18034 Ridgewood Ave · Lansing, IL 60438

$202,000

3 bd · 1.0 ba · 1,353 sqft · SingleFamily public records · 6 Days on market

Built 1942 4,836 sqft lot Est $203k · at est.

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Why this score? — see what drove the D- 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 +10.5/30.0
• ARV discount +7.7/15.0
• 1% rule +5.0/10.0
• Livability +3.7/5.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks

This impressive and sturdy brick home is sure to charm, offering an incredible amount of space and a welcoming atmosphere from the moment you arrive! You'll immediately appreciate the timeless appeal and solid construction. Inside, a wonderful layout awaits, featuring five generously sized bedrooms, including a notably spacious master, ensuring everyone has their own comfortable retreat. Picture delightful gatherings in the inviting living room, or imagine the possibilities in the full finished basement - a fantastic bonus area perfect for a recreation zone, home office, or media room. This home truly understands the need for both personal space and areas to come together! This gem is pe

Key facts

• Brick home
• 4,836 sq ft lot
• 2 garage spots

Tags

• BRICK HOME
• FULL FINISHED BASEMENT
• RIDGEWOOD GARDENS COMMUNITY
• EASY ACCESS TO LOCAL AMENITIES

Property features AI

Finance

• HOA & community: No master association fee required

Exterior

• Parking: Detached garage with garage door opener (approximately 2.5 garage spaces / 2.5 total parking)
• Utilities: Public water; Public sewer; Electric service with circuit breakers
• Home design: Detached single-family home; Three stories
• Construction: Brick construction; Block foundation; Asphalt roof; Built approximately 81–90 years ago; Built before 1978
• Exterior features: Lot dimensions approximately 39 x 124; Lot smaller than 0.25 acre; Off-alley access

Interior

• Kitchen: Kitchen with eating area/table space; Kitchen/Dining combo
• Bedrooms: 4 bedrooms (plus 1 possible bedroom); One bedroom located in the basement; Master bedroom on the second floor
• Flooring: Hardwood floors in living room, master bedroom and several upstairs/main bedrooms; Vinyl flooring in kitchen and basement family room
• Bathrooms: 2 full bathrooms; Basement includes a bathroom
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Finished full basement; 9 total rooms
• Laundry & utility: Basement laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $202k.

Deal economics

• At list price, monthly cash flow is $-104 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $184k (9.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $202k (0.2% below list).
• Recommended offer: $184k (9.1% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 73/100 on livability (#296 in IL) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools D+, crime D+, health & safety D+.
• Thornton Fractional Twp Hsd 215 (suburban): math 9% / reading 13% proficiency, ranked #563 of 620 in IL (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 132 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).
• This rent runs 32% of the median local income ($76k/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.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 12y 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.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price; built in 1942 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $183,693 (9.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1942 — 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 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?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.00% ✗
• Cap rate: 5.68%
• Cash-on-cash: -2.20%
• DSCR: 0.90
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $202,950
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17913 Oakwood Ave	0.17mi	3/1.0	1,257 (-7%)	2mo	$182,000	$145	79
17908 Lorenz Ave	0.26mi	3/2.0	1,294 (-4%)	1mo	$225,000	$174	76
18032 Wildwood Ave	0.13mi	3/1.5	1,224 (-10%)	1mo	$170,000	$139	76
17714 Burnham Ave	0.52mi	3/1.5	1,303 (-4%)	1mo	$164,494	$126	67
18013 Park Ave	0.16mi	3/2.0	1,200 (-11%)	3mo	$180,000	$150	67
2621 Ridge Rd	0.43mi	4/2.0 (+1)	1,323 (-2%)	2mo	$216,000	$163	66
17949 Escanaba Ave	0.36mi	3/1.0	1,188 (-12%)	1mo	$149,000	$125	62
2643 Ridge Rd	0.39mi	3/2.0	1,502 (+11%)	2mo	$234,000	$156	58
17821 Roy St	0.54mi	3/1.0	1,188 (-12%)	1mo	$117,500	$99	54
2745 179th St	0.27mi	4/3.0 (+1)	1,200 (-11%)	6mo	$190,000	$158	51
3316 Ann St	0.67mi	3/2.5	1,264 (-7%)	3mo	$260,000	$206	49
3238 178th St	0.53mi	3/1.5	1,550 (+15%)	2mo	$200,000	$129	47

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: -19.8%
• Equity multiple: 0.31×
• Total profit: $-39,118
• Equity at exit: $30,119

10-year hold

• IRR: -12.4%
• Equity multiple: 0.26×
• Total profit: $-41,690
• Equity at exit: $17,465

Cash invested: $56,560 (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 60438

• Active inventory: 132
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,015 high
• Mortgage (P&I): −$1,059
• Tax from tax record: −$552 /mo · $6,629/yr
• Insurance: −$84
• HOA: −$0
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $-104

Break-even live

Break-even rent $2,147

Max offer price $183,693

Occupancy floor —

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: $50,500
• Closing costs: $6,060
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18343 Oakwood Ave Lansing, IL	4.0	2.0	1700	$2,700	$1.59	1d	1	0.37mi
3020 178th St Apt C7 Lansing, IL	2.0	1.0	900	$1,550	$1.72	24d	1	0.39mi
3020 178th St Unit C1 Lansing, IL	2.0	1.0	900	$1,550	$1.72	1d	1	0.39mi
17723 Exchange Ave Unit 17723-1N Lansing, IL	3.0	2.0	1100	$1,800	$1.64	1d	1	0.50mi
2824 186th St Lansing, IL	3.0	2.0	1400	$2,900	$2.07	10d	1	0.64mi
18361 Glen Oak Ave Unit 1E Lansing, IL	2.0	1.0	900	$1,400	$1.56	24d	1	0.68mi
18381 Torrence Ave Lansing, IL	2.0	1.0	900	$1,300	$1.44	24d	1	0.75mi
18335 Sherman St Unit 3 Lansing, IL	3.0	1.0	1000	$1,700	$1.70	1d	1	0.81mi
3341 S Schultz Dr Lansing, IL	4.0	2.0	1452	$2,250	$1.55	10d	1	0.83mi
3023 Bernice Rd Apt 2S Lansing, IL	3.0	1.0	1000	$1,600	$1.60	1d	1	0.84mi
3069 Bernice Rd Apt 2S Lansing, IL	3.0	1.0	950	$1,535	$1.62	3d	1	0.85mi
3069 Bernice Rd Apt 2N Lansing, IL	3.0	1.0	950	$1,535	$1.62	20d	1	0.85mi
18550 Torrence Ave #25 Lansing, IL	2.0	1.0	1000	$1,300	$1.30	11d	1	0.91mi
17640 Rosewood Dr Unit 2A Lansing, IL	2.0	1.0	950	$1,475	$1.55	17d	1	1.20mi
3649 173rd Ct Lansing, IL	2.0	2.0	972	$1,357	$1.40	24d	1	1.32mi
232 Gregory Ave Munster, IN	3.0	1.5	1600	$2,450	$1.53	1d	1	1.36mi
7611 Kinsley Pl Munster, IN	3.0	2.0	1700	$4,700	$2.76	1d	1	1.42mi
7610 Manor Ave Munster, IN	3.0	2.0	1700	$4,750	$2.79	1d	1	1.45mi

Listing history 33 events

1. 2026-06-18
   days on market $202,000 Active 6 DOM
2. 2026-06-17
   days on market $202,000 Active 5 DOM
3. 2026-06-16
   days on market $202,000 Active 4 DOM
4. 2026-06-15
   days on market $202,000 Active 3 DOM
5. 2026-06-13
   statusdays on marketlisting id $202,000 Active 1 DOM
6. 2026-06-09
   days on market $202,000 Contingent - Continue to Show 146 DOM
7. 2026-06-08
   days on market $202,000 Contingent - Continue to Show 145 DOM
8. 2026-06-07
   days on market $202,000 Contingent - Continue to Show 144 DOM
9. 2026-06-04
   days on market $202,000 Contingent - Continue to Show 141 DOM
10. 2026-06-03
    days on market $202,000 Contingent - Continue to Show 140 DOM
11. 2026-06-02
    days on market $202,000 Contingent - Continue to Show 139 DOM
12. 2026-06-01
    days on market $202,000 Contingent - Continue to Show 138 DOM
13. 2026-05-31
    days on market $202,000 Contingent - Continue to Show 137 DOM
14. 2026-02-26
    historical Contingent - Continue to Show
15. 2026-01-14
    listed $202,000 Active
16. 2026-01-14
    historical
17. 2026-01-09
    price
18. 2025-12-05
    price
19. 2025-10-10
    listed Active
20. 2025-10-10
    historical
21. 2025-10-03
    price
22. 2025-08-29
    price
23. 2025-08-18
    price
24. 2025-08-01
    price
25. 2025-07-18
    price
26. 2025-07-02
    price
27. 2025-06-18
    price
28. 2025-06-05
    listed Active
29. 2017-12-26
    soldstatus $1,173,000
30. 2014-08-13
    soldstatus $105,000 Closed Sale
31. 2014-07-03
    historical Contingent
32. 2014-06-02
    listed $124,900 New
33. 2000-10-27
    soldstatus $94,000

ⓘ 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: $6,629 · $552/mo
• Projected year-2 tax: $6,629 · $552/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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,186
• − Mortgage interest: −$11,315
• − Property taxes: −$6,629
• − Insurance: −$1,010
• − Repairs & maintenance: −$1,935
• − Management: −$1,935
• − Depreciation: −$5,876
• Taxable loss: −$4,514
• Est. tax savings @ 24.0%: +$1,083
• After-tax cash flow: $-160/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: Thornton Fractional Twp Hsd 215
• NCES district ID: 1738940
• Math proficiency: 9% ▼ -3.00%
• Reading proficiency: 13% ▼ -3.00%
• Median HH income: $48,207
• Composite: 10.27/100
• National rank: #9793
• State rank: #563 of 620 in IL

Livability — Lansing

• Score: 73/100
• State rank: #296
• US rank: #5698

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lansing, IL
• County: Cook County · 4,486,803 people
• City population: 28,806
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 28,806
• Household income: $75,681
• Rent vs Own: 27.7% rent · 72.3% own
• Severe rent burden: 830.0

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 0.65)
• Race & ethnicity: Black 51% White 25% Hispanic / Latino 18% Two or more races 7% Asian 2%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Romanian 5% Iranian 3% Lithuanian 1%
• Foreign-born: 10% · Canada
• Languages at home: 83% English-only · Spanish 12% Vietnamese 1% French/Haitian/Cajun 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: ▼ -151.65%
• Current HPI: 210.3398
• 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

+114.9% since first listed

20 events — show timeline

• 2026-02-26 Contingent — MRED as Distributed by MLS Grid
• 2026-01-14 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-14 Listed $202,000 MRED as Distributed by MLS Grid
• 2026-01-09 Price Changed — MRED as Distributed by MLS Grid
• 2025-12-05 Price Changed — MRED as Distributed by MLS Grid
• 2025-10-10 Listing Removed — MRED as Distributed by MLS Grid
• 2025-10-10 Listed — MRED as Distributed by MLS Grid
• 2025-10-03 Price Changed — MRED as Distributed by MLS Grid
• 2025-08-29 Price Changed — MRED as Distributed by MLS Grid
• 2025-08-18 Price Changed — MRED as Distributed by MLS Grid
• 2025-08-01 Price Changed — MRED as Distributed by MLS Grid
• 2025-07-18 Price Changed — MRED as Distributed by MLS Grid
• 2025-07-02 Price Changed — MRED as Distributed by MLS Grid
• 2025-06-18 Price Changed — MRED as Distributed by MLS Grid
• 2025-06-05 Listed — MRED as Distributed by MLS Grid
• 2017-12-26 Sold (Public Records) $1,173,000 Public Records
• 2014-08-13 Sold (MLS) $105,000 MRED as Distributed by MLS Grid
• 2014-07-03 Contingent — MRED as Distributed by MLS Grid
• 2014-06-02 Listed $124,900 MRED as Distributed by MLS Grid
• 2000-10-27 Sold (Public Records) $94,000 Public Records

Property tax history

+5.1%/yr

Latest (2023): $6,629 · +11.9% YoY. Source: county tax records.