8 Mantua Ct · Park Forest, IL 60466

$185,000

3 bd · 2.0 ba · 1,734 sqft · SingleFamily public records · 31 Days on market

Built 1952 Est $177k · at est.

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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 +27.0/30.0
• DSCR +9.3/10.0
• 1% rule +7.3/10.0
• ARV discount +5.4/15.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Excellent opportunity to own a freshly updated home in Park Forest. The property is located on a large lot and has a large family home with a wood-burning fireplace. Newly updated kitchen and bathrooms, new carpet, and within a close proximity to shopping and restaurants. This is an excellent value for the price!

Key facts

• Large lot
• Updated home
• 2 garage spots

Tags

• UPDATED HOME
• LARGE LOT
• WOOD-BURNING FIREPLACE
• NEWLY UPDATED KITCHEN
• NEWLY UPDATED BATHROOMS
• CLOSE PROXIMITY TO SHOPPING

Property features AI

Finance

• Other: Directions provided to property
• Financial info: Special service area: No
• HOA & community: No master association fee required

Exterior

• Parking: Detached 2-car garage; 2 total parking spaces
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; 1.5-story layout; Fee simple ownership; Property rehabilitated in 2026; Built before 1978
• Construction: Aluminum siding, vinyl siding and brick exterior
• Exterior features: Lot dimensions: 38 x 100 x 124 x 39 x 158; Lot approximately 0.25–0.49 acre

Interior

• Kitchen: Kitchen on main level (10 x 12)
• Bedrooms: 3 bedrooms (master on main; two additional bedrooms on second level — 13 x 11 and 12 x 11)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Window air-conditioning units
• Interior features: 6 total rooms; Dining room; Family room; Living room; Laundry room
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $519 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $179k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 78/100 on livability (#148 in IL, #2,726 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools 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.
• Market conditions: 106 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).
• This rent runs 44% 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 $6k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $52k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $150k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $179,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-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: 1.23% ✓
• Cap rate: 9.66%
• Cash-on-cash: 12.02%
• DSCR: 1.53
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $176,868
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
289 Westwood Dr	0.40mi	3/1.5	1,664 (-4%)	1mo	$95,102	$57	72
336 Indianwood Blvd	0.37mi	3/1.5	1,784 (+3%)	6mo	$190,000	$107	71
351 Waverly St	0.50mi	3/2.0	1,671 (-4%)	0mo	$149,000	$89	70
22646 Lawndale Ave	0.56mi	3/2.0	1,705 (-2%)	3mo	$316,600	$186	69
340 Sauk Trl	0.39mi	3/2.0	1,576 (-9%)	1mo	$180,000	$114	66
256 Sangamon St	0.22mi	4/2.0 (+1)	1,567 (-10%)	6mo	$142,000	$91	64
204 Nashua St	0.43mi	4/2.0 (+1)	1,625 (-6%)	6mo	$90,000	$55	59
202 Wilson St	0.68mi	4/1.5 (+1)	1,772 (+2%)	1mo	$68,000	$38	56
356 S Orchard Dr	0.72mi	3/2.5	1,811 (+4%)	3mo	$185,000	$102	54
28 W Rocket Cir	0.50mi	4/2.0 (+1)	1,905 (+10%)	2mo	$140,000	$73	54
4 Lakewood Ct	0.48mi	4/2.0 (+1)	1,556 (-10%)	2mo	$205,000	$132	53
7 Nassau Ct	0.70mi	4/2.0 (+1)	1,968 (+14%)	2mo	$235,000	$119	38

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: 1.6%
• Equity multiple: 1.06×
• Total profit: $3,109
• Equity at exit: $27,584

10-year hold

• IRR: 11.2%
• Equity multiple: 1.88×
• Total profit: $45,407
• Equity at exit: $15,995

Cash invested: $51,800 (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 60466

• Home prices YoY: -21.1%
• Active inventory: 106
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $2,275 high
• Mortgage (P&I): −$970
• Tax est. 1.5%: −$231 /mo · $2,775/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$478
• Net cashflow: $519

Break-even live

Break-even rent $1,618

Max offer price $185,000

Occupancy floor 72%

Sensitivity live

Price	-10% $647	-5% $583	+0% $519	+5% $455	+10% $391
Rent	-10% $339	-5% $429	+0% $519	+5% $609	+10% $699
Rate	-1.0pp $612	-0.5pp $566	base $519	+0.5pp $471	+1.0pp $422

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
411 Huron St Park Forest, IL	3.0	1.0	1092	$2,200	$2.01	0d	1	0.35mi
372 Oswego St Park Forest, IL	4.0	1.0	1200	$2,600	$2.17	25d	1	0.48mi
111 Nashua St Park Forest, IL	4.0	1.5	1500	$2,500	$1.67	25d	1	0.64mi
490 Shabbona Dr Park Forest, IL	3.0	1.0	1300	$1,895	$1.46	4d	1	0.67mi
441 Talala St Park Forest, IL	4.0	2.0	1740	$2,500	$1.44	25d	1	0.67mi
194 Monee Rd Park Forest, IL	3.0	1.0	1092	$1,971	$1.80	23d	1	0.80mi
336 Oakwood St Park Forest, IL	3.0	2.0	2083	$2,800	$1.34	11d	1	0.84mi
235 Tampa St Park Forest, IL	3.0	1.0	1092	$2,000	$1.83	25d	1	0.84mi
400 Watseka St Park Forest, IL	4.0	2.0	1161	$2,161	$1.86	17d	1	0.87mi
19 Apple Ln Park Forest, IL	3.0	1.0	1541	$2,300	$1.49	13d	1	0.95mi
3324 Western Ave Park Forest, IL	1.0–3.0	1.0	1026	$1,995	$1.94	0d	11	1.13mi
11 Fir St Park Forest, IL	1.0–3.0	1.0	1026	$2,069	$2.02	0d	1	1.13mi
4014 Euclid Ln Richton Park, IL	2.0	1.0	1100	$2,100	$1.91	23d	1	1.15mi
4014 Euclid Ln Richton Park, IL	2.0	1.0	1100	$2,100	$1.91	8d	1	1.15mi
4014 Euclid Ln Richton Park, IL	3.0	1.0	1100	$2,100	$1.91	13d	1	1.15mi
4200 Arlington Dr Richton Park, IL	3.0	2.0	1595	$2,061	$1.29	21d	1	1.33mi

Listing history 22 events

1. 2026-06-21
   days on market $185,000 Active 31 DOM
2. 2026-06-18
   days on market $185,000 Active 28 DOM
3. 2026-06-17
   days on market $185,000 Active 27 DOM
4. 2026-06-16
   days on market $185,000 Active 26 DOM
5. 2026-06-15
   days on market $185,000 Active 25 DOM
6. 2026-06-13
   days on market $185,000 Active 23 DOM
7. 2026-06-09
   days on market $185,000 Active 19 DOM
8. 2026-06-08
   days on market $185,000 Active 18 DOM
9. 2026-06-07
   days on market $185,000 Active 17 DOM
10. 2026-06-04
    days on market $185,000 Active 14 DOM
11. 2026-06-03
    days on market $185,000 Active 13 DOM
12. 2026-06-02
    days on market $185,000 Active 12 DOM
13. 2026-06-01
    days on market $185,000 Active 11 DOM
14. 2026-05-31
    days on market $185,000 Active 10 DOM
15. 2026-05-21
    historical
16. 2026-03-23
    price
17. 2026-03-09
    price
18. 2026-02-27
    price
19. 2026-02-17
    listed Active
20. 2005-08-18
    soldstatus $150,000
21. 2003-05-23
    soldstatus $112,000
22. 1993-06-23
    soldstatus $86,500

ⓘ 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 · 16 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: $27,303
• − Mortgage interest: −$10,363
• − Property taxes: −$2,775
• − Insurance: −$925
• − Repairs & maintenance: −$2,184
• − Management: −$2,184
• − Depreciation: −$5,382
• Taxable income: $3,490
• Est. tax owed @ 24.0%: −$838
• After-tax cash flow: $5,390/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 — Park Forest

• Score: 78/100
• State rank: #148
• US rank: #2726

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Park Forest, IL
• County: Cook County · 4,486,803 people
• City population: 21,461
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 21,461
• Household income: $61,654
• Rent vs Own: 33.7% rent · 66.3% own
• Severe rent burden: 900.0

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: Predominantly Black (69%)
• Race & ethnicity: Black 69% White 19% Hispanic / Latino 9% Two or more races 3% Native American 1%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Romanian 2% Iranian 1% Italian 1%
• Foreign-born: 6% · Canada
• Languages at home: 90% English-only · Spanish 7% French/Haitian/Cajun 1% Russian/Polish/Slavic 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: ▼ -58.87%
• Current HPI: 219.9692
• Rent YoY: —
• 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

+73.4% since first listed

8 events — show timeline

• 2026-05-21 Listing Removed — MRED as Distributed by MLS Grid
• 2026-03-23 Price Changed — MRED as Distributed by MLS Grid
• 2026-03-09 Price Changed — MRED as Distributed by MLS Grid
• 2026-02-27 Price Changed — MRED as Distributed by MLS Grid
• 2026-02-17 Listed — MRED as Distributed by MLS Grid
• 2005-08-18 Sold (Public Records) $150,000 Public Records
• 2003-05-23 Sold (Public Records) $112,000 Public Records
• 1993-06-23 Sold (Public Records) $86,500 Public Records

Property tax history

+4.7%/yr

Latest (2023): $9,285 · +11.8% YoY. Source: county tax records.