106 Blackhawk Dr · Park Forest, IL 60466

$215,000

4 bd · 2.0 ba · 1,664 sqft · SingleFamily public records · 69 Days on market

Built 1954 Est $170k · 27% over ↓ 35% since listing

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Why this score? — see what drove the F 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 +13.4/30.0
• 1% rule +6.6/10.0
• DSCR +4.0/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

I am ready for all your entertaining needs I feature an open layout with hardwood floors, 4 spacious bedrooms and 2 bathrooms, updated kitchen and new stainless steel appliances. Let's keep cozy in front of the fireplace and enjoy family dinners in the formal dining room. If you are an outdoors person have no fear I have a wonderfully inviting sunroom to host all of your family gatherings and my exquisite spacious backyard will help entertain your extended guests. My heating system is approximate 1 year young, and my water heater is 2 years young. Newer electrical and updated plumbing as well. If you want to take a stroll to the park I am close to Somonauk Park and Central Park. Closest schools are Blackhawk Primary Elementary and Rich East High School. I am close to I-57 expressway and 7 minutes away from the Richton Park Metra Station. Have no fear I have applied for a tax appeal and I am willing to give up to 3% in closing costs to YOU. Come check me out!

Key facts

• Garage
• Built 1954
• Listed 69 days

Property features AI

Finance

• Other: Community features include park access and neighborhood street amenities
• HOA & community: No required master association fee

Exterior

• Parking: Detached garage (garage owned) with garage door opener; Concrete parking; Approximately 1.5 garage/parking spaces
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; 1.5-story / bi-level configuration; Fee simple ownership; Rehab completed in 2017; Built before 1978 (rehab noted)
• Construction: Vinyl siding and brick exterior; Asphalt roof; Estimated age: 71–80 years
• Exterior features: Patio; Lot dimensions approximately 57 x 70 x 126 x 132; Lot under 0.25 acre; Curbs, sidewalks, street lights, paved streets; Park nearby

Interior

• Kitchen: Range; Microwave; Refrigerator
• Bedrooms: 4 bedrooms total; Master bedroom on main level (13 x 9); Second-level bedrooms: 13 x 11; 12 x 11; 10 x 8
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: First-floor full bathroom; CO detectors; Ceiling fan(s); Attached fireplace doors/screens
• Laundry & utility: Main-level laundry in a laundry closet

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $5 ($62/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $215k).
• Recommended offer: $202k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.3% vs local median 9.7% 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: 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; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).
• At $2,499/mo this rent would consume 49% of the median local household income ($62k/yr) (locally 900% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 69 days — a 6% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 11y ago; this cycle's ask is 132% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $92k; list at $215k implies a 134% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.2% of price; built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $202,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 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 1954 — 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: 1.16% ✓
• Cap rate: 6.32%
• Cash-on-cash: 0.10%
• DSCR: 1.00
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $169,728
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
356 S Orchard Dr	0.04mi	3/2.5 (-1)	1,811 (+9%)	3mo	$185,000	$102	74
364 Osage St	0.19mi	4/3.0	1,503 (-10%)	1mo	$245,000	$163	70
204 Nashua St	0.51mi	4/2.0	1,625 (-2%)	6mo	$90,000	$55	68
356 Osage St	0.22mi	4/2.0	1,875 (+13%)	6mo	$70,000	$37	64
6 Monee Ct	0.16mi	3/1.5 (-1)	1,452 (-13%)	3mo	$120,000	$83	62
336 Indianwood Blvd	0.33mi	3/1.5 (-1)	1,784 (+7%)	6mo	$190,000	$107	61
343 Osage St	0.33mi	3/1.0 (-1)	1,490 (-10%)	0mo	$185,000	$124	58
123 Peach St	0.54mi	4/2.5	1,778 (+7%)	7mo	$150,000	$84	55
165 Nashua St	0.45mi	4/2.0	1,443 (-13%)	3mo	$199,900	$139	55
256 Sangamon St	0.70mi	4/2.0	1,567 (-6%)	6mo	$142,000	$91	52
453 Titonka St	0.75mi	5/2.0 (+1)	1,800 (+8%)	6mo	$232,400	$129	42
257 Miami St	0.72mi	5/2.0 (+1)	1,898 (+14%)	2mo	$190,000	$100	36

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: -15.9%
• Equity multiple: 0.43×
• Total profit: $-34,175
• Equity at exit: $32,057

10-year hold

• IRR: -7.3%
• Equity multiple: 0.54×
• Total profit: $-27,976
• Equity at exit: $18,589

Cash invested: $60,200 (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: 7.2×

Monthly cashflow live

• Estimated rent: $2,499 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$752 /mo · $9,021/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $5

Break-even live

Break-even rent $2,492

Max offer price $215,000

Occupancy floor 95%

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
111 Nashua St Park Forest, IL	4.0	1.5	1500	$2,500	$1.67	24d	1	0.12mi
372 Oswego St Park Forest, IL	4.0	1.0	1200	$2,600	$2.17	24d	1	0.21mi
336 Oakwood St Park Forest, IL	3.0	2.0	2083	$2,800	$1.34	10d	1	0.24mi
411 Huron St Park Forest, IL	3.0	1.0	1092	$2,300	$2.11	24d	1	0.48mi
19 Apple Ln Park Forest, IL	3.0	1.0	1541	$2,300	$1.49	12d	1	0.52mi
194 Monee Rd Park Forest, IL	3.0	1.0	1092	$1,971	$1.80	22d	1	0.54mi
441 Talala St Park Forest, IL	4.0	2.0	1740	$2,500	$1.44	24d	1	0.57mi
490 Shabbona Dr Park Forest, IL	3.0	1.0	1300	$1,895	$1.46	3d	1	0.75mi
235 Tampa St Park Forest, IL	3.0	1.0	1092	$2,000	$1.83	24d	1	0.78mi
3324 Western Ave Park Forest, IL	1.0–3.0	1.0	1026	$1,995	$1.94	1d	11	0.95mi
400 Watseka St Park Forest, IL	4.0	2.0	1161	$2,161	$1.86	16d	1	1.46mi

Listing history 48 events

1. 2026-06-18
   price $215,000 Active 69 DOM
2. 2026-06-18
   days on market $217,500 Active 69 DOM
3. 2026-06-17
   days on market $217,500 Active 68 DOM
4. 2026-06-16
   days on market $217,500 Active 67 DOM
5. 2026-06-15
   days on market $217,500 Active 66 DOM
6. 2026-06-13
   days on market $217,500 Active 64 DOM
7. 2026-06-09
   days on market $217,500 Active 60 DOM
8. 2026-06-08
   days on market $217,500 Active 59 DOM
9. 2026-06-07
   pricedays on market $217,500 Active 58 DOM
10. 2026-06-04
    days on market $224,900 Active 55 DOM
11. 2026-06-03
    days on market $224,900 Active 54 DOM
12. 2026-06-02
    days on market $224,900 Active 53 DOM
13. 2026-06-01
    days on market $224,900 Active 52 DOM
14. 2026-05-31
    days on market $224,900 Active 51 DOM
15. 2026-05-13
    status Active
16. 2026-04-16
    historical Contingent - Continue to Show
17. 2026-04-09
    historical
18. 2025-12-12
    historical Contingent - Continue to Show
19. 2025-12-12
    historical
20. 2025-08-19
    price
21. 2025-06-30
    price
22. 2025-06-02
    listed Active
23. 2018-12-05
    soldstatus $92,000 Closed Sale 973-char remark

    Show marketing remark (973 chars)

    I am ready for all your entertaining needs I feature an open layout with hardwood floors, 4 spacious bedrooms and 2 bathrooms, updated kitchen and new stainless steel appliances. Let's keep cozy in front of the fireplace and enjoy family dinners in the formal dining room. If you are an outdoors person have no fear I have a wonderfully inviting sunroom to host all of your family gatherings and my exquisite spacious backyard will help entertain your extended guests. My heating system is approximate 1 year young, and my water heater is 2 years young. Newer electrical and updated plumbing as well. If you want to take a stroll to the park I am close to Somonauk Park and Central Park. Closest schools are Blackhawk Primary Elementary and Rich East High School. I am close to I-57 expressway and 7 minutes away from the Richton Park Metra Station. Have no fear I have applied for a tax appeal and I am willing to give up to 3% in closing costs to YOU. Come check me out!

24. 2018-11-02
    status Pending 973-char remark

    Show marketing remark (973 chars)

    I am ready for all your entertaining needs I feature an open layout with hardwood floors, 4 spacious bedrooms and 2 bathrooms, updated kitchen and new stainless steel appliances. Let's keep cozy in front of the fireplace and enjoy family dinners in the formal dining room. If you are an outdoors person have no fear I have a wonderfully inviting sunroom to host all of your family gatherings and my exquisite spacious backyard will help entertain your extended guests. My heating system is approximate 1 year young, and my water heater is 2 years young. Newer electrical and updated plumbing as well. If you want to take a stroll to the park I am close to Somonauk Park and Central Park. Closest schools are Blackhawk Primary Elementary and Rich East High School. I am close to I-57 expressway and 7 minutes away from the Richton Park Metra Station. Have no fear I have applied for a tax appeal and I am willing to give up to 3% in closing costs to YOU. Come check me out!

25. 2018-10-19
    listed $92,500 New 973-char remark

    Show marketing remark (973 chars)

    I am ready for all your entertaining needs I feature an open layout with hardwood floors, 4 spacious bedrooms and 2 bathrooms, updated kitchen and new stainless steel appliances. Let's keep cozy in front of the fireplace and enjoy family dinners in the formal dining room. If you are an outdoors person have no fear I have a wonderfully inviting sunroom to host all of your family gatherings and my exquisite spacious backyard will help entertain your extended guests. My heating system is approximate 1 year young, and my water heater is 2 years young. Newer electrical and updated plumbing as well. If you want to take a stroll to the park I am close to Somonauk Park and Central Park. Closest schools are Blackhawk Primary Elementary and Rich East High School. I am close to I-57 expressway and 7 minutes away from the Richton Park Metra Station. Have no fear I have applied for a tax appeal and I am willing to give up to 3% in closing costs to YOU. Come check me out!

26. 2018-09-10
    historical
27. 2018-07-10
    price
28. 2018-06-28
    status Reactivated
29. 2018-06-27
    historical
30. 2018-05-26
    status Reactivated
31. 2018-05-26
    status Contingent (Do Not Show)
32. 2018-05-21
    price
33. 2018-04-07
    price
34. 2017-11-09
    listed New
35. 2016-05-24
    soldstatus $20,500 Closed Sale
36. 2016-04-29
    status Pending
37. 2016-04-28
    status Reactivated
38. 2016-04-22
    status Pending
39. 2016-04-18
    status Reactivated
40. 2016-03-17
    status Pending
41. 2016-03-12
    price $19,900
42. 2016-03-01
    listed $29,900 New
43. 2016-02-29
    historical
44. 2016-01-06
    price
45. 2015-12-10
    price
46. 2015-11-01
    price
47. 2015-10-06
    listed New
48. 2006-07-06
    soldstatus $140,500

ⓘ 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: $9,021 · $752/mo
• Projected year-2 tax: $9,021 · $752/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 · 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: $29,985
• − Mortgage interest: −$12,043
• − Property taxes: −$9,021
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,399
• − Management: −$2,399
• − Depreciation: −$6,255
• Taxable loss: −$3,207
• Est. tax savings @ 24.0%: +$770
• After-tax cash flow: $832/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

-34.5% since first listed

34 events — show timeline

• 2026-05-13 Relisted — MRED as Distributed by MLS Grid
• 2026-04-16 Contingent — MRED as Distributed by MLS Grid
• 2026-04-09 Listing Removed — MRED as Distributed by MLS Grid
• 2025-12-12 Contingent — MRED as Distributed by MLS Grid
• 2025-12-12 Listing Removed — MRED as Distributed by MLS Grid
• 2025-08-19 Price Changed — MRED as Distributed by MLS Grid
• 2025-06-30 Price Changed — MRED as Distributed by MLS Grid
• 2025-06-02 Listed — MRED as Distributed by MLS Grid
• 2018-12-05 Sold (MLS) $92,000 MRED as Distributed by MLS Grid
• 2018-11-02 Pending — MRED as Distributed by MLS Grid
• 2018-10-19 Listed $92,500 MRED as Distributed by MLS Grid
• 2018-09-10 Listing Removed — MRED as Distributed by MLS Grid
• 2018-07-10 Price Changed — MRED as Distributed by MLS Grid
• 2018-06-28 Relisted — MRED as Distributed by MLS Grid
• 2018-06-27 Listing Removed — MRED as Distributed by MLS Grid
• 2018-05-26 Relisted — MRED as Distributed by MLS Grid
• 2018-05-26 Pending — MRED as Distributed by MLS Grid
• 2018-05-21 Price Changed — MRED as Distributed by MLS Grid
• 2018-04-07 Price Changed — MRED as Distributed by MLS Grid
• 2017-11-09 Listed — MRED as Distributed by MLS Grid
• 2016-05-24 Sold (MLS) $20,500 MRED as Distributed by MLS Grid
• 2016-04-29 Pending — MRED as Distributed by MLS Grid
• 2016-04-28 Relisted — MRED as Distributed by MLS Grid
• 2016-04-22 Pending — MRED as Distributed by MLS Grid
• 2016-04-18 Relisted — MRED as Distributed by MLS Grid
• 2016-03-17 Pending — MRED as Distributed by MLS Grid
• 2016-03-12 Price Changed $19,900 MRED as Distributed by MLS Grid
• 2016-03-01 Listed $29,900 MRED as Distributed by MLS Grid
• 2016-02-29 Listing Removed — MRED as Distributed by MLS Grid
• 2016-01-06 Price Changed — MRED as Distributed by MLS Grid
• 2015-12-10 Price Changed — MRED as Distributed by MLS Grid
• 2015-11-01 Price Changed — MRED as Distributed by MLS Grid
• 2015-10-06 Listed — MRED as Distributed by MLS Grid
• 2006-07-06 Sold (Public Records) $140,500 Public Records

Property tax history

+4.7%/yr

Latest (2023): $9,021 · +80.8% YoY. Source: county tax records.