317 Mohawk St · Park Forest, IL 60466

$143,000

3 bd · 1.0 ba · 949 sqft · SingleFamily public records · 165 Days on market

Built 1952 7,200 sqft lot Est $135k · 6% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• ARV discount +4.7/15.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks

No Steps Ranch ! Extra Clean ! All Updated ! Laminate flooring flows thru-out entire house - Kitchen with granite counter tops - All appliances stay too - Updated bath with newer tiled ceramic tub enclosure - All newer insulated windows thru out includes new huge (4) pane front window - Updated 4 inch white modern baseboard trim thru out - Newer interior doors - Newer upgraded lighting fixtures - Brick and newer vinyl sided exterior - aluminum soffits and fascia = Maintenance free exterior ! Newer roofing - Newer Air conditioning and furnace - Insulated garage with newer overhead and service door(s) - Private backyard - Fast Possession ! FHA VA all welcome - Park Forest city inspections com

Key facts

• Updated bath
• Insulated windows
• Granite counter tops

Tags

• GRANITE COUNTER TOPS
• UPDATED BATH
• TILED CERAMIC TUB ENCLOSURE
• INSULATED WINDOWS
• MAINTENANCE FREE EXTERIOR
• NEWER ROOFING

Property features AI

Finance

• Other: Property not currently leased; Listed possession at closing or immediate
• HOA & community: No master association fee required; Community features include curbs, sidewalks and paved streets

Exterior

• Parking: Detached garage with garage door opener (1 garage space, 1 total parking); Asphalt driveway
• Utilities: Public water; Public sewer
• Home design: Detached single-family ranch; One story; Fee simple ownership; Rehab completed in 2022
• Construction: Built approximately 71–80 years ago; Vinyl siding and brick exterior; Asphalt roof; Ranch-style
• Exterior features: Patio; Mature trees; Street paved with curbs and sidewalks

Interior

• Kitchen: Kitchen on main level (14 x 10) with double-pane windows and wood laminate floors; Range; Range hood
• Bedrooms: Master bedroom on main level (14 x 11) with double-pane windows and wood laminate floors; Second bedroom on main level (11 x 12) with double-pane windows and wood laminate floors; Additional bedroom labels listed (no dimensions provided)
• Flooring: Wood laminate flooring in living areas and bedrooms; Vinyl flooring in laundry room
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Four total rooms; Screens on windows; School bus service available
• Laundry & utility: Main-level laundry room (8 x 14) with vinyl flooring; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $143k.

Deal economics

• At list price, monthly cash flow is $534 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $143k).
• Recommended offer: $126k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 78/100 on livability (#148 in IL, #2,726 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools D+, 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.
• Market conditions: 102 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 8d 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 38% 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 $989 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $40k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 165 days — a 12% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y 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 $110k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $125,840 (12.0% below list)

Questions for the listing agent

1. It's been on market 165 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 1952 — 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 D-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: 1.35% ✓
• Cap rate: 10.78%
• Cash-on-cash: 16.01%
• DSCR: 1.71
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $134,758
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
316 Mohawk St	0.02mi	2/1.0 (-1)	949 (0%)	2mo	$141,000	$149	92
318 Minocqua St	0.08mi	2/1.0 (-1)	974 (+3%)	1mo	$145,000	$149	86
354 Marquette St	0.22mi	2/1.0 (-1)	973 (+2%)	2mo	$131,000	$135	79
314 Seminole St	0.44mi	2/1.0 (-1)	949 (0%)	1mo	$135,000	$142	74
314 Windsor St	0.28mi	3/1.0	1,014 (+7%)	2mo	$141,000	$139	74
254 Blackhawk Dr	0.27mi	2/1.0 (-1)	1,000 (+5%)	2mo	$105,000	$105	72
209 Miami St	0.46mi	2/1.0 (-1)	974 (+3%)	1mo	$108,000	$111	69
310 Nassau St	0.74mi	3/1.0	953 (+0%)	1mo	$129,000	$135	64
136 Peach St	0.58mi	2/1.0 (-1)	974 (+3%)	3mo	$163,000	$167	61
208 Miami St	0.45mi	3/1.5	1,053 (+11%)	2mo	$175,000	$166	57
429 Natoma St	0.74mi	3/1.0	1,035 (+9%)	0mo	$159,000	$154	50
306 Winnebago St	0.61mi	3/2.0	1,088 (+15%)	3mo	$105,000	$97	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.0%
• Equity multiple: 1.27×
• Total profit: $10,885
• Equity at exit: $21,322

10-year hold

• IRR: 16.3%
• Equity multiple: 2.33×
• Total profit: $53,414
• Equity at exit: $12,364

Cash invested: $40,040 (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 60466

• Home prices YoY: -21.1%
• Active inventory: 102
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,927 high
• Mortgage (P&I): −$750
• Tax est. 1.5%: −$179 /mo · $2,145/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $534

Break-even live

Break-even rent $1,251

Max offer price $143,000

Occupancy floor 67%

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: $35,750
• Closing costs: $4,290
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
411 Huron St Park Forest, IL	3.0	1.0	1092	$2,300	$2.11	24d	1	0.51mi
277 Somonauk St Park Forest, IL	3.0	1.0	966	$2,000	$2.07	3d	1	0.57mi
3905 Tower Dr Richton Park, IL	1.0–2.0	1.0–2.0	905	$1,795	$1.98	1d	19	0.89mi
194 Monee Rd Park Forest, IL	3.0	1.0	1092	$1,971	$1.80	22d	1	0.96mi
235 Tampa St Park Forest, IL	3.0	1.0	1092	$2,000	$1.83	24d	1	0.97mi
4014 Euclid Ln Richton Park, IL	2.0	1.0	1100	$2,100	$1.91	22d	1	0.97mi
4014 Euclid Ln Richton Park, IL	2.0	1.0	1100	$2,100	$1.91	7d	1	0.97mi
4014 Euclid Ln Richton Park, IL	3.0	1.0	1100	$2,100	$1.91	13d	1	0.97mi
22501 Butterfield Rd Unit 22419-109 Richton Park, IL	2.0	1.0	798	$1,310	$1.64	7d	1	1.12mi
22501 Butterfield Rd Unit 22411-514 Richton Park, IL	2.0	1.5	1021	$1,365	$1.34	7d	1	1.12mi
22501 Butterfield Rd Unit 22400-311 Richton Park, IL	2.0	1.0	882	$1,360	$1.54	7d	1	1.12mi
22501 Butterfield Rd Unit 22411-506 Richton Park, IL	2.0	1.0	882	$1,325	$1.50	7d	1	1.12mi
22501 Butterfield Rd Unit 22415-207 Richton Park, IL	2.0	1.5	944	$1,360	$1.44	7d	1	1.12mi
3324 Western Ave Park Forest, IL	1.0–3.0	1.0	1026	$1,995	$1.94	1d	11	1.19mi
23439 Western Ave Unit C29 Park Forest, IL	2.0	2.0	975	$1,570	$1.61	1d	1	1.50mi

Listing history 28 events

1. 2026-06-18
   days on market $143,000 Active 165 DOM
2. 2026-06-17
   days on market $143,000 Active 164 DOM
3. 2026-06-16
   days on market $143,000 Active 163 DOM
4. 2026-06-15
   pricedays on market $143,000 Active 162 DOM
5. 2026-06-13
   statusdays on market $146,900 Active 160 DOM
6. 2026-06-09
   days on market $146,900 Contingent - Continue to Show 156 DOM
7. 2026-06-08
   days on market $146,900 Contingent - Continue to Show 155 DOM
8. 2026-06-07
   days on market $146,900 Contingent - Continue to Show 154 DOM
9. 2026-06-04
   days on market $146,900 Contingent - Continue to Show 151 DOM
10. 2026-06-03
    days on market $146,900 Contingent - Continue to Show 150 DOM
11. 2026-06-02
    days on market $146,900 Contingent - Continue to Show 149 DOM
12. 2026-06-01
    days on market $146,900 Contingent - Continue to Show 148 DOM
13. 2026-05-31
    days on market $146,900 Contingent - Continue to Show 147 DOM
14. 2026-04-25
    historical Contingent - Continue to Show
15. 2026-01-04
    listed $146,900 Active
16. 2025-12-31
    historical
17. 2025-11-10
    listed Active
18. 2025-11-10
    historical
19. 2025-08-21
    status Active
20. 2025-08-11
    historical Contingent - Continue to Show
21. 2025-07-21
    listed Active
22. 2023-06-29
    soldstatus $110,000
23. 2023-06-27
    soldstatus $110,000 Closed
24. 2023-05-29
    historical Contingent - Continue to Show
25. 2023-05-24
    listed $110,000 Active
26. 1987-10-01
    soldstatus $46,000
27. 1985-02-05
    soldstatus $44,500
28. 1985-01-01
    soldstatus $44,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $23,127
• − Mortgage interest: −$8,010
• − Property taxes: −$2,145
• − Insurance: −$715
• − Repairs & maintenance: −$1,850
• − Management: −$1,850
• − Depreciation: −$4,160
• Taxable income: $4,396
• Est. tax owed @ 24.0%: −$1,055
• After-tax cash flow: $5,356/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 — Park Forest

• Score: 78/100
• State rank: #148
• US rank: #2726

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Park Forest, IL
• County: Cook County · 4,486,803 people
• City population: 21,461
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 21,461
• Household income: $61,654
• Rent vs Own: 33.7% rent · 66.3% own
• Severe rent burden: 900.0

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: Predominantly Black (69%)
• Race & ethnicity: Black 69% White 19% Hispanic / Latino 9% Two or more races 3% Native American 1%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Romanian 2% Iranian 1% Italian 1%
• Foreign-born: 6% · Canada
• Languages at home: 90% English-only · Spanish 7% French/Haitian/Cajun 1% Russian/Polish/Slavic 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: ▼ -58.87%
• Current HPI: 219.9692
• 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

+230.1% since first listed

15 events — show timeline

• 2026-04-25 Contingent — MRED as Distributed by MLS Grid
• 2026-01-04 Listed $146,900 MRED as Distributed by MLS Grid
• 2025-12-31 Listing Removed — MRED as Distributed by MLS Grid
• 2025-11-10 Listing Removed — MRED as Distributed by MLS Grid
• 2025-11-10 Listed — MRED as Distributed by MLS Grid
• 2025-08-21 Relisted — MRED as Distributed by MLS Grid
• 2025-08-11 Contingent — MRED as Distributed by MLS Grid
• 2025-07-21 Listed — MRED as Distributed by MLS Grid
• 2023-06-29 Sold (Public Records) $110,000 Public Records
• 2023-06-27 Sold (MLS) $110,000 MRED as Distributed by MLS Grid
• 2023-05-29 Contingent — MRED as Distributed by MLS Grid
• 2023-05-24 Listed $110,000 MRED as Distributed by MLS Grid
• 1987-10-01 Sold (Public Records) $46,000 Public Records
• 1985-02-05 Sold (Public Records) $44,500 Public Records
• 1985-01-01 Sold (Public Records) $44,500 Public Records

Property tax history

+7.0%/yr

Latest (2023): $8,784 · +24.3% YoY. Source: county tax records.