257 Minocqua St · Park Forest, IL 60466

$148,000

2 bd · 1.0 ba · 949 sqft · SingleFamily public records · 71 Days on market

Built 1951 7,095 sqft lot Est $135k · 10% over

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Why this score? — see what drove the D- 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 +14.2/30.0
• 1% rule +6.9/10.0
• DSCR +4.3/10.0
• Livability +3.9/5.0
• ARV discount +3.1/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Buyers will love this beautiful, well-maintained 1-story SFH with 1.5-car garage. This home boasts 2 bedrooms, combined dining and living area, Stainless Steel appliances (stove and refrigerator). Separate laundry/utility room with W/D as well. Newer roof and hot water heater. Spacious, 'well-manicured' backyard with patio to enjoy with family and friends. On a nice, quiet block. Close to expressway, shopping, and restaurants. No tax exemptions on property but may be lowered with tax exemptions. Don't wait, come see and make an offer! You will love it!

Key facts

• Newer roof
• Hot water heater
• 7,095 sq ft lot

Tags

• NEWER ROOF
• HOT WATER HEATER
• LARGE FENCED-IN BACKYARD
• CONVENIENT LOCATION NEAR PARKS

Property features AI

Finance

• Other: Living area source: Appraiser; Possession at closing; Some photos virtually staged
• Financial info: Special service area: No
• HOA & community: No master association fee required; Community includes park, sidewalks, street lights, and paved streets

Exterior

• Parking: Detached garage with garage door opener; Garage owned; Asphalt driveway; Approximately 1.5 garage/parking spaces
• Security: Security system
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; One-story layout; Fee simple ownership; Built before 1978; Age estimated 71–80 years
• Construction: Brick construction; Asphalt roof; Concrete perimeter foundation
• Exterior features: Patio; Lot approximately 30 x 130 (less than 0.25 acre)

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Master bedroom on main level (14 x 10), hardwood floors; Second bedroom on main level (11 x 10), hardwood floors; Additional bedrooms listed (total 2)
• Flooring: Hardwood flooring in living room and bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Wall cooling unit(s)
• Interior features: 5 total rooms; Blinds on windows; Ceiling fan(s); CO detectors; Cable-ready
• Laundry & utility: Main-level laundry (12 x 5) with washer and dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $148k.

Deal economics

• At list price, monthly cash flow is $25 ($304/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $148k).
• Recommended offer: $139k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.5% vs local median 9.5% in Park Forest — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: 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.
• Zoned schools: Michelle Obama Sch of Technology (484 students, 0% FRL).
• Market conditions: 106 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals leasing fast (median 9d 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 34% 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 $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($139k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 12y 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.

Risks & watch-outs

• Watch-outs: property tax is 4.3% of price; built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $139,120 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 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 1951 — 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 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.19% ✓
• Cap rate: 6.50%
• Cash-on-cash: 0.73%
• DSCR: 1.03
• GRM: 7.0

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
209 Miami St	0.17mi	2/1.0	974 (+3%)	1mo	$108,000	$111	87
316 Mohawk St	0.31mi	2/1.0	949 (0%)	2mo	$141,000	$149	84
254 Blackhawk Dr	0.20mi	2/1.0	1,000 (+5%)	2mo	$105,000	$105	80
318 Minocqua St	0.34mi	2/1.0	974 (+3%)	1mo	$145,000	$149	79
314 Seminole St	0.48mi	2/1.0	949 (0%)	1mo	$135,000	$142	77
136 Peach St	0.42mi	2/1.0	974 (+3%)	3mo	$163,000	$167	73
354 Marquette St	0.51mi	2/1.0	973 (+2%)	2mo	$131,000	$135	70
310 Nassau St	0.49mi	3/1.0 (+1)	953 (+0%)	1mo	$129,000	$135	70
223 S Orchard Dr	0.64mi	2/1.0	949 (0%)	0mo	$105,000	$111	70
208 Miami St	0.15mi	3/1.5 (+1)	1,053 (+11%)	2mo	$175,000	$166	66
314 Windsor St	0.52mi	3/1.0 (+1)	1,014 (+7%)	2mo	$141,000	$139	57
429 Natoma St	0.48mi	3/1.0 (+1)	1,035 (+9%)	1mo	$159,000	$154	57

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: -14.9%
• Equity multiple: 0.47×
• Total profit: $-22,134
• Equity at exit: $22,067

10-year hold

• IRR: -6.0%
• Equity multiple: 0.61×
• Total profit: $-16,238
• Equity at exit: $12,796

Cash invested: $41,440 (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: 106
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,758 high
• Mortgage (P&I): −$776
• Tax from tax record: −$526 /mo · $6,312/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $25

Break-even live

Break-even rent $1,726

Max offer price $148,000

Occupancy floor 94%

Sensitivity live

Price	-10% $109	-5% $67	+0% $25	+5% $-17	+10% $-58
Rent	-10% $-114	-5% $-44	+0% $25	+5% $95	+10% $164
Rate	-1.0pp $100	-0.5pp $63	base $25	+0.5pp $-13	+1.0pp $-52

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: $37,000
• Closing costs: $4,440
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
411 Huron St Park Forest, IL	3.0	1.0	1092	$2,200	$2.01	1d	1	0.29mi
277 Somonauk St Park Forest, IL	3.0	1.0	966	$2,000	$2.07	5d	1	0.45mi
194 Monee Rd Park Forest, IL	3.0	1.0	1092	$1,971	$1.80	23d	1	0.72mi
235 Tampa St Park Forest, IL	3.0	1.0	1092	$2,000	$1.83	26d	1	0.80mi
3484 Western Ave Unit 3484-B Park Forest, IL	1.0	1.0	600	$1,300	$2.17	0d	1	0.97mi
3324 Western Ave Park Forest, IL	1.0–3.0	1.0	1026	$1,680	$1.64	0d	11	1.06mi
11 Fir St Park Forest, IL	1.0–3.0	1.0	1026	$1,669	$1.63	0d	1	1.08mi
3905 Tower Dr Richton Park, IL	1.0–2.0	1.0–2.0	905	$1,795	$1.98	0d	19	1.18mi
23439 Western Ave Unit K12 Park Forest, IL	1.0	1.0	800	$1,415	$1.77	0d	1	1.22mi
23439 Western Ave Unit C29 Park Forest, IL	2.0	2.0	975	$1,570	$1.61	0d	1	1.22mi
4014 Euclid Ln Richton Park, IL	2.0	1.0	1100	$2,100	$1.91	9d	1	1.27mi
4014 Euclid Ln Richton Park, IL	3.0	1.0	1100	$2,100	$1.91	14d	1	1.27mi
4014 Euclid Ln Richton Park, IL	2.0	1.0	1100	$2,100	$1.91	23d	1	1.27mi
22501 Butterfield Rd Unit 22407-204 Richton Park, IL	2.0	1.0	837	$1,325	$1.58	0d	1	1.37mi
22501 Butterfield Rd Unit 22407-104 Richton Park, IL	1.0	1.0	621	$1,195	$1.92	9d	1	1.37mi
22501 Butterfield Rd Unit 22415-207 Richton Park, IL	2.0	1.5	944	$1,360	$1.44	9d	1	1.37mi
22501 Butterfield Rd Unit 22411-304 Richton Park, IL	1.0	1.0	688	$1,215	$1.77	9d	1	1.37mi
22501 Butterfield Rd Unit 22419-109 Richton Park, IL	2.0	1.0	798	$1,310	$1.64	9d	1	1.37mi
22501 Butterfield Rd Unit 22411-514 Richton Park, IL	2.0	1.5	1021	$1,365	$1.34	9d	1	1.37mi
22501 Butterfield Rd Unit 22400-311 Richton Park, IL	2.0	1.0	882	$1,360	$1.54	9d	1	1.37mi
22501 Butterfield Rd Unit 22411-506 Richton Park, IL	2.0	1.0	882	$1,325	$1.50	9d	1	1.37mi
22501 Butterfield Rd Unit 22407-202 Richton Park, IL	1.0	1.0	667	$1,210	$1.81	9d	1	1.37mi

Listing history 33 events

1. 2026-06-21
   days on market $148,000 Active 71 DOM
2. 2026-06-18
   days on market $148,000 Active 68 DOM
3. 2026-06-17
   price $148,000 Active 67 DOM
4. 2026-06-17
   days on market $149,900 Active 67 DOM
5. 2026-06-16
   days on market $149,900 Active 66 DOM
6. 2026-06-15
   days on market $149,900 Active 65 DOM
7. 2026-06-13
   days on market $149,900 Active 63 DOM
8. 2026-06-09
   days on market $149,900 Active 59 DOM
9. 2026-06-08
   days on market $149,900 Active 58 DOM
10. 2026-06-07
    days on market $149,900 Active 57 DOM
11. 2026-06-04
    days on market $149,900 Active 54 DOM
12. 2026-06-03
    days on market $149,900 Active 53 DOM
13. 2026-06-02
    days on market $149,900 Active 52 DOM
14. 2026-06-01
    days on market $149,900 Active 51 DOM
15. 2026-05-31
    days on market $149,900 Active 50 DOM
16. 2026-05-11
    price $149,900
17. 2026-04-30
    price $151,000
18. 2026-04-11
    listed $152,000 Active
19. 2024-11-06
    soldstatus $130,000
20. 2024-10-21
    soldstatus $129,900 Closed 560-char remark

    Show marketing remark (560 chars)

    Buyers will love this beautiful, well-maintained 1-story SFH with 1.5-car garage. This home boasts 2 bedrooms, combined dining and living area, Stainless Steel appliances (stove and refrigerator). Separate laundry/utility room with W/D as well. Newer roof and hot water heater. Spacious, 'well-manicured' backyard with patio to enjoy with family and friends. On a nice, quiet block. Close to expressway, shopping, and restaurants. No tax exemptions on property but may be lowered with tax exemptions. Don't wait, come see and make an offer! You will love it!

21. 2024-08-30
    historical Contingent - Continue to Show 560-char remark

    Show marketing remark (560 chars)

    Buyers will love this beautiful, well-maintained 1-story SFH with 1.5-car garage. This home boasts 2 bedrooms, combined dining and living area, Stainless Steel appliances (stove and refrigerator). Separate laundry/utility room with W/D as well. Newer roof and hot water heater. Spacious, 'well-manicured' backyard with patio to enjoy with family and friends. On a nice, quiet block. Close to expressway, shopping, and restaurants. No tax exemptions on property but may be lowered with tax exemptions. Don't wait, come see and make an offer! You will love it!

22. 2024-07-29
    price $129,900 560-char remark

    Show marketing remark (560 chars)

    Buyers will love this beautiful, well-maintained 1-story SFH with 1.5-car garage. This home boasts 2 bedrooms, combined dining and living area, Stainless Steel appliances (stove and refrigerator). Separate laundry/utility room with W/D as well. Newer roof and hot water heater. Spacious, 'well-manicured' backyard with patio to enjoy with family and friends. On a nice, quiet block. Close to expressway, shopping, and restaurants. No tax exemptions on property but may be lowered with tax exemptions. Don't wait, come see and make an offer! You will love it!

23. 2024-07-12
    listed $140,000 Active 560-char remark

    Show marketing remark (560 chars)

    Buyers will love this beautiful, well-maintained 1-story SFH with 1.5-car garage. This home boasts 2 bedrooms, combined dining and living area, Stainless Steel appliances (stove and refrigerator). Separate laundry/utility room with W/D as well. Newer roof and hot water heater. Spacious, 'well-manicured' backyard with patio to enjoy with family and friends. On a nice, quiet block. Close to expressway, shopping, and restaurants. No tax exemptions on property but may be lowered with tax exemptions. Don't wait, come see and make an offer! You will love it!

24. 2021-08-17
    soldstatus $87,000
25. 2018-10-02
    historical
26. 2018-04-02
    listed New
27. 2016-10-21
    historical
28. 2016-07-21
    price
29. 2016-05-05
    listed New
30. 2014-09-16
    status Pending
31. 2014-09-15
    historical
32. 2014-08-17
    listed New
33. 2004-04-01
    soldstatus $68,500

ⓘ 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: $6,312 · $526/mo
• Projected year-2 tax: $6,312 · $526/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 6/10 Major FEMA zone X (unshaded) · 74% 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: $21,101
• − Mortgage interest: −$8,290
• − Property taxes: −$6,312
• − Insurance: −$740
• − Repairs & maintenance: −$1,688
• − Management: −$1,688
• − Depreciation: −$4,305
• Taxable loss: −$1,923
• Est. tax savings @ 24.0%: +$462
• After-tax cash flow: $765/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

+118.8% since first listed

18 events — show timeline

• 2026-05-11 Price Changed $149,900 MRED as Distributed by MLS Grid
• 2026-04-30 Price Changed $151,000 MRED as Distributed by MLS Grid
• 2026-04-11 Listed $152,000 MRED as Distributed by MLS Grid
• 2024-11-06 Sold (Public Records) $130,000 Public Records
• 2024-10-21 Sold (MLS) $129,900 MRED as Distributed by MLS Grid
• 2024-08-30 Contingent — MRED as Distributed by MLS Grid
• 2024-07-29 Price Changed $129,900 MRED as Distributed by MLS Grid
• 2024-07-12 Listed $140,000 MRED as Distributed by MLS Grid
• 2021-08-17 Sold (Public Records) $87,000 Public Records
• 2018-10-02 Listing Removed — MRED as Distributed by MLS Grid
• 2018-04-02 Listed — MRED as Distributed by MLS Grid
• 2016-10-21 Listing Removed — MRED as Distributed by MLS Grid
• 2016-07-21 Price Changed — MRED as Distributed by MLS Grid
• 2016-05-05 Listed — MRED as Distributed by MLS Grid
• 2014-09-16 Pending — MRED as Distributed by MLS Grid
• 2014-09-15 Listing Removed — MRED as Distributed by MLS Grid
• 2014-08-17 Listed — MRED as Distributed by MLS Grid
• 2004-04-01 Sold (Public Records) $68,500 Public Records

Property tax history

+2.6%/yr

Latest (2023): $6,312 · +34.7% YoY. Source: county tax records.