19403 Oakwood Ave #19403 · Country Club Hills, IL 60478

$165,000

2 bd · 2.0 ba · 864 sqft · Condo · 2 Days on market

Built 1980 $225/mo HOA · 11% of rent

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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 +20.2/30.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• DSCR +6.4/10.0
• 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 MLS

HEATED ATT GAR. & DRIVE. BEAUTIFUL FP IN SUNKEN LR. WALKIN CLOSET EASY ACCESS TO FOREST PRESERVE. LOCATED ON QUIET CUL DE SAC W/ PRIVATE BALCONY. GUEST PARKING. . BK BAR & DISHWASHER EAT IN KIT. A MUST SEE, BRING YOUR BUYERS. UNIT IS NOT FHA APPROVED

Key facts

• $225 HOA
• Garage
• Built 1980

Property features AI

Finance

• Other: School bus service available; Located in Country Club Hills (Bremen Township)
• HOA & community: Monthly association fee of $225 covering exterior maintenance, lawn care, and snow removal; Self-managed association; Pets allowed (dogs OK), maximum pet weight 50 lbs

Exterior

• Parking: Attached garage with 1 garage space; Garage owned with garage door opener; asphalt parking
• Utilities: Water source: Lake Michigan; Public sewer and storm sewer; Electric: 100 amp service
• Home design: Attached single condo; Entry level 2; Condo ownership; model: CONDO; Not currently leased; rehab in 2026
• Construction: Brick and cedar construction; Asphalt roof; Building age approximately 41–50 years; 5-unit building
• Exterior features: Patio; Common grounds

Interior

• Kitchen: Range; Microwave; Dishwasher; Refrigerator; Freezer; Pantry closet
• Bedrooms: Master bedroom on main level (13 x 11); Second bedroom on main level (9 x 12); Two additional bedrooms listed
• Flooring: Vinyl flooring throughout main living areas and bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Walk-in closet(s); Separate dining room; 5 total rooms; Gas-log fireplace with gas starter in the family room
• Laundry & utility: In-unit laundry with washer hookup and gas dryer hookup (laundry room 8 x 6)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $165k.

Deal economics

• At list price, monthly cash flow is $208 ($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 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+, schools 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: 94 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 16y 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 $60k; list at $165k implies a 175% gain — meaningful room to come down on a strong offer.

Recommended offer $165,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. 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?
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 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?
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 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: 1.21% ✓
• Cap rate: 7.81%
• Cash-on-cash: 5.40%
• DSCR: 1.24
• GRM: 6.9

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: -7.8%
• Equity multiple: 0.71×
• Total profit: $-13,313
• Equity at exit: $24,602

10-year hold

• IRR: 1.9%
• Equity multiple: 1.13×
• Total profit: $6,177
• 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 60478

• Home prices YoY: -27.3%
• Active inventory: 94
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $2,003 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$215 /mo · $2,584/yr
• Insurance: −$69
• HOA: −$225
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $208

Break-even live

Break-even rent $1,740

Max offer price $165,000

Occupancy floor 85%

Sensitivity live

Price	-10% $301	-5% $255	+0% $208	+5% $161	+10% $115
Rent	-10% $50	-5% $129	+0% $208	+5% $287	+10% $366
Rate	-1.0pp $291	-0.5pp $250	base $208	+0.5pp $165	+1.0pp $122

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: —

HOA detail condo

• Monthly dues: $225 · $2,700/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 3 events

1. 2026-06-18
   days on market $165,000 Active 2 DOM
2. 2026-06-16
   remarks 631-char remark
3. 2026-06-16
   listed $165,000 Active 1 DOM

ⓘ 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: $2,584 · $215/mo
• Projected year-2 tax: $3,165 · $264/mo
• Expected delta: +$581/yr (+$48/mo · 22.5%)

ⓘ 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,037
• − Mortgage interest: −$9,243
• − Property taxes: −$2,584
• − Insurance: −$825
• − Repairs & maintenance: −$1,923
• − Management: −$1,923
• − HOA: −$2,700
• − Depreciation: −$4,800
• Taxable income: $39
• Est. tax owed @ 24.0%: −$9
• After-tax cash flow: $2,487/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

+205.6% since first listed

15 events — show timeline

• 2026-06-16 Listed $165,000 MRED as Distributed by MLS Grid
• 2025-08-06 Sold (Public Records) $60,000 Public Records
• 2016-11-16 Sold (Public Records) $32,000 Public Records
• 2012-05-25 Listing Removed — MRED as Distributed by MLS Grid
• 2012-02-20 Price Changed — MRED as Distributed by MLS Grid
• 2011-12-01 Listed — MRED as Distributed by MLS Grid
• 2010-09-17 Sold (MLS) $42,500 MRED as Distributed by MLS Grid
• 2010-08-27 Pending — MRED as Distributed by MLS Grid
• 2010-07-29 Listed $42,500 MRED as Distributed by MLS Grid
• 2005-12-01 Sold (Public Records) $117,000 Public Records
• 2005-12-01 Sold (Public Records) $117,000 Public Records
• 2002-06-13 Sold (Public Records) $876,000 Public Records
• 1987-07-01 Sold (Public Records) $47,500 Public Records
• 1985-10-31 Sold (Public Records) $54,000 Public Records
• 1985-08-01 Sold (Public Records) $54,000 Public Records

Property tax history

+0.5%/yr

Latest (2023): $2,584 · -25.9% YoY. Source: county tax records.