3803 W 139th St · Robbins, IL 60472

$20,000

1 bd · 1.0 ba · 400 sqft · SingleFamily public records · 59 Days on market

Built 1946 3,125 sqft lot ↓ 60% 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 +15.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

ARE YOU READY TO BUILD YOUR NEW DREAM HOME? Look no further. This beautiful, flat buildable 3,667 sq.ft. corner lot is the perfect place. Surrounded by new construction, conveniently located within 10 minutes of all major highways, restaurants, shopping, schools, and most businesses. Utilities on site. This property can also be purchased along with the property next door as a package with separate pins, the addresses can be separated.

Key facts

• 3,125 sq ft lot
• 2 parking spots
• Built 1946

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $20k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $20k).
• Recommended offer: $19k (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; 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($138 loan paydown + $2k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($19k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask is 150% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: property tax is 4.0% of price; built in 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $19,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 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 1946 — 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. 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: 7.76% ✓
• Cap rate: 69.04%
• Cash-on-cash: 224.09%
• DSCR: 10.97
• GRM: 1.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 14.85×
• Total profit: $77,546
• Equity at exit: $18,018

10-year hold

• IRR: —
• Equity multiple: 32.44×
• Total profit: $176,082
• Equity at exit: $38,856

Cash invested: $5,600 (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: 1.1×

Monthly cashflow live

• Estimated rent: $1,552 medium
• Mortgage (P&I): −$105
• Tax from tax record: −$67 /mo · $805/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $1,046

Break-even live

Break-even rent $228

Max offer price $20,000

Occupancy floor 28%

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: $5,000
• Closing costs: $600
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-04-27
   status Pending 439-char remark

   Show marketing remark (439 chars)

   ARE YOU READY TO BUILD YOUR NEW DREAM HOME? Look no further. This beautiful, flat buildable 3,667 sq.ft. corner lot is the perfect place. Surrounded by new construction, conveniently located within 10 minutes of all major highways, restaurants, shopping, schools, and most businesses. Utilities on site. This property can also be purchased along with the property next door as a package with separate pins, the addresses can be separated.

2. 2026-04-27
   status Pending

   Show marketing remark (439 chars)

   ARE YOU READY TO BUILD YOUR NEW DREAM HOME? Look no further. This beautiful, flat buildable 3,667 sq.ft. corner lot is the perfect place. Surrounded by new construction, conveniently located within 10 minutes of all major highways, restaurants, shopping, schools, and most businesses. Utilities on site. This property can also be purchased along with the property next door as a package with separate pins, the addresses can be separated.

3. 2026-03-04
   listed $8,000 Active 439-char remark

   Show marketing remark (439 chars)

   ARE YOU READY TO BUILD YOUR NEW DREAM HOME? Look no further. This beautiful, flat buildable 3,667 sq.ft. corner lot is the perfect place. Surrounded by new construction, conveniently located within 10 minutes of all major highways, restaurants, shopping, schools, and most businesses. Utilities on site. This property can also be purchased along with the property next door as a package with separate pins, the addresses can be separated.

4. 2026-02-25
   listed $20,000 Active
5. 2026-02-06
   historical
6. 2026-01-28
   status Active
7. 2025-12-27
   historical Contingent - No Showings
8. 2025-12-26
   historical Contingent - No Showings
9. 2025-12-26
   historical
10. 2025-11-28
    price
11. 2025-11-28
    price
12. 2025-09-21
    price
13. 2025-09-21
    price
14. 2025-09-09
    price
15. 2025-08-09
    listed Active
16. 2025-08-09
    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: $805 · $67/mo
• Projected year-2 tax: $805 · $67/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥102°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,623
• − Mortgage interest: −$1,120
• − Property taxes: −$805
• − Insurance: −$100
• − Repairs & maintenance: −$1,490
• − Management: −$1,490
• − Depreciation: −$582
• Taxable income: $13,037
• Est. tax owed @ 24.0%: −$3,129
• After-tax cash flow: $9,420/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

-60.0% since first listed

16 events — show timeline

• 2026-04-27 Pending — MRED as Distributed by MLS Grid
• 2026-04-27 Pending — MRED as Distributed by MLS Grid
• 2026-03-04 Listed $8,000 MRED as Distributed by MLS Grid
• 2026-02-25 Listed $20,000 MRED as Distributed by MLS Grid
• 2026-02-06 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-28 Relisted — MRED as Distributed by MLS Grid
• 2025-12-27 Contingent — MRED as Distributed by MLS Grid
• 2025-12-26 Contingent — MRED as Distributed by MLS Grid
• 2025-12-26 Listing Removed — MRED as Distributed by MLS Grid
• 2025-11-28 Price Changed — MRED as Distributed by MLS Grid
• 2025-11-28 Price Changed — MRED as Distributed by MLS Grid
• 2025-09-21 Price Changed — MRED as Distributed by MLS Grid
• 2025-09-21 Price Changed — MRED as Distributed by MLS Grid
• 2025-09-09 Price Changed — MRED as Distributed by MLS Grid
• 2025-08-09 Listed — MRED as Distributed by MLS Grid
• 2025-08-09 Listed — MRED as Distributed by MLS Grid

Property tax history

+47.2%/yr

Latest (2023): $805 · +126.7% YoY. Source: county tax records.