22408 Strassburg Ave · Sauk Village, IL 60411

$160,000

3 bd · 1.0 ba · 1,387 sqft · SingleFamily public records · 66 Days on market

Built 1961 6,599 sqft lot Est $187k · 15% 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).

• Cash flow +21.6/30.0
• ARV discount +14.0/15.0
• DSCR +6.9/10.0
• 1% rule +6.6/10.0
• Rent growth +4.1/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Newly rehabbed 4 bedroom, 1 bath home, features hardwood floors, updated bath and kitchen with modern finishes. Don't miss out on this amazing deal! Property is AS-IS seller will make all appraisal needed repairs and reasonible request from buyer. This a great deal!! Don't miss out

Key facts

• Brand-new roof
• Full basement
• Updated kitchen

Tags

• HARDWOOD FLOORS
• UPDATED KITCHEN
• UPDATED BATHROOM
• BRAND-NEW ROOF
• FULL BASEMENT
• ADDITIONAL STORAGE

Property features AI

Finance

• Other: Immediate possession available
• HOA & community: No master association fee required

Exterior

• Parking: Concrete parking
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; 1.5-story design; Fee simple ownership; Rehab completed in 2019
• Construction: Frame construction; Built 61–70 years ago; Contains components built before 1978
• Exterior features: Lot under 0.25 acre (approx. 6,600 sq ft)

Interior

• Kitchen: Main-level kitchen
• Bedrooms: 3 bedrooms on main level; 2 additional bedrooms in the basement (can be used as extra bedrooms) — total possible 5
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Finished full basement; 9 total rooms
• Laundry & utility: Main-level laundry room (11 x 12)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $243 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $150k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#546 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, health & safety D+, commute D.
• 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.
• Market conditions: Rents rising fast (+6.5%/yr); 222 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).
• This rent runs 36% 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 $5k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.5% rent growth), your $45k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y 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 $60k; list at $160k implies a 167% gain — meaningful room to come down on a strong offer.

Recommended offer $150,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.16% ✓
• Cap rate: 8.11%
• Cash-on-cash: 6.50%
• DSCR: 1.29
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $187,245
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
22441 Yates Ave	0.10mi	4/2.0 (+1)	1,520 (+10%)	3mo	$160,000	$105	68
22107 Luella Ct	0.24mi	3/2.0	1,305 (-6%)	9mo	$228,000	$175	67
22223 Navaho Ave	0.41mi	4/1.5 (+1)	1,440 (+4%)	1mo	$195,000	$135	66
22339 S Merrill St	0.09mi	3/2.0	1,200 (-14%)	6mo	$70,000	$58	65
22150 Chappel Ave	0.37mi	3/1.0	1,200 (-14%)	1mo	$156,000	$130	59
21706 Gailene Ave	0.41mi	4/2.0 (+1)	1,553 (+12%)	0mo	$200,000	$129	52
21729 Gailine Ave	0.73mi	4/2.0 (+1)	1,380 (-0%)	8mo	$189,500	$137	49
2129 219th St	0.60mi	3/1.0	1,200 (-14%)	1mo	$170,000	$142	49
1913 218th Pl	0.63mi	3/2.0	1,500 (+8%)	7mo	$220,000	$147	47
2519 Apache Ave	0.49mi	4/1.0 (+1)	1,528 (+10%)	10mo	$160,000	$105	47
21727 Clyde Ave	0.72mi	3/1.5	1,529 (+10%)	5mo	$68,000	$44	43
22514 Plum Creek Dr	0.61mi	4/1.5 (+1)	1,513 (+9%)	10mo	$299,000	$198	41

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: -2.1%
• Equity multiple: 0.92×
• Total profit: $-3,656
• Equity at exit: $23,857

10-year hold

• IRR: 11.3%
• Equity multiple: 2.04×
• Total profit: $46,737
• 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 60411

• Home prices YoY: -33.9%
• Rents YoY: 6.5%
• Active inventory: 222
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,854 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$317 /mo · $3,799/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $243

Break-even live

Break-even rent $1,547

Max offer price $160,000

Occupancy floor 82%

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 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
22332 Clyde Ave Sauk Village, IL	3.0	1.0	925	$1,800	$1.95	24d	1	0.15mi
22340 Chappel Ave Sauk Village, IL	3.0	1.0	1100	$1,800	$1.64	18d	1	0.20mi
2236 220th St Sauk Village, IL	3.0	1.0	1008	$1,800	$1.79	24d	1	0.39mi
21538 Gailine Ave Chicago Heights, IL	3.0	1.0	1031	$1,600	$1.55	2d	1	0.91mi

Listing history 31 events

1. 2026-06-18
   days on market $160,000 Active 66 DOM
2. 2026-06-17
   days on market $160,000 Active 65 DOM
3. 2026-06-16
   days on market $160,000 Active 64 DOM
4. 2026-06-15
   days on market $160,000 Active 63 DOM
5. 2026-06-13
   days on market $160,000 Active 61 DOM
6. 2026-06-13
   days on market $160,000 Active 60 DOM
7. 2026-06-09
   statusdays on market $160,000 Active 57 DOM
8. 2026-06-08
   days on market $160,000 Contingent - Continue to Show 56 DOM
9. 2026-06-07
   days on market $160,000 Contingent - Continue to Show 55 DOM
10. 2026-06-04
    days on market $160,000 Contingent - Continue to Show 52 DOM
11. 2026-06-03
    days on market $160,000 Contingent - Continue to Show 51 DOM
12. 2026-06-02
    days on market $160,000 Contingent - Continue to Show 50 DOM
13. 2026-06-01
    days on market $160,000 Contingent - Continue to Show 49 DOM
14. 2026-05-31
    days on market $160,000 Contingent - Continue to Show 48 DOM
15. 2026-04-13
    listed $160,000 Active
16. 2026-04-09
    historical
17. 2026-02-18
    price
18. 2026-01-05
    price
19. 2025-12-01
    price
20. 2025-11-17
    listed Active
21. 2019-08-13
    soldstatus $60,000
22. 2019-08-08
    soldstatus $60,000 Closed Sale 282-char remark

    Show marketing remark (282 chars)

    Newly rehabbed 4 bedroom, 1 bath home, features hardwood floors, updated bath and kitchen with modern finishes. Don't miss out on this amazing deal! Property is AS-IS seller will make all appraisal needed repairs and reasonible request from buyer. This a great deal!! Don't miss out

23. 2019-08-02
    status Reactivated 282-char remark

    Show marketing remark (282 chars)

    Newly rehabbed 4 bedroom, 1 bath home, features hardwood floors, updated bath and kitchen with modern finishes. Don't miss out on this amazing deal! Property is AS-IS seller will make all appraisal needed repairs and reasonible request from buyer. This a great deal!! Don't miss out

24. 2019-06-20
    status Pending 282-char remark

    Show marketing remark (282 chars)

    Newly rehabbed 4 bedroom, 1 bath home, features hardwood floors, updated bath and kitchen with modern finishes. Don't miss out on this amazing deal! Property is AS-IS seller will make all appraisal needed repairs and reasonible request from buyer. This a great deal!! Don't miss out

25. 2019-06-04
    status Reactivated 282-char remark

    Show marketing remark (282 chars)

    Newly rehabbed 4 bedroom, 1 bath home, features hardwood floors, updated bath and kitchen with modern finishes. Don't miss out on this amazing deal! Property is AS-IS seller will make all appraisal needed repairs and reasonible request from buyer. This a great deal!! Don't miss out

26. 2019-05-28
    status Pending 282-char remark

    Show marketing remark (282 chars)

    Newly rehabbed 4 bedroom, 1 bath home, features hardwood floors, updated bath and kitchen with modern finishes. Don't miss out on this amazing deal! Property is AS-IS seller will make all appraisal needed repairs and reasonible request from buyer. This a great deal!! Don't miss out

27. 2019-05-14
    listed $65,000 New 282-char remark

    Show marketing remark (282 chars)

    Newly rehabbed 4 bedroom, 1 bath home, features hardwood floors, updated bath and kitchen with modern finishes. Don't miss out on this amazing deal! Property is AS-IS seller will make all appraisal needed repairs and reasonible request from buyer. This a great deal!! Don't miss out

28. 1999-01-26
    soldstatus $69,500
29. 1997-06-13
    soldstatus $67,000
30. 1985-04-01
    soldstatus $39,000
31. 1979-06-28
    soldstatus $36,000

ⓘ 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: $3,799 · $317/mo
• Projected year-2 tax: $3,799 · $317/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 ≥102°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,251
• − Mortgage interest: −$8,962
• − Property taxes: −$3,799
• − Insurance: −$800
• − Repairs & maintenance: −$1,780
• − Management: −$1,780
• − Depreciation: −$4,655
• Taxable income: $475
• Est. tax owed @ 24.0%: −$114
• After-tax cash flow: $2,797/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 — Sauk Village

• Score: 66/100
• State rank: #546
• US rank: #11370

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sauk Village, 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

+344.4% since first listed

17 events — show timeline

• 2026-04-13 Listed $160,000 MRED as Distributed by MLS Grid
• 2026-04-09 Listing Removed — MRED as Distributed by MLS Grid
• 2026-02-18 Price Changed — MRED as Distributed by MLS Grid
• 2026-01-05 Price Changed — MRED as Distributed by MLS Grid
• 2025-12-01 Price Changed — MRED as Distributed by MLS Grid
• 2025-11-17 Listed — MRED as Distributed by MLS Grid
• 2019-08-13 Sold (Public Records) $60,000 Public Records
• 2019-08-08 Sold (MLS) $60,000 MRED as Distributed by MLS Grid
• 2019-08-02 Relisted — MRED as Distributed by MLS Grid
• 2019-06-20 Pending — MRED as Distributed by MLS Grid
• 2019-06-04 Relisted — MRED as Distributed by MLS Grid
• 2019-05-28 Pending — MRED as Distributed by MLS Grid
• 2019-05-14 Listed $65,000 MRED as Distributed by MLS Grid
• 1999-01-26 Sold (Public Records) $69,500 Public Records
• 1997-06-13 Sold (Public Records) $67,000 Public Records
• 1985-04-01 Sold (Public Records) $39,000 Public Records
• 1979-06-28 Sold (Public Records) $36,000 Public Records

Property tax history

+2.0%/yr

Latest (2023): $3,799 · +35.0% YoY. Source: county tax records.