734 Campbell Ave · Chicago Heights, IL 60411

$185,000

3 bd · 1.0 ba · 1,310 sqft · SingleFamily public records · 6 Days on market

Built 1955 Est $227k · 18% 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).

• ARV discount +15.0/15.0
• Cash flow +14.8/30.0
• 1% rule +4.8/10.0
• DSCR +4.5/10.0
• 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

ALL BRICK 3 Bedroom Ranch in PRIME Chicago Heights LOCATION!! Well Built and Well Maintained by long time owner!! Light and Bright and lots of space with OVER 1,300 Square Ft on the Main Level and a full basement too! HARDWOOD FLOORS under carpeting, LARGE Eat-in Kitchen with original, but PRISTINE CABINETS, Screened Porch attached to the garage and so much more! This home is being sold 'AS IS'.

Key facts

• Screened porch
• Eat-in kitchen
• Hardwood floors

Tags

• BRICK RANCH
• PRIME CHICAGO HEIGHTS LOCATION
• HARDWOOD FLOORS
• EAT-IN KITCHEN
• SCREENED PORCH

Property features AI

Finance

• Other: Property assessed/living area source: Assessor; Not rebuilt or rehabilitated
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage (1 garage space, 1 total parking space)
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; One-story layout; Fee simple ownership; Built prior to 1978 (age estimated 71–80 years); Brick exterior
• Construction: Brick construction
• Exterior features: Lot dimensions approximately 55 x 118 x 79 x 128; Lot is less than 0.25 acre

Interior

• Kitchen: Eating area with table space; Pantry/closet; Range; Dishwasher; Refrigerator
• Bedrooms: Master bedroom on the main floor (approx. 10 x 14); Bedroom on the main floor (approx. 10 x 10); Bedroom on the main floor (approx. 10 x 12)
• Flooring: Carpet in living room, dining room and bedrooms; Vinyl flooring in the kitchen
• Bathrooms: One full bathroom on the main floor
• Heating & cooling: Natural gas forced air heating; Central air conditioning
• Interior features: First-floor bedroom; First-floor full bathroom; Combined dining and living room; Unfinished full basement
• Laundry & utility: Basement laundry room (approx. 10 x 10)

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 $52 ($629/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $182k (1.6% below list).
• Recommended offer: $182k (1.6% below list) — sets the bar for 1% rule.

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-, crime F, amenities 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.
• Zoned schools: Chicago Heights Middle School (math 9% / reading 24%, grade F, #482 of 665 statewide, top 73%, 940 students, 0% FRL); Bloom High School (math 7% / reading 8%, grade F, #589 of 693 statewide, top 86%, 1,737 students, 0% FRL).
• Market conditions: Rents rising fast (+6.5%/yr); 224 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 13d 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 35% 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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $100k; list at $185k implies a 85% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $182,024 (1.6% below list)

Questions for the listing agent

1. Built in 1955 — 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: 0.98% ✗
• Cap rate: 6.63%
• Cash-on-cash: 1.21%
• DSCR: 1.05
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $226,630
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
702 Willow Dr	0.10mi	3/2.0	1,249 (-5%)	3mo	$235,000	$188	81
606 De Angelis Ct	0.16mi	3/2.0	1,394 (+6%)	0mo	$172,000	$123	77
834 N Maple Dr	0.27mi	3/2.0	1,249 (-5%)	1mo	$185,000	$148	75
733 Ashland Ave	0.08mi	3/1.5	1,143 (-13%)	4mo	$200,000	$175	70
167 Kingston Pl	0.41mi	3/1.5	1,385 (+6%)	2mo	$215,000	$155	68
333 Homewood Ct	0.75mi	3/1.5	1,270 (-3%)	0mo	$255,000	$201	58
607 Enterprise Rd	0.63mi	3/2.5	1,265 (-3%)	2mo	$160,000	$126	58
178 W Normandy Dr	0.71mi	3/1.5	1,269 (-3%)	4mo	$195,000	$154	57
542 Winston Ln	0.62mi	3/2.0	1,387 (+6%)	2mo	$215,000	$155	56
319 N Bradley Dr	0.52mi	3/2.0	1,176 (-10%)	0mo	$250,000	$213	54
168 W Normandy Dr	0.71mi	4/2.0 (+1)	1,350 (+3%)	1mo	$258,000	$191	52
86 Broadway Ave	0.62mi	3/1.0	1,113 (-15%)	1mo	$192,500	$173	46

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: -10.2%
• Equity multiple: 0.61×
• Total profit: $-19,952
• Equity at exit: $27,584

10-year hold

• IRR: 3.7%
• Equity multiple: 1.32×
• Total profit: $16,378
• 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 60411

• Home prices YoY: -33.9%
• Rents YoY: 6.5%
• Active inventory: 224
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,820 high
• Mortgage (P&I): −$970
• Tax from tax record: −$338 /mo · $4,060/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $52

Break-even live

Break-even rent $1,754

Max offer price $185,000

Occupancy floor 92%

Sensitivity live

Price	-10% $157	-5% $105	+0% $52	+5% $0	+10% $-52
Rent	-10% $-91	-5% $-20	+0% $52	+5% $124	+10% $196
Rate	-1.0pp $146	-0.5pp $99	base $52	+0.5pp $4	+1.0pp $-44

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 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
398 W Lincoln Hwy Unit 4 Chicago Heights, IL	3.0	2.0	1200	$1,850	$1.54	0d	1	0.89mi
1267 Division St Unit 1267 Chicago Heights, IL	3.0	1.5	1200	$1,500	$1.25	3d	1	0.92mi
41 W 14th Pl Unit 1 Chicago Heights, IL	3.0	1.0	1250	$1,750	$1.40	13d	1	1.02mi
83 W 15th St #1 Chicago Heights, IL	3.0	1.0	1050	$1,500	$1.43	5d	1	1.03mi
1203 Emerald Ave Unit 1 Chicago Heights, IL	3.0	1.0	1200	$1,550	$1.29	0d	1	1.14mi
531 Wallace St Chicago Heights, IL	3.0	1.0	1100	$2,000	$1.82	7d	1	1.18mi
1631 Buena Vista Ave Unit 2 Chicago Heights, IL	4.0	1.0	1200	$1,900	$1.58	26d	1	1.21mi
370 E 17th St Chicago Heights, IL	3.0	1.0	1058	$2,600	$2.46	18d	1	1.25mi
1665 Buena Vista Ave Unit 3 Chicago Heights, IL	4.0	1.0	1700	$1,800	$1.06	20d	1	1.27mi
1667 Buena Vista Ave Unit 1st floor Chicago Heights, IL	2.0	1.0	1300	$1,525	$1.17	26d	1	1.28mi
417 W Hickory St Unit 2 Chicago Heights, IL	3.0	1.0	900	$1,800	$2.00	22d	1	1.31mi
432 Hickory St Unit 2 Chicago Heights, IL	3.0	1.0	1200	$1,800	$1.50	22d	1	1.36mi
63 Hickory St Unit 2 Chicago Heights, IL	3.0	1.0	900	$1,700	$1.89	26d	1	1.36mi
436 W Hickory St Unit Na Chicago Heights, IL	3.0	1.0	1091	$1,800	$1.65	0d	1	1.36mi
444 Hickory St Unit 2A Chicago Heights, IL	3.0	1.0	900	$1,695	$1.88	0d	1	1.36mi

Listing history 5 events

1. 2026-06-21
   days on market $185,000 Active 6 DOM
2. 2026-06-18
   days on market $185,000 Active 3 DOM
3. 2026-06-17
   days on market $185,000 Active 2 DOM
4. 2026-06-15
   remarks 398-char remark
5. 2026-06-15
   listed $185,000 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: $4,060 · $338/mo
• Projected year-2 tax: $4,130 · $344/mo
• Expected delta: +$70/yr (+$6/mo · 1.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 21% 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,843
• − Mortgage interest: −$10,363
• − Property taxes: −$4,060
• − Insurance: −$925
• − Repairs & maintenance: −$1,747
• − Management: −$1,747
• − Depreciation: −$5,382
• Taxable loss: −$2,382
• Est. tax savings @ 24.0%: +$572
• After-tax cash flow: $1,200/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

+85.0% since first listed

2 events — show timeline

• 2026-06-15 Listed $185,000 MRED as Distributed by MLS Grid
• 2001-07-13 Sold (Public Records) $100,000 Public Records

Property tax history

+1.9%/yr

Latest (2023): $4,060 · +34.8% YoY. Source: county tax records.