4251 190th Pl · Country Club Hills, IL 60478

$185,000

3 bd · 1.5 ba · 1,152 sqft · SingleFamily public records · 66 Days on market

Built 1971 Est $225k · 18% 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 +23.9/30.0
• ARV discount +15.0/15.0
• 1% rule +7.7/10.0
• DSCR +7.7/10.0
• 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

Unlock exceptional value with this spacious split-level home in the desirable Country Club Hills community! This short sale presents a unique opportunity for buyers to purchase below market value and build immediate equity-making the extended approval timeline well worth the reward. Featuring 3 bedrooms, 1.5 baths, and over 1,100 sq ft of living space, the home offers a functional layout with hardwood flooring, a bright main-level living area, and a finished lower-level family room ideal for additional living or entertaining. With a spacious backyard, attached garage, and convenient access to shopping, schools, parks, and expressways, this property is positioned for both comfort and long-te

Key facts

• Garage
• Built 1971
• Listed 65 days

Property features AI

Finance

• Other: Property not currently leased; Not rebuilt or rehabbed since original construction
• HOA & community: No master association fees required

Exterior

• Parking: Attached garage (owned) with garage door opener; 2 total parking spaces (1 garage space)
• Utilities: Water from Lake Michigan and public supply; Public sewer
• Home design: Detached single-family home; Split-level design; Fee simple ownership
• Construction: Built approximately 51–60 years ago; Vinyl siding and brick exterior
• Exterior features: Less than 0.25-acre lot; School bus service; Interstate access

Interior

• Kitchen: Kitchen on main level
• Bedrooms: 3 bedrooms (Master bedroom on second level; two additional bedrooms on second level)
• Flooring: Hardwood flooring in bedrooms
• Bathrooms: 1 full bathroom; 1 half bathroom; Basement includes a bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Finished basement with walk-out access; 6 total rooms
• Laundry & utility: In-unit laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $358 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $174k (6.0% below list) — sets the bar for market timing.

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 $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 6y ago; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price.

Recommended offer $173,900 (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 1971 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.27% ✓
• Cap rate: 8.61%
• Cash-on-cash: 8.29%
• DSCR: 1.37
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $224,640
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18951 Chestnut Ave	0.19mi	4/1.0 (+1)	1,152 (0%)	4mo	$201,970	$175	81
4300 188th St	0.37mi	3/2.0	1,144 (-1%)	1mo	$220,000	$192	79
4041 187 Pl	0.46mi	3/1.5	1,126 (-2%)	1mo	$239,900	$213	74
4047 187th Pl	0.45mi	4/2.0 (+1)	1,163 (+1%)	0mo	$295,000	$254	70
4601 188th St	0.49mi	3/1.5	1,199 (+4%)	5mo	$80,000	$67	66
4640 188th St	0.58mi	3/1.0	1,100 (-4%)	2mo	$220,000	$200	62
4240 188th St	0.36mi	3/2.0	1,037 (-10%)	4mo	$200,000	$193	62
18920 Avers Ave	0.52mi	3/1.0	1,091 (-5%)	8mo	$217,000	$199	58
18840 Harding Ave	0.44mi	2/1.0 (-1)	1,060 (-8%)	3mo	$195,000	$184	57
18840 Loretto Ln	0.47mi	3/2.0	1,078 (-6%)	11mo	$210,000	$195	56
18747 Avers Ave	0.64mi	3/1.0	1,200 (+4%)	12mo	$230,000	$192	52
4759 189th St	0.67mi	3/2.0	1,057 (-8%)	9mo	$279,900	$265	45

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: -3.6%
• Equity multiple: 0.86×
• Total profit: $-7,014
• Equity at exit: $27,584

10-year hold

• IRR: 6.2%
• Equity multiple: 1.46×
• Total profit: $23,946
• Equity at exit: $15,995

Cash invested: $51,800 (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: 6.5×

Monthly cashflow live

• Estimated rent: $2,357 high
• Mortgage (P&I): −$970
• Tax from tax record: −$457 /mo · $5,482/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$495
• Net cashflow: $358

Break-even live

Break-even rent $1,904

Max offer price $185,000

Occupancy floor 80%

Sensitivity live

Price	-10% $463	-5% $410	+0% $358	+5% $305	+10% $253
Rent	-10% $172	-5% $265	+0% $358	+5% $451	+10% $544
Rate	-1.0pp $451	-0.5pp $405	base $358	+0.5pp $310	+1.0pp $261

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: $46,250
• Closing costs: $5,550
• 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	2d	1	0.70mi
2256 Windsor Ln Country Club Hills, IL	3.0	1.0	1212	$2,250	$1.86	2d	1	0.75mi
1153 Williamsburg Rd Country Club Hills, IL	2.0	1.5	1216	$1,900	$1.56	2d	1	0.79mi
18019 Ravisloe Ter Country Club Hills, IL	3.0	1.5	1150	$2,800	$2.43	2d	1	1.31mi
17984 Amherst Ct Country Club Hills, IL	2.0	1.0	1000	$1,900	$1.90	2d	1	1.41mi
4962 Bennett St Matteson, IL	2.0–3.0	1.5–2.5	1341	$3,120	$2.33	0d	7	1.47mi

Listing history 39 events

1. 2026-06-18
   days on market $185,000 Active 66 DOM
2. 2026-06-17
   days on market $185,000 Active 65 DOM
3. 2026-06-16
   days on market $185,000 Active 64 DOM
4. 2026-06-15
   days on market $185,000 Active 63 DOM
5. 2026-06-13
   days on market $185,000 Active 61 DOM
6. 2026-06-09
   days on market $185,000 Active 57 DOM
7. 2026-06-08
   days on market $185,000 Active 56 DOM
8. 2026-06-07
   days on market $185,000 Active 55 DOM
9. 2026-06-04
   days on market $185,000 Active 52 DOM
10. 2026-06-03
    days on market $185,000 Active 51 DOM
11. 2026-06-02
    days on market $185,000 Active 50 DOM
12. 2026-06-01
    days on market $185,000 Active 49 DOM
13. 2026-05-31
    days on market $185,000 Active 48 DOM
14. 2026-04-09
    historical
15. 2026-01-01
    historical
16. 2025-11-18
    status Active
17. 2025-11-18
    price
18. 2025-11-11
    historical
19. 2025-11-11
    status Temporarily No Showings
20. 2025-11-10
    historical
21. 2025-11-05
    price
22. 2025-10-07
    price
23. 2025-10-02
    price
24. 2025-09-27
    listed Active
25. 2025-06-03
    historical
26. 2025-05-28
    listed Active
27. 2021-07-08
    soldstatus $200,000
28. 2021-05-06
    soldstatus $200,000 Closed Sale
29. 2021-04-21
    status Pending
30. 2021-02-24
    status Contingent (Do Not Show)
31. 2021-02-19
    listed $200,000 New
32. 2021-01-08
    soldstatus $105,000
33. 2020-11-25
    soldstatus $105,000 Closed Sale
34. 2020-10-01
    status Pending
35. 2020-09-26
    listed $120,000 New
36. 2003-07-14
    soldstatus $120,000
37. 1985-03-06
    soldstatus $47,000
38. 1985-03-06
    soldstatus $47,000
39. 1985-03-01
    soldstatus $56,900

ⓘ 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: $5,482 · $457/mo
• Projected year-2 tax: $5,482 · $457/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: $28,281
• − Mortgage interest: −$10,363
• − Property taxes: −$5,482
• − Insurance: −$925
• − Repairs & maintenance: −$2,263
• − Management: −$2,263
• − Depreciation: −$5,382
• Taxable income: $1,605
• Est. tax owed @ 24.0%: −$385
• After-tax cash flow: $3,909/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

+251.5% since first listed

26 events — show timeline

• 2026-04-09 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-01 Listing Removed — MRED as Distributed by MLS Grid
• 2025-11-18 Relisted — MRED as Distributed by MLS Grid
• 2025-11-18 Price Changed — MRED as Distributed by MLS Grid
• 2025-11-11 Listing Removed — MRED as Distributed by MLS Grid
• 2025-11-11 Relisted — MRED as Distributed by MLS Grid
• 2025-11-10 Listing Removed — MRED as Distributed by MLS Grid
• 2025-11-05 Price Changed — MRED as Distributed by MLS Grid
• 2025-10-07 Price Changed — MRED as Distributed by MLS Grid
• 2025-10-02 Price Changed — MRED as Distributed by MLS Grid
• 2025-09-27 Listed — MRED as Distributed by MLS Grid
• 2025-06-03 Listing Removed — MRED as Distributed by MLS Grid
• 2025-05-28 Listed — MRED as Distributed by MLS Grid
• 2021-07-08 Sold (Public Records) $200,000 Public Records
• 2021-05-06 Sold (MLS) $200,000 MRED as Distributed by MLS Grid
• 2021-04-21 Pending — MRED as Distributed by MLS Grid
• 2021-02-24 Pending — MRED as Distributed by MLS Grid
• 2021-02-19 Listed $200,000 MRED as Distributed by MLS Grid
• 2021-01-08 Sold (Public Records) $105,000 Public Records
• 2020-11-25 Sold (MLS) $105,000 MRED as Distributed by MLS Grid
• 2020-10-01 Pending — MRED as Distributed by MLS Grid
• 2020-09-26 Listed $120,000 MRED as Distributed by MLS Grid
• 2003-07-14 Sold (Public Records) $120,000 Public Records
• 1985-03-06 Sold (Public Records) $47,000 Public Records
• 1985-03-06 Sold (Public Records) $47,000 Public Records
• 1985-03-01 Sold (Public Records) $56,900 Public Records

Property tax history

+0.2%/yr

Latest (2023): $5,482 · +176.7% YoY. Source: county tax records.