3673 Randolph St · Lansing, IL 60438

$174,900

3 bd · 1.5 ba · 1,104 sqft · SingleFamily public records · 15 Days on market

Built 1923 Est $213k · 18% 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).

• ARV discount +15.0/15.0
• Cash flow +14.5/30.0
• 1% rule +5.3/10.0
• DSCR +4.4/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful large 1 1/2 story 4 bedroom home in Lansing. This home has been completely updated. Huge kitchen with lots of cabinets & an island. Large master bedroom with main floor bath with jacuzzi tub/shower. 3 large bedrooms on 2nd level, a full finished basement, and many other extras. 3 car garage with oversized doors. Home warranty included. You must not miss this one.

Key facts

• 2 garage spots
• Built 1923
• Listed 15 days

Property features AI

Finance

• Other: Parcel number 30322090070000
• HOA & community: No master association fees required

Exterior

• Parking: Detached garage with 2 garage spaces (2 total parking spaces)
• Utilities: Water source: Lake Michigan; Public sewer
• Home design: Detached single-family home; 1.5-story design; Fee simple ownership; Property is over 100 years old; Built before 1978
• Construction: Frame construction
• Exterior features: Lot smaller than 0.25 acre; Lot dimensions noted as 0.16

Interior

• Kitchen: Main-level kitchen (25 x 14)
• Bedrooms: 5 bedrooms (Master and two bedrooms on the main level; remaining bedrooms on the second level); Bedroom dimensions include 19 x 11 (Master), 24 x 13 (Living Room listed among main-level rooms), 25 x 14 (Kitchen listed among main-level rooms), additional bedroom dimensions: 20 x 12, 19 x 12, 11 x 10, 13 x 11
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas forced-air heating
• Interior features: Partially finished full basement; 7 total rooms
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $37 ($448/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $172k (1.5% below list) — sets the bar for market timing.

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; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 10d 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).

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

• It's been on market 15 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 19y 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 2.7% of price; built in 1923 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $172,276 (1.5% below list)

Questions for the listing agent

1. Built in 1923 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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. 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?
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: 1.03% ✓
• Cap rate: 6.55%
• Cash-on-cash: 0.92%
• DSCR: 1.04
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $213,072
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3522 Washington St	0.25mi	3/1.0	1,080 (-2%)	3mo	$180,000	$167	80
3535 Washington St	0.21mi	3/2.0	1,024 (-7%)	1mo	$275,000	$269	75
17913 William St	0.36mi	4/1.0 (+1)	1,080 (-2%)	2mo	$204,000	$189	71
18316 Sherman St	0.44mi	3/1.0	1,056 (-4%)	4mo	$130,000	$123	67
3423 Adams St	0.44mi	3/2.0	1,149 (+4%)	5mo	$195,000	$170	66
8322 Harrison Ave	0.61mi	3/1.0	1,126 (+2%)	3mo	$249,000	$221	64
249 Briar Ln	0.59mi	3/1.0	1,068 (-3%)	3mo	$280,000	$262	63
17821 Roy St	0.62mi	3/1.0	1,188 (+8%)	1mo	$117,500	$99	55
17526 Shirley Dr	0.68mi	3/1.5	1,175 (+6%)	3mo	$120,000	$102	55
301 Belden Pl	0.39mi	2/2.0 (-1)	985 (-11%)	3mo	$210,000	$213	54
7741 Hohman Ave	0.50mi	2/1.0 (-1)	1,193 (+8%)	4mo	$230,000	$193	53
3316 Ann St	0.60mi	3/2.5	1,264 (+14%)	3mo	$260,000	$206	42

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: -14.7%
• Equity multiple: 0.47×
• Total profit: $-25,828
• Equity at exit: $26,078

10-year hold

• IRR: -5.9%
• Equity multiple: 0.61×
• Total profit: $-18,887
• Equity at exit: $15,122

Cash invested: $48,972 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,795 high
• Mortgage (P&I): −$917
• Tax from tax record: −$390 /mo · $4,685/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $37

Break-even live

Break-even rent $1,747

Max offer price $174,900

Occupancy floor 93%

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18335 Sherman St Unit 3 Lansing, IL	3.0	1.0	1000	$1,700	$1.70	1d	1	0.44mi
3341 S Schultz Dr Lansing, IL	4.0	2.0	1452	$2,250	$1.55	10d	1	0.67mi
3649 173rd Ct Lansing, IL	2.0	2.0	972	$1,357	$1.40	24d	1	0.93mi
3020 178th St Unit C1 Lansing, IL	2.0	1.0	900	$1,550	$1.72	1d	1	0.98mi
3020 178th St Apt C7 Lansing, IL	2.0	1.0	900	$1,550	$1.72	24d	1	0.98mi
3069 Bernice Rd Apt 2N Lansing, IL	3.0	1.0	950	$1,535	$1.62	20d	1	1.20mi
3069 Bernice Rd Apt 2S Lansing, IL	3.0	1.0	950	$1,535	$1.62	2d	1	1.20mi
2824 186th St Lansing, IL	3.0	2.0	1400	$2,900	$2.07	10d	1	1.20mi
3023 Bernice Rd Apt 2S Lansing, IL	3.0	1.0	1000	$1,600	$1.60	1d	1	1.24mi
17723 Exchange Ave Unit 17723-1N Lansing, IL	3.0	2.0	1100	$1,800	$1.64	1d	1	1.35mi

Listing history 10 events

1. 2026-06-18
   days on market $174,900 Active 15 DOM
2. 2026-06-17
   days on market $174,900 Active 14 DOM
3. 2026-06-16
   days on market $174,900 Active 13 DOM
4. 2026-06-15
   days on market $174,900 Active 12 DOM
5. 2026-06-13
   days on market $174,900 Active 10 DOM
6. 2026-06-09
   days on market $174,900 Active 6 DOM
7. 2026-06-08
   days on market $174,900 Active 5 DOM
8. 2026-06-07
   days on market $174,900 Active 4 DOM
9. 2026-06-03
   remarks 430-char remark
10. 2026-06-03
    listed $174,900 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: $4,685 · $390/mo
• Projected year-2 tax: $4,685 · $390/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 ≥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: $21,538
• − Mortgage interest: −$9,797
• − Property taxes: −$4,685
• − Insurance: −$874
• − Repairs & maintenance: −$1,723
• − Management: −$1,723
• − Depreciation: −$5,088
• Taxable loss: −$2,353
• Est. tax savings @ 24.0%: +$565
• After-tax cash flow: $1,013/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

+193.9% since first listed

6 events — show timeline

• 2026-06-03 Listed $174,900 MRED as Distributed by MLS Grid
• 2007-07-18 Sold (Public Records) $235,000 Public Records
• 2007-06-30 Sold (MLS) $235,000 MRED as Distributed by MLS Grid
• 2007-05-30 Listing Removed — MRED as Distributed by MLS Grid
• 2007-05-09 Listed $239,900 MRED as Distributed by MLS Grid
• 1985-08-01 Sold (Public Records) $59,500 Public Records

Property tax history

+1.5%/yr

Latest (2023): $4,685 · +27.0% YoY. Source: county tax records.