2026-05-01
    status Active
16. 2026-02-04
    historical Contingent - Continue to Show
17. 2026-01-22
    listed $170,000 Active
18. 2026-01-22
    historical
19. 2026-01-09
    price
20. 2025-12-05
    price
21. 2025-11-14
    price
22. 2025-10-16
    listed Active
23. 2025-10-16
    historical
24. 2025-10-03
    price
25. 2025-09-19
    price
26. 2025-09-05
    price
27. 2025-08-29
    price
28. 2025-08-15
    price
29. 2025-08-07
    price
30. 2025-08-01
    price
31. 2025-07-25
    price
32. 2025-07-18
    price
33. 2025-07-03
    listed Active
34. 2006-07-06
    soldstatus $112,000
35. 1995-07-14
    soldstatus $69,990

ⓘ 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: $4,541 · $378/mo
• Projected year-2 tax: $4,541 · $378/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: $22,721
• − Mortgage interest: −$9,243
• − Property taxes: −$4,541
• − Insurance: −$825
• − Repairs & maintenance: −$1,818
• − Management: −$1,818
• − Depreciation: −$4,800
• Taxable loss: −$323
• Est. tax savings @ 24.0%: +$77
• After-tax cash flow: $2,278/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 — Chicago Heights

• Score: 71/100
• State rank: #339
• US rank: #6836

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chicago Heights, IL
• County: Cook County · 4,486,803 people
• City population: 52,175
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 52,175
• Household income: $62,073
• Rent vs Own: 34.8% rent · 65.2% own
• Severe rent burden: 1714.0

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 0.66)
• Race & ethnicity: Black 49% Hispanic / Latino 26% White 19% Two or more races 11%
• Hispanic origin (detail): Mexican 22% Puerto Rican 2%
• Common ancestry: Romanian 4% Portuguese 1% Lithuanian 1%
• Foreign-born: 12% · Canada
• Languages at home: 76% English-only · Spanish 21% Russian/Polish/Slavic 1% 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: ▼ -108.75%
• Current HPI: 212.4058
• Rent YoY: ▲ 6.48%
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• 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

+142.9% since first listed

21 events — show timeline

• 2026-05-01 Relisted — MRED as Distributed by MLS Grid
• 2026-02-04 Contingent — MRED as Distributed by MLS Grid
• 2026-01-22 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-22 Listed $170,000 MRED as Distributed by MLS Grid
• 2026-01-09 Price Changed — MRED as Distributed by MLS Grid
• 2025-12-05 Price Changed — MRED as Distributed by MLS Grid
• 2025-11-14 Price Changed — MRED as Distributed by MLS Grid
• 2025-10-16 Listing Removed — MRED as Distributed by MLS Grid
• 2025-10-16 Listed — MRED as Distributed by MLS Grid
• 2025-10-03 Price Changed — MRED as Distributed by MLS Grid
• 2025-09-19 Price Changed — MRED as Distributed by MLS Grid
• 2025-09-05 Price Changed — MRED as Distributed by MLS Grid
• 2025-08-29 Price Changed — MRED as Distributed by MLS Grid
• 2025-08-15 Price Changed — MRED as Distributed by MLS Grid
• 2025-08-07 Price Changed — MRED as Distributed by MLS Grid
• 2025-08-01 Price Changed — MRED as Distributed by MLS Grid
• 2025-07-25 Price Changed — MRED as Distributed by MLS Grid
• 2025-07-18 Price Changed — MRED as Distributed by MLS Grid
• 2025-07-03 Listed — MRED as Distributed by MLS Grid
• 2006-07-06 Sold (Public Records) $112,000 Public Records
• 1995-07-14 Sold (Public Records) $69,990 Public Records

Property tax history

+4.4%/yr

Latest (2023): $4,541 · -2.2% YoY. Source: county tax records.