12754 Wahl St · Blue Island, IL 60406

$199,900

4 bd · 1.5 ba · 1,394 sqft · SingleFamily public records · 68 Days on market

Built 1909 4,770 sqft lot $143/sqft · 5% below area Est $211k · 5% 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 +13.9/30.0
• ARV discount +9.8/15.0
• 1% rule +5.7/10.0
• DSCR +4.2/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Four bedroom 2 bath 2 story home with 2 car garage. Home needs updating. This home was converted into a single family and can be converted back into a 2 unit. Lots of potential.

Key facts

• 4,770 sq ft lot
• 2 garage spots
• Listed 67 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $22 ($264/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $188k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 77/100 on livability (#159 in IL, #2,964 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: employment C-, crime F, amenities D-.
• 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.
• Zoned schools: Nathan Hale Primary School (396 students, 0% FRL); Nathan Hale Middle School (335 students, 0% FRL); A B Shepard High Sch (Campus) (math 16% / reading 25%, grade F, #350 of 693 statewide, top 51%, 1,973 students, 0% FRL).
• Market conditions: 44 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 9d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($188k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $154k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; built in 1909 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $187,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1909 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.07% ✓
• Cap rate: 6.42%
• Cash-on-cash: 0.47%
• DSCR: 1.02
• GRM: 7.8

CMA / ARV

• ARV (median comp): $210,549
• List price: $199,900
• Delta: -5.06%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12714 Mozart St	0.07mi	4/2.0	1,443 (+4%)	12mo	$130,000	$90	79
12638 Highland Ave	0.27mi	3/2.0 (-1)	1,352 (-3%)	12mo	$229,900	$170	65
2634 Burr Oak Ave	0.32mi	3/2.0 (-1)	1,443 (+4%)	10mo	$289,000	$200	64
12616 Ann St	0.46mi	3/1.5 (-1)	1,357 (-3%)	11mo	$259,900	$192	60
12757 Sacramento Ave	0.13mi	5/2.0 (+1)	1,545 (+11%)	11mo	$250,000	$162	60
12934 Mozart St	0.24mi	5/2.0 (+1)	1,570 (+13%)	10mo	$115,000	$73	53
2441 Prairie St	0.54mi	3/1.5 (-1)	1,536 (+10%)	6mo	$234,000	$152	48
13160 Greenwood Ave	0.71mi	3/1.5 (-1)	1,400 (+0%)	19mo	$150,000	$107	45
2346 Olive St	0.68mi	4/2.0	1,296 (-7%)	12mo	$110,000	$85	45
2529 Cochran St	0.54mi	3/2.0 (-1)	1,600 (+15%)	2mo	$270,000	$169	42
2432 W Cochran St	0.66mi	3/1.5 (-1)	1,490 (+7%)	18mo	$207,500	$139	38
2423 Collins St	0.69mi	3/1.0 (-1)	1,602 (+15%)	9mo	$280,000	$175	29

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: -15.4%
• Equity multiple: 0.45×
• Total profit: $-30,782
• Equity at exit: $29,806

10-year hold

• IRR: -6.7%
• Equity multiple: 0.57×
• Total profit: $-24,144
• Equity at exit: $17,284

Cash invested: $55,972 (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 60406

• Home prices YoY: -26.8%
• Active inventory: 44
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,145 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$541 /mo · $6,496/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$451
• Net cashflow: $22

Break-even live

Break-even rent $2,118

Max offer price $199,900

Occupancy floor 94%

Sensitivity live

Price	-10% $135	-5% $79	+0% $22	+5% $-35	+10% $-91
Rent	-10% $-148	-5% $-63	+0% $22	+5% $107	+10% $191
Rate	-1.0pp $123	-0.5pp $73	base $22	+0.5pp $-30	+1.0pp $-83

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12710 Elm St Unit 2B Blue Island, IL	3.0	2.0	900	$1,850	$2.06	0d	1	0.30mi
2640 Vermont St Unit 1 Blue Island, IL	3.0	1.5	1500	$2,200	$1.47	0d	1	0.48mi
13308 Old Western Ave Unit 2 Blue Island, IL	3.0	1.5	1350	$2,200	$1.63	24d	1	0.88mi
13308 Old Western Ave Unit 2 Blue Island, IL	3.0	1.5	1350	$2,200	$1.63	13d	1	0.88mi
2336 122nd St Unit 2 Blue Island, IL	3.0	1.0	1340	$1,900	$1.42	22d	1	1.00mi
2336 W 122nd St Unit 2 Alsip, IL	3.0	1.0	1100	$1,900	$1.73	9d	1	1.19mi
11706 S Artesian Ave Chicago, IL	3.0	2.5	1299	$3,400	$2.62	0d	1	1.44mi

Listing history 17 events

1. 2026-06-21
   days on market $199,900 Active 68 DOM
2. 2026-06-18
   days on market $199,900 Active 65 DOM
3. 2026-06-17
   days on market $199,900 Active 64 DOM
4. 2026-06-16
   days on market $199,900 Active 63 DOM
5. 2026-06-15
   days on market $199,900 Active 62 DOM
6. 2026-06-13
   days on market $199,900 Active 60 DOM
7. 2026-06-09
   days on market $199,900 Active 56 DOM
8. 2026-06-08
   days on market $199,900 Active 55 DOM
9. 2026-06-07
   days on market $199,900 Active 54 DOM
10. 2026-06-04
    days on market $199,900 Active 51 DOM
11. 2026-06-03
    days on market $199,900 Active 50 DOM
12. 2026-06-02
    days on market $199,900 Active 49 DOM
13. 2026-06-01
    days on market $199,900 Active 48 DOM
14. 2026-05-31
    days on market $199,900 Active 47 DOM
15. 2026-04-14
    listed $199,900 Active 180-char remark

    Show marketing remark (180 chars)

    Four bedroom 2 bath 2 story home with 2 car garage. Home needs updating. This home was converted into a single family and can be converted back into a 2 unit. Lots of potential.

16. 2004-05-27
    soldstatus $154,500
17. 1987-05-01
    soldstatus $67,000

ⓘ 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: $6,496 · $541/mo
• Projected year-2 tax: $6,496 · $541/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 · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,745
• − Mortgage interest: −$11,198
• − Property taxes: −$6,496
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,060
• − Management: −$2,060
• − Depreciation: −$5,815
• Taxable loss: −$2,882
• Est. tax savings @ 24.0%: +$692
• After-tax cash flow: $955/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 — Blue Island

• Score: 77/100
• State rank: #159
• US rank: #2964

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Blue Island, IL
• City population: 24,887
• Population (ZIP): 24,887

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: Hispanic / Latino 44% Black 34% White 19% Two or more races 8%
• Hispanic origin (detail): Mexican 39%
• Common ancestry: Romanian 2% English 1% Iranian 1%
• Foreign-born: 19% · Canada
• Languages at home: 65% English-only · Spanish 33% 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: ▼ -94.77%
• Current HPI: 259.492
• 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

+198.4% since first listed

3 events — show timeline

• 2026-04-14 Listed $199,900 MRED as Distributed by MLS Grid
• 2004-05-27 Sold (Public Records) $154,500 Public Records
• 1987-05-01 Sold (Public Records) $67,000 Public Records

Property tax history

+4.7%/yr

Latest (2023): $6,496 · +64.5% YoY. Source: county tax records.