18302 Robin Ln Unit D1 · Homewood, IL 60430

$184,900

2 bd · 2.0 ba · 1,200 sqft · Condo public records · 228 Days on market

Built 1995 $303/mo HOA · 14% of rent

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• DSCR +4.6/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

CUTE FIRST FLOOR CONDO. THIS 2 BEDROOM, 2 BATH UNIT HAS NEW CARPET, FRESH PAINT, IN UNIT LAUNDRY AREA AND 1 CAR GARAGE. SHOPPING AND TRANSPORTATION NEARBY. SOLD AS-IS. TAXES PRORATED AT 100%. BUYER RESPONSIBLE FOR INSPECTIONS, REPAIR, TERMITE, AS NEEDED. PREAPPROVAL OR PROOF OF FUNDS REQUIRED WITH OFFERS. SPECIAL ADDENDUM AFTER ACCEPTANCE. Building is believed to be FHA Approved.

Key facts

• Ideal location
• Open main floor
• In unit laundry

Tags

• OPEN MAIN FLOOR
• PATIO
• DETACHED GARAGE
• IN UNIT LAUNDRY
• IDEAL LOCATION
• CLOSE TO INTERSTATE

Property features AI

Finance

• Other: 12 units in building; Living area source: assessor; Parcel number available
• HOA & community: Monthly association fee ($303); Association covers water, parking, insurance, exterior maintenance, lawn care, trash (scavenger) and snow removal; Pets allowed (cats okay)

Exterior

• Parking: Attached garage with garage door opener (1 garage space, 1 total parking)
• Utilities: Public water; Public sewer
• Home design: Attached single (condo); Entry level: 1; Condo ownership; Not currently leased
• Construction: Brick construction; 31–40 years old; Built before 1978: No
• Exterior features: Common lot; Subdivision: Pinewood

Interior

• Kitchen: Range; Dishwasher; Refrigerator; Kitchen on main level (10 x 10)
• Bedrooms: Master bedroom on main level (16 x 12) with full bath; Additional bedroom on main level (16 x 10); Two other bedrooms
• Flooring: Carpet in living room and master bedroom
• Bathrooms: Two full bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: First-floor bedroom; First-floor full bath; 5 total rooms; Dining room combined with living room; Commuter bus and interstate access nearby
• Laundry & utility: Main-level laundry; Washer hookup; Gas dryer hookup; In-unit laundry (7 x 6)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $185k.

Deal economics

• At list price, monthly cash flow is $58 ($692/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $163k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 81/100 on livability (#81 in IL, #1,314 nationally) — a professional / high-income tenant draw. Strengths: commute A+, employment A+, cost of living A+; Watch: 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: Heather Hill Elem School (math 27% / reading 37%, grade F, #586 of 2,056 statewide, top 31%, 326 students, 0% FRL); Parker Junior High School (math 16% / reading 21%, grade F, #438 of 665 statewide, top 67%, 858 students, 0% FRL); Homewood-Flossmoor High School (math 21% / reading 27%, grade F, #304 of 693 statewide, top 44%, 2,798 students, 0% FRL).
• Market conditions: 102 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 1d 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 228 days — a 12% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 16y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $51k; list at $185k implies a 263% gain — meaningful room to come down on a strong offer.

Recommended offer $162,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 228 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.20% ✓
• Cap rate: 6.67%
• Cash-on-cash: 1.34%
• DSCR: 1.06
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -14.0%
• Equity multiple: 0.50×
• Total profit: $-26,000
• Equity at exit: $27,569

10-year hold

• IRR: -4.9%
• Equity multiple: 0.68×
• Total profit: $-16,739
• Equity at exit: $15,987

Cash invested: $51,772 (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 60430

• Home prices YoY: -32.1%
• Active inventory: 102
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $2,216 high
• Mortgage (P&I): −$970
• Tax from tax record: −$343 /mo · $4,119/yr
• Insurance: −$77
• HOA: −$303
• Vacancy / Maint / Mgmt: −$465
• Net cashflow: $58

Break-even live

Break-even rent $2,143

Max offer price $184,900

Occupancy floor 92%

Sensitivity live

Price	-10% $162	-5% $110	+0% $58	+5% $5	+10% $-47
Rent	-10% $-117	-5% $-30	+0% $58	+5% $145	+10% $233
Rate	-1.0pp $151	-0.5pp $105	base $58	+0.5pp $10	+1.0pp $-39

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: $46,225
• Closing costs: $5,547
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3212 Charlemagne Ave Hazel Crest, IL	3.0	2.5	1412	$2,650	$1.88	1d	1	0.55mi
2420 183rd St Homewood, IL	2.0	1.0	1100	$1,750	$1.59	13d	1	0.76mi
3501 177th St Country Club Hills, IL	2.0	2.0	839	$2,850	$3.40	0d	1	1.03mi
2722 Larkspur Ln Hazel Crest, IL	3.0	1.5	1441	$2,650	$1.84	14d	1	1.03mi
2640 Flossmoor Rd Unit 2S Flossmoor, IL	2.0	1.5	800	$1,800	$2.25	17d	1	1.04mi
4453 Provincetown Dr Country Club Hills, IL	3.0	2.5	1300	$2,500	$1.92	0d	1	1.30mi
1153 Williamsburg Rd Country Club Hills, IL	2.0	1.5	1216	$1,900	$1.56	0d	1	1.34mi
1933 Hickory Rd Homewood, IL	1.0	1.0	850	$1,550	$1.82	22d	1	1.35mi
1933 Hickory Rd Unit 1937-C Homewood, IL	1.0	1.0	850	$1,550	$1.82	20d	1	1.36mi
17561 Hillside Ave Homewood, IL	3.0	1.0	1174	$2,500	$2.13	18d	1	1.36mi
17561 Hillside Ave Homewood, IL	3.0	1.0	1174	$2,300	$1.96	0d	1	1.36mi
17984 Amherst Ct Country Club Hills, IL	2.0	1.0	1000	$1,900	$1.90	0d	1	1.39mi
2256 Windsor Ln Country Club Hills, IL	3.0	1.0	1212	$2,250	$1.86	0d	1	1.47mi

HOA detail condo

• Monthly dues: $303 · $3,636/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-21
   days on market $184,900 Active 228 DOM
2. 2026-06-18
   days on market $184,900 Active 225 DOM
3. 2026-06-17
   days on market $184,900 Active 224 DOM
4. 2026-06-16
   days on market $184,900 Active 223 DOM
5. 2026-06-15
   days on market $184,900 Active 222 DOM
6. 2026-06-13
   days on market $184,900 Active 220 DOM
7. 2026-06-09
   days on market $184,900 Active 216 DOM
8. 2026-06-08
   days on market $184,900 Active 215 DOM
9. 2026-06-07
   days on market $184,900 Active 214 DOM
10. 2026-06-04
    days on market $184,900 Active 211 DOM
11. 2026-06-03
    days on market $184,900 Active 210 DOM
12. 2026-06-02
    days on market $184,900 Active 209 DOM
13. 2026-06-01
    days on market $184,900 Active 208 DOM
14. 2026-05-31
    days on market $184,900 Active 207 DOM
15. 2025-12-30
    price $184,900
16. 2025-11-24
    price $189,900
17. 2025-11-05
    listed $194,900 Active
18. 2014-09-19
    soldstatus $51,000 Closed Sale 389-char remark

    Show marketing remark (389 chars)

    CUTE FIRST FLOOR CONDO. THIS 2 BEDROOM, 2 BATH UNIT HAS NEW CARPET, FRESH PAINT, IN UNIT LAUNDRY AREA AND 1 CAR GARAGE. SHOPPING AND TRANSPORTATION NEARBY. SOLD AS-IS. TAXES PRORATED AT 100%. BUYER RESPONSIBLE FOR INSPECTIONS, REPAIR, TERMITE, AS NEEDED. PREAPPROVAL OR PROOF OF FUNDS REQUIRED WITH OFFERS. SPECIAL ADDENDUM AFTER ACCEPTANCE. Building is believed to be FHA Approved.

19. 2014-08-12
    status Pending 389-char remark

    Show marketing remark (389 chars)

    CUTE FIRST FLOOR CONDO. THIS 2 BEDROOM, 2 BATH UNIT HAS NEW CARPET, FRESH PAINT, IN UNIT LAUNDRY AREA AND 1 CAR GARAGE. SHOPPING AND TRANSPORTATION NEARBY. SOLD AS-IS. TAXES PRORATED AT 100%. BUYER RESPONSIBLE FOR INSPECTIONS, REPAIR, TERMITE, AS NEEDED. PREAPPROVAL OR PROOF OF FUNDS REQUIRED WITH OFFERS. SPECIAL ADDENDUM AFTER ACCEPTANCE. Building is believed to be FHA Approved.

20. 2014-07-23
    listed $52,900 New 389-char remark

    Show marketing remark (389 chars)

    CUTE FIRST FLOOR CONDO. THIS 2 BEDROOM, 2 BATH UNIT HAS NEW CARPET, FRESH PAINT, IN UNIT LAUNDRY AREA AND 1 CAR GARAGE. SHOPPING AND TRANSPORTATION NEARBY. SOLD AS-IS. TAXES PRORATED AT 100%. BUYER RESPONSIBLE FOR INSPECTIONS, REPAIR, TERMITE, AS NEEDED. PREAPPROVAL OR PROOF OF FUNDS REQUIRED WITH OFFERS. SPECIAL ADDENDUM AFTER ACCEPTANCE. Building is believed to be FHA Approved.

21. 2013-01-16
    historical
22. 2012-12-24
    historical Contingent
23. 2012-12-22
    listed New
24. 2010-10-30
    historical
25. 2010-02-03
    listed New
26. 1999-09-02
    soldstatus $102,000

ⓘ 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: $4,119 · $343/mo
• Projected year-2 tax: $4,158 · $347/mo
• Expected delta: +$39/yr (+$3/mo · 0.9%)

ⓘ 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 4/10 Moderate 7 d/yr ≥101°F today · 16 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: $26,592
• − Mortgage interest: −$10,357
• − Property taxes: −$4,119
• − Insurance: −$924
• − Repairs & maintenance: −$2,127
• − Management: −$2,127
• − HOA: −$3,636
• − Depreciation: −$5,379
• Taxable loss: −$2,079
• Est. tax savings @ 24.0%: +$499
• After-tax cash flow: $1,191/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 — Homewood

• Score: 81/100
• State rank: #81
• US rank: #1314

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Homewood, IL
• City population: 19,993
• Population (ZIP): 19,993

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 0.62)
• Race & ethnicity: Black 44% White 42% Hispanic / Latino 9% Two or more races 6% Asian 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Romanian 5% Iranian 2% Italian 2%
• Foreign-born: 6% · Canada, Dominican Republic
• Languages at home: 91% English-only · Spanish 5% Russian/Polish/Slavic 1% German/W. Germanic 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: ▼ -105.00%
• Current HPI: 222.2923
• 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

+81.3% since first listed

12 events — show timeline

• 2025-12-30 Price Changed $184,900 MRED as Distributed by MLS Grid
• 2025-11-24 Price Changed $189,900 MRED as Distributed by MLS Grid
• 2025-11-05 Listed $194,900 MRED as Distributed by MLS Grid
• 2014-09-19 Sold (MLS) $51,000 MRED as Distributed by MLS Grid
• 2014-08-12 Pending — MRED as Distributed by MLS Grid
• 2014-07-23 Listed $52,900 MRED as Distributed by MLS Grid
• 2013-01-16 Listing Removed — MRED as Distributed by MLS Grid
• 2012-12-24 Contingent — MRED as Distributed by MLS Grid
• 2012-12-22 Listed — MRED as Distributed by MLS Grid
• 2010-10-30 Listing Removed — MRED as Distributed by MLS Grid
• 2010-02-03 Listed — MRED as Distributed by MLS Grid
• 1999-09-02 Sold (Public Records) $102,000 Public Records

Property tax history

+1.0%/yr

Latest (2023): $4,119 · +42.3% YoY. Source: county tax records.