4116 192nd Ct #211 · Country Club Hills, IL 60478

$160,000

3 bd · 2.0 ba · 1,500 sqft · Condo · 144 Days on market

Built 1974 $245/mo HOA · 9% 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

Newly renovated 3-bedroom, 2-bath condo offering a level of finish rarely seen in the area. This superior luxury rehab features a brand-new designer kitchen, two fully updated bathrooms, and hardwood floors throughout. The spacious primary suite delivers comfort and privacy, while the open layout creates a light, modern feel that rivals downtown lakefront living. Every detail has been thoughtfully upgraded to deliver elevated style, comfort, and sophistication-all in the heart of Country Club Hills

Key facts

• Designer kitchen
• Open layout
• Hardwood floors

Tags

• DESIGNER KITCHEN
• FULLY UPDATED BATHROOMS
• HARDWOOD FLOORS
• SPACIOUS PRIMARY SUITE
• OPEN LAYOUT

Property features AI

Finance

• HOA & community: Monthly association fee of $245; Association covers exterior maintenance, lawn care and snow removal; Pets allowed (cats and dogs), max pet weight 120 lbs

Exterior

• Parking: Detached garage with garage door opener; Concrete parking; One garage space; one total parking space
• Utilities: Water source: Lake Michigan; Public sewer
• Home design: Attached single (condo); Entry level: 1; Rehab completed in 2025
• Construction: Brick construction; Built approximately 51–60 years ago; Property built before 1978
• Exterior features: Common lot; School bus service, commuter bus and commuter train access, nearby interstate access

Interior

• Kitchen: Kitchen on main level (12 x 12) with ceramic tile flooring
• Bedrooms: Master bedroom on main level with full bath; Two additional bedrooms on main level (14 x 12; 12 x 11)
• Flooring: Hardwood flooring in living room, master bedroom, dining room and other bedrooms; Ceramic tile flooring in kitchen
• Bathrooms: Two full bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Six total rooms; L-shaped dining room
• Laundry & utility: Main-level laundry room (11 x 9)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $160k.

Deal economics

• At list price, monthly cash flow is $637 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $160k).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.1% vs local median 7.4% 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: 94 active listings in the ZIP; 6 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 144 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 18y 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 $122k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $140,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 144 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
10. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
11. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
12. 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.
13. 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.
14. 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: 1.64% ✓
• Cap rate: 11.07%
• Cash-on-cash: 17.06%
• DSCR: 1.76
• GRM: 5.1

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: 8.5%
• Equity multiple: 1.33×
• Total profit: $14,882
• Equity at exit: $23,857

10-year hold

• IRR: 17.8%
• Equity multiple: 2.48×
• Total profit: $66,170
• Equity at exit: $13,834

Cash invested: $44,800 (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 60478

• Home prices YoY: -27.3%
• Active inventory: 94
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $2,617 high
• Mortgage (P&I): −$839
• Tax from tax record: −$280 /mo · $3,355/yr
• Insurance: −$67
• HOA: −$245
• Vacancy / Maint / Mgmt: −$550
• Net cashflow: $637

Break-even live

Break-even rent $1,811

Max offer price $160,000

Occupancy floor 71%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18960 Keeler Ave Country Club Hills, IL	4.0	2.0	1537	$2,650	$1.72	1d	1	0.32mi
4193 186th St Country Club Hills, IL	4.0	2.5	1704	$3,200	$1.88	1d	1	0.83mi
4453 Provincetown Dr Country Club Hills, IL	3.0	2.5	1300	$2,500	$1.92	1d	1	0.85mi
2256 Windsor Ln Country Club Hills, IL	3.0	1.0	1212	$2,250	$1.86	1d	1	0.96mi
1153 Williamsburg Rd Country Club Hills, IL	2.0	1.5	1216	$1,900	$1.56	1d	1	0.96mi
4962 Bennett St Matteson, IL	2.0–3.0	2.5	1341	$3,120	$2.33	1d	7	1.45mi

HOA detail condo

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

Listing history 26 events

1. 2026-06-13
   days on market $160,000 Active 144 DOM
2. 2026-06-09
   days on market $160,000 Active 140 DOM
3. 2026-06-08
   days on market $160,000 Active 139 DOM
4. 2026-06-07
   days on market $160,000 Active 138 DOM
5. 2026-06-04
   days on market $160,000 Active 135 DOM
6. 2026-06-03
   days on market $160,000 Active 134 DOM
7. 2026-06-02
   days on market $160,000 Active 133 DOM
8. 2026-06-01
   days on market $160,000 Active 132 DOM
9. 2026-05-31
   days on market $160,000 Active 131 DOM
10. 2026-05-07
    status Temporarily No Showings
11. 2026-04-29
    historical Contingent - Continue to Show
12. 2026-03-17
    status Temporarily No Showings
13. 2026-03-10
    historical Contingent - Continue to Show
14. 2026-01-20
    listed $160,000 Active
15. 2009-10-21
    historical
16. 2009-09-16
    status Back On Market
17. 2009-09-11
    historical
18. 2009-07-29
    status Reactivated
19. 2009-07-23
    historical Contingent
20. 2009-05-07
    price
21. 2008-09-10
    listed
22. 2008-09-09
    historical
23. 2008-08-10
    listed
24. 2006-09-25
    soldstatus $122,000
25. 1992-10-09
    soldstatus $58,000
26. 1990-07-16
    soldstatus $50,000

ⓘ 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: $3,355 · $280/mo
• Projected year-2 tax: $3,493 · $291/mo
• Expected delta: +$139/yr (+$12/mo · 4.1%)

ⓘ 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: $31,402
• − Mortgage interest: −$8,962
• − Property taxes: −$3,355
• − Insurance: −$800
• − Repairs & maintenance: −$2,512
• − Management: −$2,512
• − HOA: −$2,940
• − Depreciation: −$4,655
• Taxable income: $5,666
• Est. tax owed @ 24.0%: −$1,360
• After-tax cash flow: $6,284/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

+220.0% since first listed

17 events — show timeline

• 2026-05-07 Relisted — MRED as Distributed by MLS Grid
• 2026-04-29 Contingent — MRED as Distributed by MLS Grid
• 2026-03-17 Relisted — MRED as Distributed by MLS Grid
• 2026-03-10 Contingent — MRED as Distributed by MLS Grid
• 2026-01-20 Listed $160,000 MRED as Distributed by MLS Grid
• 2009-10-21 Listing Removed — MRED as Distributed by MLS Grid
• 2009-09-16 Relisted — MRED as Distributed by MLS Grid
• 2009-09-11 Listing Removed — MRED as Distributed by MLS Grid
• 2009-07-29 Relisted — MRED as Distributed by MLS Grid
• 2009-07-23 Contingent — MRED as Distributed by MLS Grid
• 2009-05-07 Price Changed — MRED as Distributed by MLS Grid
• 2008-09-10 Listed — MRED as Distributed by MLS Grid
• 2008-09-09 Listing Removed — MRED as Distributed by MLS Grid
• 2008-08-10 Listed — MRED as Distributed by MLS Grid
• 2006-09-25 Sold (Public Records) $122,000 Public Records
• 1992-10-09 Sold (Public Records) $58,000 Public Records
• 1990-07-16 Sold (Public Records) $50,000 Public Records

Property tax history

+1.8%/yr

Latest (2023): $3,355 · +331.5% YoY. Source: county tax records.