3702 Lincoln Ln E · Robbins, IL 60472

$67,000

2 bd · 1.0 ba · 1,181 sqft · SingleFamily public records · 31 Days on market

Built 1955 5,000 sqft lot $57/sqft · 41% below area Est $114k · 41% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks MLS

Investor Special !!! A 2- bedroom ranch house on a quiet street sitting on a double lot. It has a separate living and dining rooms and 2 big bedrooms. There's a river that runs a few feet from the back of property for your recreational purposes. Schedule your showing today.

Key facts

• Ranch house
• Double lot
• 5,000 sq ft lot

Tags

• RANCH HOUSE
• DOUBLE LOT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $67k.

Deal economics

• At list price, monthly cash flow is $648 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $67k).
• Recommended offer: $65k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#583 in IL) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime D+, schools F, amenities F.
• Chsd 218 (suburban): math 14% / reading 20% proficiency, ranked #454 of 620 in IL (top 73%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 28 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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

• In year one you build about $7k of equity ($463 loan paydown + $7k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($65k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo; built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $64,990 (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 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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: 2.90% ✓
• Cap rate: 26.14%
• Cash-on-cash: 70.88%
• DSCR: 4.15
• GRM: 2.9

CMA / ARV

• ARV (median comp): $114,217
• List price: $67,000
• Delta: -41.34%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3918 Lincoln Ln	0.31mi	2/1.0	1,200 (+2%)	1mo	$40,400	$34	82
13407 Monticello Ave	0.10mi	3/1.0 (+1)	1,110 (-6%)	6mo	$129,900	$117	75
3739 W 139th St	0.69mi	3/2.0 (+1)	1,241 (+5%)	2mo	$250,000	$201	49
3806 W 137th St	0.51mi	3/2.0 (+1)	1,251 (+6%)	23mo	$30,000	$24	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 56.5%
• Equity multiple: 5.16×
• Total profit: $78,034
• Equity at exit: $60,359

10-year hold

• IRR: 50.1%
• Equity multiple: 11.55×
• Total profit: $197,932
• Equity at exit: $130,166

Cash invested: $18,760 (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 60472

• Home prices YoY: 3.5%
• Active inventory: 28
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,943 high
• Mortgage (P&I): −$351
• Tax from tax record: −$47 /mo · $568/yr
• Insurance: −$28
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $648

Break-even live

Break-even rent $1,123

Max offer price $67,000

Occupancy floor 62%

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: $16,750
• Closing costs: $2,010
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13906 Central Park Ave Unit 2N Robbins, IL	3.0	2.0	900	$2,200	$2.44	1d	1	0.70mi
4329 W Park Lane Dr Unit 3C Alsip, IL	1.0	1.0	800	$1,295	$1.62	7d	1	1.26mi
2640 Vermont St Unit 1 Blue Island, IL	3.0	1.5	1500	$2,200	$1.47	1d	1	1.38mi
2336 W 122nd St Unit 2 Alsip, IL	3.0	1.0	1100	$1,900	$1.73	7d	1	1.46mi
13615 Royal Ct #309 Crestwood, IL	2.0	2.0	1000	$1,850	$1.85	3d	1	1.49mi

Listing history 6 events

1. 2026-05-01
   status Active 280-char remark

   Show marketing remark (280 chars)

   Investor Special !!! A 2- bedroom ranch house on a quiet street sitting on a double lot. It has a separate living and dining rooms and 2 big bedrooms. There's a river that runs a few feet from the back of property for your recreational purposes. Schedule your showing today.

2. 2026-04-20
   status Pending 280-char remark

   Show marketing remark (280 chars)

   Investor Special !!! A 2- bedroom ranch house on a quiet street sitting on a double lot. It has a separate living and dining rooms and 2 big bedrooms. There's a river that runs a few feet from the back of property for your recreational purposes. Schedule your showing today.

3. 2026-04-13
   listed $67,000 Active 280-char remark

   Show marketing remark (280 chars)

   Investor Special !!! A 2- bedroom ranch house on a quiet street sitting on a double lot. It has a separate living and dining rooms and 2 big bedrooms. There's a river that runs a few feet from the back of property for your recreational purposes. Schedule your showing today.

4. 2025-09-16
   soldstatus $61,000 Closed 31-char remark

   Show marketing remark (31 chars)

   There are no remarks available.

5. 2025-08-05
   status Pending 31-char remark

   Show marketing remark (31 chars)

   There are no remarks available.

6. 2025-07-25
   listed $60,000 Active 31-char remark

   Show marketing remark (31 chars)

   There are no remarks available.

ⓘ 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: $568 · $47/mo
• Projected year-2 tax: $1,044 · $87/mo
• Expected delta: +$476/yr (+$40/mo · 83.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥101°F today · 13 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,313
• − Mortgage interest: −$3,753
• − Property taxes: −$568
• − Insurance: −$5,860
• − Repairs & maintenance: −$1,865
• − Management: −$1,865
• − Depreciation: −$1,949
• Taxable income: $7,452
• Est. tax owed @ 24.0%: −$1,789
• After-tax cash flow: $5,984/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: Chsd 218
• NCES district ID: 1706540
• Math proficiency: 14% ▼ -4.00%
• Reading proficiency: 20% ▼ -1.00%
• Median HH income: $57,166
• Composite: 16.09/100
• National rank: #9235
• State rank: #454 of 620 in IL

Livability — Robbins

• Score: 66/100
• State rank: #583
• US rank: #12161

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Robbins, IL
• City population: 4,961
• Population (ZIP): 4,961

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 (85%)
• Race & ethnicity: Black 85% Hispanic / Latino 9% White 4% Two or more races 3%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Hispanic 4%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 7%

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: ▲ 16.74%
• Current HPI: 494.1622
• 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

+11.7% since first listed

6 events — show timeline

• 2026-05-01 Relisted — MRED as Distributed by MLS Grid
• 2026-04-20 Pending — MRED as Distributed by MLS Grid
• 2026-04-13 Listed $67,000 MRED as Distributed by MLS Grid
• 2025-09-16 Sold (MLS) $61,000 MRED as Distributed by MLS Grid
• 2025-08-05 Pending — MRED as Distributed by MLS Grid
• 2025-07-25 Listed $60,000 MRED as Distributed by MLS Grid

Property tax history

+9.5%/yr

Latest (2013): $568 · -5.4% YoY. Source: county tax records.