201 W 10th St · Chicago Heights, IL 60411

$126,000

3 bd · 1.0 ba · 909 sqft · SingleFamily public records · 8 Days on market

Built 1953 0.33 ac lot Est $157k · 20% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• Rent growth +4.1/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

WELL-MAINTAINED 3 BEDROOM FRAME RANCH WITH A BRICK FIREPLACE, FORMAL DINING ROOM, SPACIOUS FENCED IN YARD, AND ATTACHED GARAGE! BUYER TO TAKE ON CITY REPAIRS & PUT UP ESCROW IF REQUIRED. NO DISCLOSURES, NO SURVEY OR TERMITE PROVIDED. PRESENT DETAILED PRE-QUAL OR PROOF OF FUNDS WITH OFFER. EM CERTIFIED FUNDS ONLY.

Key facts

• One story layout
• Massive backyard
• Oversized lot

Tags

• ONE STORY LAYOUT
• OVERSIZED LOT
• MASSIVE BACKYARD
• SOLID RESIDENTIAL LOCATION

Property features AI

Finance

• HOA & community: No master association fee required

Exterior

• Parking: Attached garage (1 garage space, 1 total parking space)
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; One-story residence; Fee simple ownership; Living area is estimated; Built before 1978
• Construction: Frame construction
• Exterior features: Lot dimensions approximately 80 x 180; Lot around one-quarter to one-half acre

Interior

• Kitchen: Kitchen on the main level (approx. 10 x 12)
• Bedrooms: Three bedrooms (all on the main level); Master bedroom on the main level (approx. 14 x 14); Second bedroom on the main level (approx. 12 x 12); Third bedroom on the main level (approx. 10 x 10)
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heating with forced air
• Interior features: Seven 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 $126k.

Deal economics

• At list price, monthly cash flow is $610 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $126k).
• Cap rate 12.1% vs local median 6.4% in Chicago Heights — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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-, schools F, crime F.
• Bloom Twp Hsd 206 (suburban): math 8% / reading 9% proficiency, ranked #591 of 620 in IL (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+6.5%/yr); 222 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 8d 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 ($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 $871 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.5% rent growth), your $35k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 16y 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 $38k; list at $126k implies a 232% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,000

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. 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?
5. 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.
6. 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.
7. 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: 1.49% ✓
• Cap rate: 12.10%
• Cash-on-cash: 20.76%
• DSCR: 1.92
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $157,257
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
270 W 10th St	0.18mi	2/1.0 (-1)	910 (+0%)	4mo	$172,000	$189	83
255 Crescent Dr	0.16mi	3/2.0	900 (-1%)	20mo	$162,000	$180	70
1005 Ashland Ave	0.24mi	2/1.0 (-1)	869 (-4%)	11mo	$175,000	$201	67
920 Theresa Ln	0.18mi	2/1.0 (-1)	1,014 (+12%)	0mo	$190,000	$187	67
385 W 14th Pl	0.71mi	3/1.0	912 (+0%)	16mo	$159,900	$175	53
345 W Joe Orr Rd	0.65mi	2/1.0 (-1)	867 (-5%)	9mo	$150,000	$173	49
1131 Ashland Ave	0.35mi	2/1.0 (-1)	800 (-12%)	13mo	$115,000	$144	48
639 Coolidge St	0.64mi	2/1.0 (-1)	1,008 (+11%)	2mo	$110,000	$109	45
293 W 15th St	0.66mi	2/1.5 (-1)	832 (-8%)	5mo	$133,900	$161	44
43 E 13th St	0.67mi	2/1.0 (-1)	866 (-5%)	15mo	$63,000	$73	43
277 W 15th St	0.65mi	4/2.0 (+1)	1,005 (+11%)	14mo	$167,000	$166	31
1313 Vincennes Ave	0.69mi	2/1.0 (-1)	800 (-12%)	16mo	$130,000	$163	30

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: 17.0%
• Equity multiple: 1.72×
• Total profit: $25,272
• Equity at exit: $18,787

10-year hold

• IRR: 27.9%
• Equity multiple: 3.89×
• Total profit: $102,116
• Equity at exit: $10,894

Cash invested: $35,280 (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: 5.6×

Monthly cashflow live

• Estimated rent: $1,875 high
• Mortgage (P&I): −$661
• Tax est. 1.5%: −$158 /mo · $1,890/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $610

Break-even live

Break-even rent $1,102

Max offer price $126,000

Occupancy floor 62%

Sensitivity live

Price	-10% $697	-5% $654	+0% $610	+5% $567	+10% $523
Rent	-10% $462	-5% $536	+0% $610	+5% $684	+10% $758
Rate	-1.0pp $674	-0.5pp $642	base $610	+0.5pp $578	+1.0pp $544

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: $31,500
• Closing costs: $3,780
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
83 W 15th St #1 Chicago Heights, IL	3.0	1.0	1050	$1,500	$1.43	4d	1	0.71mi
370 E 17th St Chicago Heights, IL	3.0	1.0	1058	$2,600	$2.46	17d	1	1.03mi
63 Hickory St Unit 2 Chicago Heights, IL	3.0	1.0	900	$1,700	$1.89	25d	1	1.04mi
417 W Hickory St Unit 2 Chicago Heights, IL	3.0	1.0	900	$1,800	$2.00	21d	1	1.12mi
531 Wallace St Chicago Heights, IL	3.0	1.0	1100	$2,000	$1.82	5d	1	1.12mi
436 W Hickory St Unit Na Chicago Heights, IL	3.0	1.0	1091	$1,800	$1.65	2d	1	1.17mi
444 Hickory St Unit 2A Chicago Heights, IL	3.0	1.0	900	$1,695	$1.88	2d	1	1.18mi
41 E Main St Unit 2 Chicago Heights, IL	2.0	1.0	1000	$1,550	$1.55	8d	1	1.34mi

Listing history 50 events

1. 2026-06-18
   days on market $126,000 Active 8 DOM
2. 2026-06-17
   days on market $126,000 Active 7 DOM
3. 2026-06-16
   days on market $126,000 Active 6 DOM
4. 2026-06-15
   days on market $126,000 Active 5 DOM
5. 2026-06-13
   days on market $126,000 Active 3 DOM
6. 2026-06-13
   days on marketlisting id $126,000 Active 2 DOM
7. 2026-06-09
   days on market $126,000 Active 26 DOM
8. 2026-06-08
   days on market $126,000 Active 25 DOM
9. 2026-06-07
   pricedays on market $126,000 Active 24 DOM
10. 2026-06-04
    days on market $130,000 Active 21 DOM
11. 2026-06-03
    days on market $130,000 Active 20 DOM
12. 2026-06-02
    days on market $130,000 Active 19 DOM
13. 2026-06-01
    days on market $130,000 Active 18 DOM
14. 2026-05-31
    days on market $130,000 Active 17 DOM
15. 2026-05-14
    listed $130,000 Active
16. 2026-04-03
    historical $2,146
17. 2026-03-27
    price $2,146
18. 2026-03-18
    price $2,251
19. 2026-03-15
    listed $2,436
20. 2025-10-17
    historical $2,105
21. 2025-10-10
    price $2,105
22. 2025-10-04
    price $2,220
23. 2025-09-26
    price $2,385
24. 2025-09-19
    price $2,470
25. 2025-09-12
    price $2,505
26. 2025-09-05
    price $2,555
27. 2025-08-29
    price $2,605
28. 2025-08-22
    price $2,630
29. 2025-07-19
    listed $2,655
30. 2024-03-06
    historical $1,595
31. 2024-03-05
    historical $1,595
32. 2024-03-02
    price $1,595
33. 2024-03-02
    price $1,595
34. 2024-02-27
    price $1,625
35. 2024-02-27
    price $1,625
36. 2024-02-24
    listed $1,645
37. 2024-02-24
    listed $1,645
38. 2024-02-18
    historical $1,645
39. 2024-02-16
    historical $1,645
40. 2024-02-14
    price $1,645
41. 2024-02-13
    price $1,645
42. 2024-02-07
    listed $1,815
43. 2024-02-07
    listed $1,815
44. 2023-07-22
    historical $1,815
45. 2023-07-20
    historical $1,815
46. 2023-07-17
    price $1,815
47. 2023-07-14
    price $1,815
48. 2013-04-10
    soldstatus $38,000 Closed Sale 318-char remark

    Show marketing remark (318 chars)

    WELL-MAINTAINED 3 BEDROOM FRAME RANCH WITH A BRICK FIREPLACE, FORMAL DINING ROOM, SPACIOUS FENCED IN YARD, AND ATTACHED GARAGE! BUYER TO TAKE ON CITY REPAIRS & PUT UP ESCROW IF REQUIRED. NO DISCLOSURES, NO SURVEY OR TERMITE PROVIDED. PRESENT DETAILED PRE-QUAL OR PROOF OF FUNDS WITH OFFER. EM CERTIFIED FUNDS ONLY.

49. 2013-03-04
    status Pending 318-char remark

    Show marketing remark (318 chars)

    WELL-MAINTAINED 3 BEDROOM FRAME RANCH WITH A BRICK FIREPLACE, FORMAL DINING ROOM, SPACIOUS FENCED IN YARD, AND ATTACHED GARAGE! BUYER TO TAKE ON CITY REPAIRS & PUT UP ESCROW IF REQUIRED. NO DISCLOSURES, NO SURVEY OR TERMITE PROVIDED. PRESENT DETAILED PRE-QUAL OR PROOF OF FUNDS WITH OFFER. EM CERTIFIED FUNDS ONLY.

50. 2013-02-28
    price $41,000 Price Change 318-char remark

    Show marketing remark (318 chars)

    WELL-MAINTAINED 3 BEDROOM FRAME RANCH WITH A BRICK FIREPLACE, FORMAL DINING ROOM, SPACIOUS FENCED IN YARD, AND ATTACHED GARAGE! BUYER TO TAKE ON CITY REPAIRS & PUT UP ESCROW IF REQUIRED. NO DISCLOSURES, NO SURVEY OR TERMITE PROVIDED. PRESENT DETAILED PRE-QUAL OR PROOF OF FUNDS WITH OFFER. EM CERTIFIED FUNDS ONLY.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 70% 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,497
• − Mortgage interest: −$7,058
• − Property taxes: −$1,890
• − Insurance: −$630
• − Repairs & maintenance: −$1,800
• − Management: −$1,800
• − Depreciation: −$3,665
• Taxable income: $5,654
• Est. tax owed @ 24.0%: −$1,357
• After-tax cash flow: $5,966/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: Bloom Twp Hsd 206
• NCES district ID: 1706420
• Math proficiency: 8% ▼ -3.00%
• Reading proficiency: 9% ▼ -8.00%
• Median HH income: $39,795
• Composite: 7.4/100
• National rank: #9952
• State rank: #591 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

+168.0% since first listed

40 events — show timeline

• 2026-05-14 Listed $130,000 MRED as Distributed by MLS Grid
• 2026-04-03 Rental Removed $2,146 RENTLY
• 2026-03-27 Price Changed $2,146 RENTLY
• 2026-03-18 Price Changed $2,251 RENTLY
• 2026-03-15 Listed for Rent $2,436 RENTLY
• 2025-10-17 Rental Removed $2,105 RENTLY
• 2025-10-10 Price Changed $2,105 RENTLY
• 2025-10-04 Price Changed $2,220 RENTLY
• 2025-09-26 Price Changed $2,385 RENTLY
• 2025-09-19 Price Changed $2,470 RENTLY
• 2025-09-12 Price Changed $2,505 RENTLY
• 2025-09-05 Price Changed $2,555 RENTLY
• 2025-08-29 Price Changed $2,605 RENTLY
• 2025-08-22 Price Changed $2,630 RENTLY
• 2025-07-19 Listed for Rent $2,655 RENTLY
• 2024-03-06 Rental Removed $1,595 RENTLY
• 2024-03-05 Rental Removed $1,595 RENT.
• 2024-03-02 Price Changed $1,595 RENT.
• 2024-03-02 Price Changed $1,595 RENTLY
• 2024-02-27 Price Changed $1,625 RENTLY
• 2024-02-27 Price Changed $1,625 RENT.
• 2024-02-24 Listed for Rent $1,645 RENTLY
• 2024-02-24 Listed for Rent $1,645 RENT.
• 2024-02-18 Rental Removed $1,645 RENTLY
• 2024-02-16 Rental Removed $1,645 RENT.
• 2024-02-14 Price Changed $1,645 RENT.
• 2024-02-13 Price Changed $1,645 RENTLY
• 2024-02-07 Listed for Rent $1,815 RENTLY
• 2024-02-07 Listed for Rent $1,815 RENT.
• 2023-07-22 Rental Removed $1,815 RENTLY
• 2023-07-20 Rental Removed $1,815 RENT.
• 2023-07-17 Price Changed $1,815 RENTLY
• 2023-07-14 Price Changed $1,815 RENT.
• 2013-04-10 Sold (MLS) $38,000 MRED as Distributed by MLS Grid
• 2013-03-04 Pending — MRED as Distributed by MLS Grid
• 2013-02-28 Price Changed $41,000 MRED as Distributed by MLS Grid
• 2013-01-31 Listed $48,500 MRED as Distributed by MLS Grid
• 2011-06-07 Listing Removed — MRED as Distributed by MLS Grid
• 2011-04-20 Contingent — MRED as Distributed by MLS Grid
• 2010-04-18 Listed — MRED as Distributed by MLS Grid

Property tax history

+7.7%/yr

Latest (2023): $8,495 · +130.9% YoY. Source: county tax records.