11619 S Sacramento Dr · Merrionette Park, IL 60803

$185,000

3 bd · 1.0 ba · 1,130 sqft · SingleFamily public records · 28 Days on market

Built 1953 6,098 sqft lot $164/sqft · 21% below area Est $233k · 21% under

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Why this score? — see what drove the C+ 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 +21.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• 1% rule +5.9/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

HERE IS AN OPPORTUNITY TO OWN THIS BRICK RANCH IN QUIET SECTION OF MERRIONETTE PARK. THE HOUSE NEEDS UPDATING BUT THAT IS REFLECTED IN THE LIST PRICE. THE FURNACE AND HOT WATER HEATER ARE ABOUT 10 YEARS OLD. NICE SIZE ROOMS THROUGHOUT THE HOUSE; A TOTAL OF 1130 SQUARE FEET. THE DETACHED GARAGE IS ONLY A FEW MONTHS OLD AND HAS HARDLY BEEN USED. THE TAXES ARE $3106 AND CURRENTLY INCLUDE A HOMEOWNERS EXEMPTION ($982) AND A SENIOR EXEMPTION ($786). ELECTRIC FIREPLACE IN LIVING ROOM. THIS IS AN ESTATE SALE AND IS BEING SOLD "AS-IS". CASH OR STRONG CONVENTIONAL/REHAB LOANS ONLY.

Key facts

• Electric fireplace
• Brick ranch
• Detached garage

Tags

• BRICK RANCH
• DETACHED GARAGE
• ELECTRIC FIREPLACE

Property features AI

Finance

• Other: Parcel number available
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage (garage owned); Side driveway; One total parking/garage space
• Utilities: Water service from Lake Michigan; Public sewer and storm sewer; Electric service with fuses
• Home design: Detached single-family ranch, one story; Fee simple ownership; Facing or entry direction not specified
• Construction: Brick construction; Asphalt roof; Concrete perimeter foundation; Built roughly 71–80 years ago; Built before 1978
• Exterior features: Lot dimensions approximately 42 x 150; Lot under 0.25 acre; Street lights, sidewalks, curbs, and paved streets; Park and tennis courts nearby; Served by commuter bus and train; school bus service

Interior

• Kitchen: Kitchen with eating area/table space (12 x 9); Refrigerator
• Bedrooms: Master bedroom on main level (13 x 11); Two additional main-level bedrooms (12 x 10 and 12 x 8)
• Flooring: Carpet in living room, master and two bedrooms; Vinyl flooring in kitchen and laundry
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heat
• Interior features: Five total rooms; Unfinished attic; Dining area combined with living room; Window treatments on all main rooms
• Laundry & utility: Main-level laundry (13 x 7) with gas dryer hookup, in-unit washer and dryer, and common-area access; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $288 ($3k/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: $182k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 80/100 on livability (#104 in IL, #1,695 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, cost of living A+; Watch: amenities D+, employment D+, schools F.
• 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.
• Market conditions: 43 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).
• This rent runs 36% of the median local income ($67k/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

• It's been on market 28 days — a 2% lower offer ($182k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $182,225 (1.5% below list)

Questions for the listing agent

1. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.09% ✓
• Cap rate: 8.16%
• Cash-on-cash: 6.66%
• DSCR: 1.30
• GRM: 7.7

CMA / ARV

• ARV (median comp): $233,491
• List price: $185,000
• Delta: -20.77%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11619 S Sacramento Dr	0.00mi	3/1.0	1,130 (0%)	0mo	$170,000	$150	100
11214 S Sacramento Ave	0.51mi	3/1.0	1,136 (+0%)	1mo	$290,000	$255	74
11458 S Washtenaw Ave	0.43mi	3/2.0	1,199 (+6%)	2mo	$318,000	$265	64
11326 S Troy St	0.40mi	3/1.0	1,028 (-9%)	3mo	$283,000	$275	64
11214 S Sawyer Ave	0.59mi	3/2.0	1,100 (-3%)	1mo	$400,000	$364	63
3161 W Park Lane Dr	0.23mi	2/1.0 (-1)	986 (-13%)	3mo	$235,000	$238	61
11419 S Fairfield Ave	0.44mi	4/2.0 (+1)	1,246 (+10%)	1mo	$340,000	$273	52
11304 S Saint Louis Ave	0.74mi	3/2.0	1,188 (+5%)	2mo	$405,000	$341	51
3343 W 112th Pl	0.64mi	2/2.0 (-1)	1,217 (+8%)	1mo	$290,000	$238	47
2560 W 119th St	0.63mi	4/2.0 (+1)	1,029 (-9%)	4mo	$310,000	$301	44
3243 W 112th Pl	0.56mi	4/2.0 (+1)	1,258 (+11%)	4mo	$455,500	$362	43
11249 S Homan Ave	0.64mi	3/3.0	1,286 (+14%)	1mo	$470,000	$365	38

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: -6.0%
• Equity multiple: 0.78×
• Total profit: $-11,622
• Equity at exit: $27,584

10-year hold

• IRR: 3.6%
• Equity multiple: 1.26×
• Total profit: $13,640
• Equity at exit: $15,995

Cash invested: $51,800 (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 60803

• Home prices YoY: -32.3%
• Active inventory: 43
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,011 high
• Mortgage (P&I): −$970
• Tax from tax record: −$254 /mo · $3,049/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $288

Break-even live

Break-even rent $1,647

Max offer price $185,000

Occupancy floor 81%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3177 W 115th St Unit 3W Merrionette Park, IL	2.0	1.0	900	$1,600	$1.78	1d	1	0.24mi
11706 S Artesian Ave Chicago, IL	3.0	2.5	1299	$3,400	$2.62	1d	1	0.71mi
3621 W 119th St Alsip, IL	1.0–2.0	1.0	800	$1,525	$1.91	1d	4	0.86mi
3700 W 119th St Unit 3700-3C Alsip, IL	2.0	1.0	730	$1,595	$2.18	1d	1	0.93mi
2524 W 109th Pl Chicago, IL	3.0	1.0	1350	$2,600	$1.93	1d	1	1.05mi
2336 W 122nd St Unit 2 Alsip, IL	3.0	1.0	1100	$1,900	$1.73	7d	1	1.06mi
2336 122nd St Unit 2 Blue Island, IL	3.0	1.0	1340	$1,900	$1.42	20d	1	1.10mi
2130 122nd St Blue Island, IL	2.0	1.0	558	$1,450	$2.60	1d	1	1.31mi
12710 Elm St Unit 2B Blue Island, IL	3.0	2.0	900	$1,850	$2.06	1d	1	1.45mi
11118 S Homewood Ave Chicago, IL	2.0	1.0	850	$2,650	$3.12	1d	3	1.46mi
11720 S Kedvale Ave Alsip, IL	3.0	1.0	1100	$2,200	$2.00	19d	1	1.47mi

Listing history 5 events

1. 2026-05-15
   price $185,000 597-char remark
2. 2026-05-05
   price $199,000 597-char remark
3. 2026-04-23
   listed $210,000 Active 597-char remark
4. 1983-04-28
   soldstatus $51,000
5. 1983-02-01
   soldstatus $51,000

ⓘ 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: $3,049 · $254/mo
• Projected year-2 tax: $3,624 · $302/mo
• Expected delta: +$575/yr (+$48/mo · 18.9%)

ⓘ 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 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: $24,134
• − Mortgage interest: −$10,363
• − Property taxes: −$3,049
• − Insurance: −$925
• − Repairs & maintenance: −$1,931
• − Management: −$1,931
• − Depreciation: −$5,382
• Taxable income: $554
• Est. tax owed @ 24.0%: −$133
• After-tax cash flow: $3,317/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 — Merrionette Park

• Score: 80/100
• State rank: #104
• US rank: #1695

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Merrionette Park, IL
• County: Cook County · 4,486,803 people
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 22,106
• Household income: $67,014
• Rent vs Own: 33.6% rent · 66.4% own
• Severe rent burden: 683.0

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 0.67)
• Race & ethnicity: White 47% Hispanic / Latino 28% Black 19% Two or more races 11% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 25% Puerto Rican 1%
• Common ancestry: Romanian 10% Iranian 1% Lithuanian 1%
• Foreign-born: 10% · Canada, Vietnam
• Languages at home: 77% English-only · Spanish 19% Russian/Polish/Slavic 1% Arabic 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: ▼ -110.48%
• Current HPI: 231.175
• 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

+233.3% since first listed

7 events — show timeline

• 2026-06-11 Sold (MLS) $170,000 MRED as Distributed by MLS Grid
• 2026-05-21 Pending — MRED as Distributed by MLS Grid
• 2026-05-15 Price Changed $185,000 MRED as Distributed by MLS Grid
• 2026-05-05 Price Changed $199,000 MRED as Distributed by MLS Grid
• 2026-04-23 Listed $210,000 MRED as Distributed by MLS Grid
• 1983-04-28 Sold (Public Records) $51,000 Public Records
• 1983-02-01 Sold (Public Records) $51,000 Public Records

Property tax history

+1.7%/yr

Latest (2023): $3,049 · +52.3% YoY. Source: county tax records.