19201 Elm Dr #141 · Country Club Hills, IL 60478

$125,000

3 bd · 2.0 ba · 1,000 sqft · Condo · 54 Days on market

Built 1973 $245/mo HOA · 10% of rent

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Attractive updated property located in Tierra Grande Courts. This property is move in ready for your client. This adorable unit has 3 bedrooms, 2 full bathrooms, new laminate floors, carpet and lighting. The charming kitchen offers a new countertop. Washer/Dryer located in unit. Enjoy the beautiful side patio off the dining room, perfect for gatherings. Association amenities include, pool, tennis courts and club house. Seller providing a $500 credit for the refrigerator. Please bring your approved or cash buyers to this amazing condo.

Key facts

• $245 HOA
• Garage
• Built 1973

Property features AI

Finance

• Other: Subdivision: Tierra Grande Courts; Located in Country Club Hills (Thornton township)
• Financial info: Special service area not required
• HOA & community: Monthly association fee of $245; Association covers insurance, clubhouse, exterior maintenance, lawn care and snow removal; Pets allowed (dogs OK; max pet weight listed as 999)

Exterior

• Parking: Attached garage (1 garage space; 1 total parking space); Garage owned
• Utilities: Public water; Public sewer
• Home design: Attached single (condo) property; Entry level: 1; Part of a 4-unit building
• Construction: Built approximately 51–60 years ago; Aluminum and vinyl siding; Built before 1978
• Exterior features: Common lot; School bus service

Interior

• Kitchen: Kitchen on main level (10 x 10) with wood laminate flooring
• Bedrooms: 3 bedrooms total; Master bedroom on main level (full bath attached); Additional bedrooms on main level (12 x 9; 11 x 9)
• Flooring: Carpet in bedrooms and master; Wood laminate in living room, dining room and kitchen
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: 6 total rooms; Dining room combined with living room; Family room; Living room (main level)
• Laundry & utility: In-unit laundry on main level (5 x 8)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $125k.

Deal economics

• At list price, monthly cash flow is $472 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.8% vs local median 6.7% in Country Club Hills — 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 75/100 on livability (#212 in IL, #3,963 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime D+, health & safety D+, schools F.
• Rich Twp Hsd 227 (suburban): math 5% / reading 12% proficiency, ranked #577 of 620 in IL (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 91 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 0d 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 $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 12y ago; this cycle's ask is 213% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $27k; list at $125k implies a 363% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.1% of price.

Recommended offer $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. Crime grade is D 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?
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 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: 1.88% ✓
• Cap rate: 10.82%
• Cash-on-cash: 16.17%
• DSCR: 1.72
• GRM: 4.4

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: 7.4%
• Equity multiple: 1.29×
• Total profit: $10,142
• Equity at exit: $18,638

10-year hold

• IRR: 16.9%
• Equity multiple: 2.40×
• Total profit: $48,957
• Equity at exit: $10,808

Cash invested: $35,000 (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 60478

• Home prices YoY: -27.3%
• Active inventory: 91
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $2,348 high
• Mortgage (P&I): −$656
• Tax from tax record: −$431 /mo · $5,166/yr
• Insurance: −$52
• HOA: −$245
• Vacancy / Maint / Mgmt: −$493
• Net cashflow: $472

Break-even live

Break-even rent $1,751

Max offer price $125,000

Occupancy floor 75%

Sensitivity live

Price	-10% $542	-5% $507	+0% $472	+5% $436	+10% $401
Rent	-10% $286	-5% $379	+0% $472	+5% $564	+10% $657
Rate	-1.0pp $535	-0.5pp $503	base $472	+0.5pp $439	+1.0pp $406

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4453 Provincetown Dr Country Club Hills, IL	3.0	2.5	1300	$2,500	$1.92	0d	1	0.75mi
2256 Windsor Ln Country Club Hills, IL	3.0	1.0	1212	$2,250	$1.86	0d	1	0.82mi
1153 Williamsburg Rd Country Club Hills, IL	2.0	1.5	1216	$1,900	$1.56	0d	1	0.84mi
18019 Ravisloe Ter Country Club Hills, IL	3.0	1.5	1150	$2,800	$2.43	0d	1	1.37mi
4962 Bennett St Matteson, IL	2.0–3.0	1.5–2.5	1341	$3,120	$2.33	0d	7	1.44mi
17984 Amherst Ct Country Club Hills, IL	2.0	1.0	1000	$1,900	$1.90	0d	1	1.47mi

HOA detail condo

• Monthly dues: $245 · $2,940/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 40 events

1. 2026-06-13
   days on market $125,000 Active 54 DOM
2. 2026-06-09
   days on market $125,000 Active 50 DOM
3. 2026-06-08
   days on market $125,000 Active 49 DOM
4. 2026-06-07
   days on market $125,000 Active 48 DOM
5. 2026-06-04
   days on market $125,000 Active 45 DOM
6. 2026-06-03
   days on market $125,000 Active 44 DOM
7. 2026-06-02
   days on market $125,000 Active 43 DOM
8. 2026-06-01
   days on market $125,000 Active 42 DOM
9. 2026-05-31
   days on market $125,000 Active 41 DOM
10. 2025-12-31
    historical
11. 2025-12-02
    price
12. 2025-10-05
    price
13. 2025-08-26
    price
14. 2025-07-18
    status Active
15. 2025-04-07
    historical Contingent - Continue to Show
16. 2025-03-18
    status Active
17. 2025-03-03
    historical Contingent - Continue to Show
18. 2025-02-28
    listed Active
19. 2024-11-24
    historical
20. 2024-10-29
    price
21. 2024-09-12
    price
22. 2024-09-12
    price
23. 2024-08-13
    price
24. 2024-07-25
    status Active
25. 2024-05-17
    historical Contingent - Continue to Show
26. 2024-04-20
    status Active
27. 2024-02-23
    historical Contingent - Continue to Show
28. 2015-07-07
    soldstatus $27,000 Closed Sale
29. 2015-06-12
    status Pending
30. 2015-06-11
    historical
31. 2015-06-05
    status Reactivated
32. 2014-09-26
    status Contingent
33. 2014-09-23
    historical
34. 2014-09-18
    price $30,000
35. 2014-09-18
    price $20,000 Price Change
36. 2014-09-07
    status Reactivated
37. 2014-08-19
    historical
38. 2014-08-19
    price $29,900 Price Change
39. 2014-07-16
    listed $39,900 New
40. 2003-03-11
    soldstatus $82,000

ⓘ 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: $5,166 · $431/mo
• Projected year-2 tax: $5,166 · $431/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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,175
• − Mortgage interest: −$7,002
• − Property taxes: −$5,166
• − Insurance: −$625
• − Repairs & maintenance: −$2,254
• − Management: −$2,254
• − HOA: −$2,940
• − Depreciation: −$3,636
• Taxable income: $4,297
• Est. tax owed @ 24.0%: −$1,031
• After-tax cash flow: $4,629/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: Rich Twp Hsd 227
• NCES district ID: 1733420
• Math proficiency: 5% ▼ -3.00%
• Reading proficiency: 12% ▬ 0.00%
• Median HH income: $56,056
• Composite: 8.93/100
• National rank: #9885
• State rank: #577 of 620 in IL

Livability — Country Club Hills

• Score: 75/100
• State rank: #212
• US rank: #3963

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Country Club Hills, IL
• City population: 16,549
• Population (ZIP): 16,549

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: Predominantly Black (87%)
• Race & ethnicity: Black 87% White 8% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Romanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Spanish 2%

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: ▼ -79.73%
• Current HPI: 212.3917
• 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

-67.1% since first listed

31 events — show timeline

• 2025-12-31 Listing Removed — MRED as Distributed by MLS Grid
• 2025-12-02 Price Changed — MRED as Distributed by MLS Grid
• 2025-10-05 Price Changed — MRED as Distributed by MLS Grid
• 2025-08-26 Price Changed — MRED as Distributed by MLS Grid
• 2025-07-18 Relisted — MRED as Distributed by MLS Grid
• 2025-04-07 Contingent — MRED as Distributed by MLS Grid
• 2025-03-18 Relisted — MRED as Distributed by MLS Grid
• 2025-03-03 Contingent — MRED as Distributed by MLS Grid
• 2025-02-28 Listed — MRED as Distributed by MLS Grid
• 2024-11-24 Listing Removed — MRED as Distributed by MLS Grid
• 2024-10-29 Price Changed — MRED as Distributed by MLS Grid
• 2024-09-12 Price Changed — MRED as Distributed by MLS Grid
• 2024-09-12 Price Changed — MRED as Distributed by MLS Grid
• 2024-08-13 Price Changed — MRED as Distributed by MLS Grid
• 2024-07-25 Relisted — MRED as Distributed by MLS Grid
• 2024-05-17 Contingent — MRED as Distributed by MLS Grid
• 2024-04-20 Relisted — MRED as Distributed by MLS Grid
• 2024-02-23 Contingent — MRED as Distributed by MLS Grid
• 2015-07-07 Sold (MLS) $27,000 MRED as Distributed by MLS Grid
• 2015-06-12 Pending — MRED as Distributed by MLS Grid
• 2015-06-11 Listing Removed — MRED as Distributed by MLS Grid
• 2015-06-05 Relisted — MRED as Distributed by MLS Grid
• 2014-09-26 Relisted — MRED as Distributed by MLS Grid
• 2014-09-23 Listing Removed — MRED as Distributed by MLS Grid
• 2014-09-18 Price Changed $20,000 MRED as Distributed by MLS Grid
• 2014-09-18 Price Changed $30,000 MRED as Distributed by MLS Grid
• 2014-09-07 Relisted — MRED as Distributed by MLS Grid
• 2014-08-19 Listing Removed — MRED as Distributed by MLS Grid
• 2014-08-19 Price Changed $29,900 MRED as Distributed by MLS Grid
• 2014-07-16 Listed $39,900 MRED as Distributed by MLS Grid
• 2003-03-11 Sold (Public Records) $82,000 Public Records

Property tax history

+5.3%/yr

Latest (2023): $5,166 · +50.7% YoY. Source: county tax records.