156 E 10th St · Chicago Heights, IL 60411

$114,500

2 bd · 1.0 ba · 812 sqft · SingleFamily public records · 76 Days on market

Built 1925 Est $132k · 13% under ↓ 7% since listing

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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 +20.0/30.0
• ARV discount +13.6/15.0
• 1% rule +7.2/10.0
• DSCR +6.3/10.0
• 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 home to this charming and well-kept ranch offering comfort, character, and convenience. Step into a bright combined living and dining space with beautiful hardwood floors throughout. The cozy back family room with fireplace creates the perfect retreat for relaxing evenings. Enjoy a functional galley kitchen with appliances included, along with an unfinished basement ready for your personal touch. Outside, a new front porch, expansive yard, and 2-car garage complete the package. Conveniently located near shopping, dining, schools, parks, and major expressways, making everyday living effortless.

Key facts

• 2 garage spots
• Built 1925
• Listed 75 days

Property features AI

Finance

• Other: Parcel number: 32211010060000; Directions: Joe Orr Rd East to Halsted. Halsted South to 10th St, left to property address
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage (owned) with 2 garage spaces; Total parking for 2 vehicles
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; One-story; Fee simple ownership; Estimated living area; Property over 100 years old; Built before 1978
• Construction: Aluminum siding; Approximately 900 total finished square feet; Not recently rebuilt or rehabbed
• Exterior features: Lot smaller than 0.25 acre; Lot dimensions: 3125; School bus, commuter bus and commuter train access; close to interstate

Interior

• Kitchen: Galley-style kitchen (10 x 8)
• Bedrooms: Master bedroom on main level (12 x 14) with hardwood flooring; Second bedroom on main level (12 x 12) with hardwood flooring; Additional rooms listed as bedrooms
• Flooring: Hardwood flooring
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: First-floor bedroom; First-floor full bath; Unfinished full basement; Combined dining and living room; Hardwood flooring throughout main living areas; Wood-burning fireplace in family room; Six total rooms
• Laundry & utility: Basement laundry room (8 x 9)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $114k.

Deal economics

• At list price, monthly cash flow is $141 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $114k).
• Recommended offer: $108k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 6.4% in Chicago Heights — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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); 224 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 9d 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 $792 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.5% rent growth), your $32k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $20k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price; built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $107,630 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.22% ✓
• Cap rate: 7.77%
• Cash-on-cash: 5.28%
• DSCR: 1.23
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $132,356
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1212 Center Ave	0.49mi	3/1.0 (+1)	809 (-0%)	4mo	$160,000	$198	68
1313 Vincennes Ave	0.50mi	2/1.0	800 (-2%)	16mo	$130,000	$163	61
43 E 13th St	0.46mi	2/1.0	866 (+7%)	15mo	$63,000	$73	55
1230 Lincoln Ave	0.44mi	2/1.0	725 (-11%)	20mo	$77,400	$107	45
626 Union Ave	0.45mi	3/2.0 (+1)	733 (-10%)	12mo	$147,950	$202	43

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: -3.5%
• Equity multiple: 0.86×
• Total profit: $-4,394
• Equity at exit: $17,072

10-year hold

• IRR: 10.3%
• Equity multiple: 1.95×
• Total profit: $30,510
• Equity at exit: $9,900

Cash invested: $32,060 (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: 224
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,393 high
• Mortgage (P&I): −$600
• Tax from tax record: −$312 /mo · $3,739/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $141

Break-even live

Break-even rent $1,215

Max offer price $114,500

Occupancy floor 85%

Sensitivity live

Price	-10% $206	-5% $174	+0% $141	+5% $109	+10% $76
Rent	-10% $31	-5% $86	+0% $141	+5% $196	+10% $251
Rate	-1.0pp $199	-0.5pp $170	base $141	+0.5pp $111	+1.0pp $81

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: $28,625
• Closing costs: $3,435
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
723 Grant Ave Unit 2F Chicago Heights, IL	1.0	1.0	700	$1,100	$1.57	16d	1	0.35mi
723 Grant Ave Unit 3C Chicago Heights, IL	1.0	1.0	700	$1,100	$1.57	2d	1	0.35mi
531 Wallace St Chicago Heights, IL	3.0	1.0	1100	$2,000	$1.82	6d	1	0.60mi
53 W 15th St Apt 2 Chicago Heights, IL	1.0	1.0	700	$900	$1.29	25d	1	0.75mi
83 W 15th St #1 Chicago Heights, IL	3.0	1.0	1050	$1,500	$1.43	4d	1	0.81mi
63 Hickory St Unit 2 Chicago Heights, IL	3.0	1.0	900	$1,700	$1.89	25d	1	1.02mi
41 E Main St Unit 2 Chicago Heights, IL	2.0	1.0	1000	$1,550	$1.55	8d	1	1.13mi

Listing history 25 events

1. 2026-06-21
   days on market $114,500 Active 76 DOM
2. 2026-06-18
   days on market $114,500 Active 73 DOM
3. 2026-06-17
   days on market $114,500 Active 72 DOM
4. 2026-06-16
   days on market $114,500 Active 71 DOM
5. 2026-06-15
   days on market $114,500 Active 70 DOM
6. 2026-06-13
   days on market $114,500 Active 68 DOM
7. 2026-06-13
   days on market $114,500 Active 67 DOM
8. 2026-06-09
   days on market $114,500 Active 64 DOM
9. 2026-06-08
   days on market $114,500 Active 63 DOM
10. 2026-06-07
    days on market $114,500 Active 62 DOM
11. 2026-06-04
    days on market $114,500 Active 59 DOM
12. 2026-06-03
    pricedays on market $114,500 Active 58 DOM
13. 2026-06-02
    days on market $124,900 Active 57 DOM
14. 2026-06-01
    days on market $124,900 Active 56 DOM
15. 2026-05-31
    days on market $124,900 Active 55 DOM
16. 2026-05-06
    price $124,900
17. 2026-04-06
    listed $135,000 Active
18. 2024-10-17
    historical
19. 2024-10-17
    status Temporarily No Showings
20. 2024-08-18
    historical
21. 2024-08-18
    status Temporarily No Showings
22. 2024-08-11
    historical
23. 2024-08-11
    status Temporarily No Showings
24. 2024-08-05
    historical
25. 2024-07-22
    listed Active

ⓘ 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: $3,739 · $312/mo
• Projected year-2 tax: $3,739 · $312/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: $16,722
• − Mortgage interest: −$6,414
• − Property taxes: −$3,739
• − Insurance: −$572
• − Repairs & maintenance: −$1,338
• − Management: −$1,338
• − Depreciation: −$3,331
• Taxable loss: −$10
• Est. tax savings @ 24.0%: +$2
• After-tax cash flow: $1,696/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

-7.5% since first listed

10 events — show timeline

• 2026-05-06 Price Changed $124,900 MRED as Distributed by MLS Grid
• 2026-04-06 Listed $135,000 MRED as Distributed by MLS Grid
• 2024-10-17 Listing Removed — MRED as Distributed by MLS Grid
• 2024-10-17 Relisted — MRED as Distributed by MLS Grid
• 2024-08-18 Listing Removed — MRED as Distributed by MLS Grid
• 2024-08-18 Relisted — MRED as Distributed by MLS Grid
• 2024-08-11 Listing Removed — MRED as Distributed by MLS Grid
• 2024-08-11 Relisted — MRED as Distributed by MLS Grid
• 2024-08-05 Listing Removed — MRED as Distributed by MLS Grid
• 2024-07-22 Listed — MRED as Distributed by MLS Grid

Property tax history

+4.2%/yr

Latest (2023): $3,739 · +30.4% YoY. Source: county tax records.