1931 Revere St · Chicago Heights, IL 60411

$94,900

3 bd · 1.0 ba · 1,000 sqft · SingleFamily public records · 50 Days on market

Built 1962 Est $151k · 37% under

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.1/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Solid opportunity in Chicago Heights! This home offers a spacious layout with generously sized living areas and bedrooms, providing a great foundation for your personal touches. The kitchen and bath areas are functional but ready for updating, making this an ideal option for buyers looking to build equity or investors seeking their next project. The property features a sizable yard with plenty of room for outdoor enjoyment, along with a quiet residential setting. With a little work and vision, this home can truly shine.

Key facts

• Sizable yard
• Built 1962
• Listed 50 days

Tags

• SIZABLE YARD
• QUIET RESIDENTIAL SETTING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $728 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.5% 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-, crime F, amenities 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.
• Zoned schools: Michelle Obama Sch of Technology (484 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 6d 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 $656 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.5% rent growth), your $27k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.

Recommended offer $92,053 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 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 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.93% ✓
• Cap rate: 15.50%
• Cash-on-cash: 32.89%
• DSCR: 2.46
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $151,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1946 Wooster Ct	0.10mi	3/1.0	985 (-2%)	5mo	$48,500	$49	89
1897 Division St	0.18mi	3/1.0	914 (-9%)	4mo	$115,000	$126	74
150 Algonquin St	0.20mi	2/1.5 (-1)	1,092 (+9%)	2mo	$170,000	$156	66
351 Concord Dr	0.39mi	3/1.0	1,100 (+10%)	3mo	$145,000	$132	63
128 Algonquin St	0.26mi	3/1.0	1,150 (+15%)	2mo	$169,000	$147	61
1941 Cambridge St	0.54mi	3/1.0	919 (-8%)	1mo	$145,000	$158	61
228 Arrowhead St	0.33mi	4/1.0 (+1)	1,124 (+12%)	5mo	$170,000	$151	55
1946 Dartmouth St	0.66mi	3/1.0	910 (-9%)	2mo	$160,000	$176	53
270 Plymouth Dr	0.69mi	3/1.0	925 (-8%)	6mo	$48,000	$52	50
1918 Ashland Ave	0.60mi	4/1.0 (+1)	1,100 (+10%)	3mo	$145,000	$132	47
410 Todd St	0.61mi	4/1.5 (+1)	1,121 (+12%)	3mo	$194,900	$174	42
212 Berry St	0.73mi	4/2.0 (+1)	1,121 (+12%)	0mo	$190,694	$170	36

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: 32.1%
• Equity multiple: 2.42×
• Total profit: $37,715
• Equity at exit: $14,150

10-year hold

• IRR: 41.2%
• Equity multiple: 5.60×
• Total profit: $122,108
• Equity at exit: $8,205

Cash invested: $26,572 (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: 4.3×

Monthly cashflow live

• Estimated rent: $1,832 high
• Mortgage (P&I): −$498
• Tax from tax record: −$182 /mo · $2,181/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $728

Break-even live

Break-even rent $910

Max offer price $94,900

Occupancy floor 55%

Sensitivity live

Price	-10% $782	-5% $755	+0% $728	+5% $701	+10% $675
Rent	-10% $584	-5% $656	+0% $728	+5% $801	+10% $873
Rate	-1.0pp $776	-0.5pp $752	base $728	+0.5pp $704	+1.0pp $679

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
631 Andover St Chicago Heights, IL	3.0	1.0	900	$1,450	$1.61	5d	1	0.27mi
444 Hickory St Unit 2A Chicago Heights, IL	3.0	1.0	900	$1,695	$1.88	0d	1	0.32mi
436 W Hickory St Unit Na Chicago Heights, IL	3.0	1.0	1091	$1,800	$1.65	0d	1	0.33mi
432 Hickory St Unit 2 Chicago Heights, IL	3.0	1.0	1200	$1,800	$1.50	22d	1	0.34mi
417 W Hickory St Unit 2 Chicago Heights, IL	3.0	1.0	900	$1,800	$2.00	22d	1	0.40mi
370 E 17th St Chicago Heights, IL	3.0	1.0	1058	$2,600	$2.46	18d	1	0.54mi
398 W Lincoln Hwy Unit 4 Chicago Heights, IL	3.0	2.0	1200	$1,850	$1.54	0d	1	0.76mi
1267 Division St Unit 1267 Chicago Heights, IL	3.0	1.5	1200	$1,500	$1.25	3d	1	0.76mi
11 Fir St Park Forest, IL	1.0–3.0	1.0	1026	$2,069	$2.02	0d	1	0.93mi
3324 Western Ave Park Forest, IL	1.0–3.0	1.0	1026	$1,995	$1.94	0d	11	1.09mi
1667 Buena Vista Ave Unit 1st floor Chicago Heights, IL	2.0	1.0	1300	$1,525	$1.17	26d	1	1.10mi
1631 Buena Vista Ave Unit 2 Chicago Heights, IL	4.0	1.0	1200	$1,900	$1.58	26d	1	1.12mi
63 Hickory St Unit 2 Chicago Heights, IL	3.0	1.0	900	$1,700	$1.89	26d	1	1.26mi
83 W 15th St #1 Chicago Heights, IL	3.0	1.0	1050	$1,500	$1.43	5d	1	1.27mi
41 W 14th Pl Unit 1 Chicago Heights, IL	3.0	1.0	1250	$1,750	$1.40	12d	1	1.38mi

Listing history 12 events

1. 2026-06-16
   statusdays on market $94,900 Pending 50 DOM
2. 2026-06-15
   days on market $94,900 Active 49 DOM
3. 2026-06-13
   days on market $94,900 Active 47 DOM
4. 2026-06-09
   days on market $94,900 Active 43 DOM
5. 2026-06-08
   days on market $94,900 Active 42 DOM
6. 2026-06-07
   days on market $94,900 Active 41 DOM
7. 2026-06-04
   days on market $94,900 Active 38 DOM
8. 2026-06-03
   days on market $94,900 Active 37 DOM
9. 2026-06-02
   days on market $94,900 Active 36 DOM
10. 2026-06-01
    days on market $94,900 Active 35 DOM
11. 2026-05-31
    days on market $94,900 Active 34 DOM
12. 2026-04-27
    listed $94,900 Active

ⓘ 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: $2,181 · $182/mo
• Projected year-2 tax: $2,181 · $182/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 · 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: $21,984
• − Mortgage interest: −$5,316
• − Property taxes: −$2,181
• − Insurance: −$474
• − Repairs & maintenance: −$1,759
• − Management: −$1,759
• − Depreciation: −$2,761
• Taxable income: $7,735
• Est. tax owed @ 24.0%: −$1,856
• After-tax cash flow: $6,884/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 — 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

1 event — show timeline

• 2026-04-27 Listed $94,900 MRED as Distributed by MLS Grid

Property tax history

+5.5%/yr

Latest (2023): $2,181 · +1715.3% YoY. Source: county tax records.