2112 Hebron Ave · Zion, IL 60099

$135,000

3 bd · 1.5 ba · 1,268 sqft · Townhouse public records · 7 Days on market

Built 1963 1,000 sqft lot Est $160k · 16% 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 +27.1/30.0
• ARV discount +14.5/15.0
• DSCR +9.4/10.0
• 1% rule +7.9/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this beautifully updated 2-story brick townhouse offering 3 bedrooms and 1.5 baths across 1,268 sq ft of comfortable living space. Renovated approximately 3 years ago, this home features modern finishes, a functional layout, and plenty of natural light throughout. The spacious living and dining areas flow seamlessly, while the kitchen provides ample cabinetry and workspace for everyday living and entertaining. Upstairs you'll find three well-sized bedrooms and a full bath, with a convenient half bath on the main level. The full unfinished basement offers endless potential for additional living space, storage, or a recreation area. Enjoy the convenience of side parking locate

Key facts

• Ample cabinetry
• Updated townhouse
• Solid brick building

Tags

• UPDATED TOWNHOUSE
• SPACIOUS LIVING AREAS
• AMPLE CABINETRY
• FULL UNFINISHED BASEMENT
• SIDE PARKING
• SOLID BRICK BUILDING

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $135k.

Deal economics

• At list price, monthly cash flow is $382 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Cap rate 9.7% vs local median 3.8% in Zion — 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 (#353 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, employment C-, commute D+.
• Zion-Benton Twp Hsd 126 (suburban): math 9% / reading 16% proficiency, ranked #531 of 620 in IL (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 60 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 948 units permitted in Lake County in 2024 (424 in 5+ unit buildings).
• This rent runs 32% of the median local income ($66k/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 $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Lake County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $135,000

Questions for the listing agent

1. Built in 1963 — 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. 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.
5. 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.
6. 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: 1.29% ✓
• Cap rate: 9.69%
• Cash-on-cash: 12.12%
• DSCR: 1.54
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $159,768
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3112 Woodland Dr Unit 2NW	0.68mi	2/2.0 (-1)	1,284 (+1%)	24mo	$164,000	$128	39
3161 Woodland Dr #3161	0.75mi	2/2.0 (-1)	1,387 (+9%)	15mo	$175,000	$126	30
3168 Woodland Dr #68	0.72mi	2/2.0 (-1)	1,387 (+9%)	19mo	$175,000	$126	28

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 1.7%
• Equity multiple: 1.07×
• Total profit: $2,511
• Equity at exit: $20,129

10-year hold

• IRR: 11.4%
• Equity multiple: 1.89×
• Total profit: $33,772
• Equity at exit: $11,672

Cash invested: $37,800 (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 60099

• Home prices YoY: -32.5%
• Active inventory: 60
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,747 high
• Mortgage (P&I): −$708
• Tax from tax record: −$234 /mo · $2,810/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $382

Break-even live

Break-even rent $1,264

Max offer price $135,000

Occupancy floor 73%

Sensitivity live

Price	-10% $458	-5% $420	+0% $382	+5% $344	+10% $305
Rent	-10% $244	-5% $313	+0% $382	+5% $451	+10% $520
Rate	-1.0pp $450	-0.5pp $416	base $382	+0.5pp $347	+1.0pp $311

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2200 Hebron Ave Unit D Zion, IL	3.0	1.5	1268	$1,700	$1.34	16d	1	0.10mi
2200 Hebron Ave Zion, IL	3.0	1.0	1268	$1,700	$1.34	16d	1	0.11mi
2204 Hebron Ave Unit B Zion, IL	3.0	1.0	1268	$1,700	$1.34	16d	1	0.12mi
2024 20th St Zion, IL	3.0	1.0	1053	$2,250	$2.14	22d	1	0.37mi
2101 Eshcol Ave Zion, IL	3.0	2.0	1268	$2,300	$1.81	0d	1	0.81mi
3004 Ezra Ave Zion, IL	3.0	1.0	1000	$2,340	$2.34	0d	1	1.22mi
2902 31st St Zion, IL	2.0	1.0	960	$1,400	$1.46	0d	1	1.23mi
2932 Bethel Blvd Zion, IL	3.0	2.0	1240	$2,100	$1.69	18d	1	1.24mi

Listing history 2 events

1. 2026-03-04
   status Pending
2. 2026-02-25
   listed $135,000 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: $2,810 · $234/mo
• Projected year-2 tax: $2,937 · $245/mo
• Expected delta: +$127/yr (+$11/mo · 4.5%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥95°F today · 13 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,966
• − Mortgage interest: −$7,562
• − Property taxes: −$2,810
• − Insurance: −$675
• − Repairs & maintenance: −$1,677
• − Management: −$1,677
• − Depreciation: −$3,927
• Taxable income: $2,636
• Est. tax owed @ 24.0%: −$633
• After-tax cash flow: $3,949/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: Zion-Benton Twp Hsd 126
• NCES district ID: 1743890
• Math proficiency: 9% ▼ -6.00%
• Reading proficiency: 16% ▼ -8.00%
• Median HH income: $56,473
• Composite: 12.29/100
• National rank: #9644
• State rank: #531 of 620 in IL

Livability — Zion

• Score: 71/100
• State rank: #353
• US rank: #7264

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Zion, IL
• County: Lake County · 591,991 people
• City population: 30,881
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 30,881
• Household income: $66,109
• Rent vs Own: 35.3% rent · 64.7% own
• Severe rent burden: 1009.0

Population outlook (Lake County) Hauer SSP2

• Today (2025): 700,217 people
• By 2030: 693,290 · -1.0%
• By 2040: 673,588 · -3.8%
• By 2050: 643,556 · -8.1%
• By 2075: 562,792 · -19.6%
• By 2100: 457,715 · -34.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.70)
• Race & ethnicity: Hispanic / Latino 40% White 29% Black 23% Two or more races 17% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 30% Puerto Rican 4% Dominican 2%
• Common ancestry: Romanian 2% Lithuanian 2% Portuguese 1%
• Foreign-born: 17% · Canada
• Languages at home: 66% English-only · Spanish 30% Tagalog/Filipino 2%

Political lean MEDSL · Lake

• 2024 margin: Strong D (+20.8) · D 59.7% · R 38.9% · Other 1.4%
• 2008→2024 swing: +1.1pp toward D · 2008: 19.6pp · 2024: 20.8pp
• All cycles: 2024: D+20.8 2020: D+24.1 2016: D+20.3 2012: D+8.1 2008: D+19.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -106.90%
• Current HPI: 222.3484
• Rent YoY: —
• 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

2 events — show timeline

• 2026-03-04 Pending — MRED as Distributed by MLS Grid
• 2026-02-25 Listed $135,000 MRED as Distributed by MLS Grid

Property tax history

+1.9%/yr

Latest (2024): $2,810 · +2.9% YoY. Source: county tax records.