166 Doris Ln · Chicago Heights, IL 60411

$195,000

3 bd · 1.0 ba · 1,082 sqft · SingleFamily public records · 6 Days on market

Built 1961 Est $216k · 10% under

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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 +12.1/30.0
• ARV discount +12.0/15.0
• 1% rule +4.8/10.0
• Rent growth +4.1/5.0
• DSCR +3.6/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Move-in ready ranch offering comfortable single-level living in the desirable Serena Hills neighborhood. This well-maintained home features a bright living area, an updated kitchen, spacious bedrooms, and an attached garage. The generous backyard provides plenty of space for outdoor entertaining, gardening, or recreation. Conveniently located near parks, schools, shopping, dining, and major expressways for an easy commute. Situated within the sought-after Homewood-Flossmoor High School District. A great opportunity for both owner-occupants and buyers seeking a well-located home with strong value.

Key facts

• Near schools
• Near dining
• Near shopping

Tags

• UPDATED KITCHEN
• GENEROUS BACKYARD
• NEAR PARKS
• NEAR SCHOOLS
• NEAR SHOPPING
• NEAR DINING

Property features AI

Finance

• Other: Living area estimated
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage (2 garage spaces, 2 total parking spaces)
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; One-story layout; Fee simple ownership
• Construction: Built 61–70 years ago; Vinyl siding and brick exterior; Built before 1978
• Exterior features: Less than 0.25-acre lot; School bus service, commuter bus access, interstate access

Interior

• Kitchen: Kitchen (main level, 14 x 11)
• Bedrooms: 3 bedrooms (Master Bedroom on main level); Second bedroom on second level (11 x 10); Third bedroom on main level (11 x 10)
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Partially finished full basement; 5 total rooms
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $-42 ($-506/yr) — negative.
• To cash-flow at today's rent, offer at most $188k (3.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $191k (1.9% below list).
• Recommended offer: $188k (3.8% below list) — sets the bar for cash-flow.

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-, crime F, amenities F.
• Homewood Flossmoor Chsd 233 (suburban): math 21% / reading 27% proficiency, ranked #272 of 620 in IL (top 44%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Homewood-Flossmoor High School (math 21% / reading 27%, grade F, #304 of 693 statewide, top 44%, 2,798 students, 0% FRL).
• Market conditions: Rents rising fast (+6.5%/yr); 222 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).
• This rent runs 37% of the median local income ($62k/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 14y 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 $108k; list at $195k implies a 81% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price.

Recommended offer $187,555 (3.8% 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 1961 — 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 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?
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: 0.98% ✗
• Cap rate: 6.03%
• Cash-on-cash: -0.93%
• DSCR: 0.96
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $216,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
154 S Pamela Dr	0.38mi	3/1.5	1,065 (-2%)	4mo	$188,500	$177	75
430 N Arquilla Dr	0.48mi	3/1.0	1,074 (-1%)	4mo	$192,700	$179	73
87 E Craig Dr	0.52mi	3/2.0	1,065 (-2%)	2mo	$175,000	$164	67
244 Coolidge St	0.57mi	3/2.0	1,078 (-0%)	2mo	$240,000	$223	67
273 Charles St	0.51mi	3/2.0	1,050 (-3%)	1mo	$210,000	$200	67
151 N Normandy Dr	0.57mi	3/2.0	1,070 (-1%)	2mo	$217,999	$204	66
434 N Manchester Dr	0.66mi	3/1.0	1,074 (-1%)	3mo	$195,000	$182	65
319 N Bradley Dr	0.36mi	3/2.0	1,176 (+9%)	0mo	$250,000	$213	64
223 Lynn Ln	0.60mi	3/1.5	1,042 (-4%)	2mo	$119,000	$114	62
439 N Manchester Dr	0.68mi	3/2.0	1,074 (-1%)	2mo	$215,000	$200	61
431 Longwood Dr	0.66mi	3/2.0	1,111 (+3%)	1mo	$250,000	$225	60
125 Mildred Ln	0.35mi	3/2.0	1,204 (+11%)	3mo	$222,000	$184	58

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: -13.3%
• Equity multiple: 0.50×
• Total profit: $-27,193
• Equity at exit: $29,075

10-year hold

• IRR: 0.9%
• Equity multiple: 1.07×
• Total profit: $4,066
• Equity at exit: $16,860

Cash invested: $54,600 (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 60411

• Home prices YoY: -33.9%
• Rents YoY: 6.5%
• Active inventory: 222
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,914 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$450 /mo · $5,401/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $-42

Break-even live

Break-even rent $1,967

Max offer price $187,555

Occupancy floor 97%

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
531 Wallace St Chicago Heights, IL	3.0	1.0	1100	$2,000	$1.82	5d	1	1.18mi

Listing history 6 events

1. 2026-06-18
   days on market $195,000 Active 6 DOM
2. 2026-06-17
   days on market $195,000 Active 5 DOM
3. 2026-06-16
   days on market $195,000 Active 4 DOM
4. 2026-06-15
   days on market $195,000 Active 3 DOM
5. 2026-06-13
   remarks 603-char remark
6. 2026-06-13
   listed $195,000 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: $5,401 · $450/mo
• Projected year-2 tax: $5,401 · $450/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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,964
• − Mortgage interest: −$10,923
• − Property taxes: −$5,401
• − Insurance: −$975
• − Repairs & maintenance: −$1,837
• − Management: −$1,837
• − Depreciation: −$5,673
• Taxable loss: −$3,682
• Est. tax savings @ 24.0%: +$884
• After-tax cash flow: $378/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: Homewood Flossmoor Chsd 233
• NCES district ID: 1719560
• Math proficiency: 21% ▼ -15.00%
• Reading proficiency: 27% ▼ -13.00%
• Median HH income: $83,564
• Composite: 24.42/100
• National rank: #7681
• State rank: #272 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

+62.5% since first listed

11 events — show timeline

• 2026-06-12 Listed $195,000 MRED as Distributed by MLS Grid
• 2013-11-18 Listing Removed — MRED as Distributed by MLS Grid
• 2013-08-08 Relisted — MRED as Distributed by MLS Grid
• 2013-07-28 Listing Removed — MRED as Distributed by MLS Grid
• 2013-07-17 Contingent — MRED as Distributed by MLS Grid
• 2013-03-01 Listed — MRED as Distributed by MLS Grid
• 2012-12-29 Listing Removed — MRED as Distributed by MLS Grid
• 2012-12-11 Price Changed — MRED as Distributed by MLS Grid
• 2012-07-27 Listed — MRED as Distributed by MLS Grid
• 2002-05-28 Sold (Public Records) $107,500 Public Records
• 1999-01-28 Sold (Public Records) $120,000 Public Records

Property tax history

+3.0%/yr

Latest (2023): $5,401 · +35.0% YoY. Source: county tax records.