1551 N 43rd Ave · Stone Park, IL 60165

$379,999

6 bd · 3.0 ba · 2,450 sqft · MultiFamily public records · 29 Days on market

Built 1961 7,200 sqft lot

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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 +10.7/30.0
• Appreciation +8.3/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• Livability +4.1/5.0
• DSCR +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 2 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

SPACIOUS, BRIGHT 2-FLAT IN STONE PARK! 2 3BR UNITS. DOWNSTAIRS APARTMENT HAS 2 BATHS. 2.5-CAR GARAGE. GREAT VALUE; CHECK PREVIOUS LISTING PRICES! Vacant, easy to show. As-is. Buyer to verify room count, zoning & dimensions, school districts. Seller encourages pre-approval through an approved FNMA HomePath lender. This program allows for as little as a 3% down, no MI, and no appraisal.

Key facts

• Two unit
• Open rear porch
• Beautiful backyard

Tags

• TWO UNIT
• BEAUTIFUL BACKYARD
• OPEN REAR PORCH
• SPACIOUS UNITS

Property features AI

Finance

• Other: Building contains 2 units; Multi-unit setup: two 3-bedroom/1-bath units (one on each floor); Some photos are virtually staged; Possession at closing; Earnest money is held
• Financial info: Special service area: No

Exterior

• Parking: Detached garage (2 garage spaces, 2 total parking spaces)
• Utilities: Public water; Public sewer
• Home design: Two- to four-unit building; Fee simple ownership; Rehab completed in 2026; Built 51–60 years ago; Built before 1978
• Construction: Brick construction
• Exterior features: Lot approximately 60 x 120; Less than 0.25 acre lot

Interior

• Kitchen: Stove; Refrigerator
• Bedrooms: 6 bedrooms (3 on first floor, 3 on second floor)
• Bathrooms: 3 full bathrooms
• Heating & cooling: Natural gas heating
• Interior features: Finished full basement; 8 total rooms
• Laundry & utility: Tenants pay electric, gas, and heat

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.5-bath units multifamily listed at $380k.

Deal economics

• At list price, monthly cash flow is $-643 ($-8k/yr) — negative. Per door: $-321/mo.
• To cash-flow at today's rent, offer at most $266k (29.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $379k (0.3% below list).
• Recommended offer: $266k (29.9% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 82/100 on livability (#68 in IL, #1,121 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, cost of living A+; Watch: amenities D+, health & safety D+.
• Proviso Twp Hsd 209 (suburban): math 12% / reading 17% proficiency, ranked #507 of 620 in IL (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Whittier Primary School (353 students, 0% FRL); Northlake Middle School (math 15% / reading 19%, grade F, #460 of 665 statewide, top 72%, 379 students, 0% FRL); Proviso West High School (math 6% / reading 11%, grade F, #584 of 693 statewide, top 85%, 1,868 students, 0% FRL).
• Market conditions: 7 active listings in the ZIP; 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).

Forward outlook

• In year one you build about $28k of equity ($3k loan paydown + $25k appreciation (6.7% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($374k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 20y 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 $129k; list at $380k implies a 195% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; flood insurance adds $460/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $266,476 (29.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
6. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.00% ✗
• Cap rate: 5.72%
• Cash-on-cash: -2.06%
• DSCR: 0.91
• GRM: 8.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.65% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.3%
• Equity multiple: 1.79×
• Total profit: $84,169
• Equity at exit: $254,529

10-year hold

• IRR: 12.2%
• Equity multiple: 3.61×
• Total profit: $277,672
• Equity at exit: $475,724

Cash invested: $106,400 (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 60165

• Home prices YoY: 2.4%
• Active inventory: 7
• Price-to-rent: 16.7×

Monthly cashflow live

• Estimated rent: $3,787 high
• Mortgage (P&I): −$1,993
• Tax from tax record: −$1,023 /mo · $12,274/yr
• Insurance: −$158
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$795
• Net cashflow: $-643

Break-even live

Break-even rent $4,600

Max offer price $266,476

Occupancy floor —

Sensitivity live

Price	-10% $-428	-5% $-535	+0% $-643	+5% $-750	+10% $-858
Rent	-10% $-942	-5% $-792	+0% $-643	+5% $-493	+10% $-343
Rate	-1.0pp $-451	-0.5pp $-546	base $-643	+0.5pp $-741	+1.0pp $-841

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	1.5	$3,788
Total (2 units)			$3,787

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: $95,000
• Closing costs: $11,400
• Reserves months: —
• Total cash needed: —

Listing history 40 events

1. 2026-06-21
   days on market $379,999 Active 29 DOM
2. 2026-06-18
   days on market $379,999 Active 26 DOM
3. 2026-06-17
   days on market $379,999 Active 25 DOM
4. 2026-06-16
   days on market $379,999 Active 24 DOM
5. 2026-06-15
   days on market $379,999 Active 23 DOM
6. 2026-06-13
   days on market $379,999 Active 21 DOM
7. 2026-06-13
   days on market $379,999 Active 20 DOM
8. 2026-06-09
   days on market $379,999 Active 17 DOM
9. 2026-06-08
   days on market $379,999 Active 16 DOM
10. 2026-06-07
    days on market $379,999 Active 15 DOM
11. 2026-06-04
    days on market $379,999 Active 12 DOM
12. 2026-06-03
    days on market $379,999 Active 11 DOM
13. 2026-06-02
    days on market $379,999 Active 10 DOM
14. 2026-06-01
    days on market $379,999 Active 9 DOM
15. 2026-05-31
    days on market $379,999 Active 8 DOM
16. 2026-05-23
    listed $379,999 Active
17. 2013-08-06
    historical
18. 2013-06-03
    price Price Change
19. 2013-02-07
    listed New
20. 2009-09-21
    soldstatus $128,900 Closed Sale 393-char remark

    Show marketing remark (393 chars)

    SPACIOUS, BRIGHT 2-FLAT IN STONE PARK! 2 3BR UNITS. DOWNSTAIRS APARTMENT HAS 2 BATHS. 2.5-CAR GARAGE. GREAT VALUE; CHECK PREVIOUS LISTING PRICES! Vacant, easy to show. As-is. Buyer to verify room count, zoning & dimensions, school districts. Seller encourages pre-approval through an approved FNMA HomePath lender. This program allows for as little as a 3% down, no MI, and no appraisal.

21. 2009-09-01
    historical Contingent 393-char remark

    Show marketing remark (393 chars)

    SPACIOUS, BRIGHT 2-FLAT IN STONE PARK! 2 3BR UNITS. DOWNSTAIRS APARTMENT HAS 2 BATHS. 2.5-CAR GARAGE. GREAT VALUE; CHECK PREVIOUS LISTING PRICES! Vacant, easy to show. As-is. Buyer to verify room count, zoning & dimensions, school districts. Seller encourages pre-approval through an approved FNMA HomePath lender. This program allows for as little as a 3% down, no MI, and no appraisal.

22. 2009-08-26
    price $129,900 Price Change 393-char remark

    Show marketing remark (393 chars)

    SPACIOUS, BRIGHT 2-FLAT IN STONE PARK! 2 3BR UNITS. DOWNSTAIRS APARTMENT HAS 2 BATHS. 2.5-CAR GARAGE. GREAT VALUE; CHECK PREVIOUS LISTING PRICES! Vacant, easy to show. As-is. Buyer to verify room count, zoning & dimensions, school districts. Seller encourages pre-approval through an approved FNMA HomePath lender. This program allows for as little as a 3% down, no MI, and no appraisal.

23. 2009-08-18
    listed $137,500 New 393-char remark

    Show marketing remark (393 chars)

    SPACIOUS, BRIGHT 2-FLAT IN STONE PARK! 2 3BR UNITS. DOWNSTAIRS APARTMENT HAS 2 BATHS. 2.5-CAR GARAGE. GREAT VALUE; CHECK PREVIOUS LISTING PRICES! Vacant, easy to show. As-is. Buyer to verify room count, zoning & dimensions, school districts. Seller encourages pre-approval through an approved FNMA HomePath lender. This program allows for as little as a 3% down, no MI, and no appraisal.

24. 2009-07-01
    historical
25. 2009-06-16
    status
26. 2009-05-14
    historical
27. 2009-04-22
    price
28. 2009-03-26
    listed
29. 2009-03-17
    historical
30. 2009-02-21
    price
31. 2009-02-09
    price
32. 2008-11-21
    price
33. 2008-10-12
    listed
34. 2008-10-02
    historical
35. 2008-02-12
    listed
36. 2007-06-30
    historical
37. 2007-03-10
    listed
38. 2007-02-28
    historical
39. 2006-10-27
    listed
40. 2006-02-27
    soldstatus $305,000

ⓘ 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: $12,274 · $1,023/mo
• Projected year-2 tax: $12,274 · $1,023/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 7/10 Severe FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥101°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $45,444
• − Mortgage interest: −$21,286
• − Property taxes: −$12,274
• − Insurance: −$7,425
• − Repairs & maintenance: −$3,636
• − Management: −$3,636
• − Depreciation: −$11,055
• Taxable loss: −$13,867
• Est. tax savings @ 24.0%: +$3,328
• After-tax cash flow: $-4,384/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: Proviso Twp Hsd 209
• NCES district ID: 1732910
• Math proficiency: 12% ▼ -4.00%
• Reading proficiency: 17% ▼ -3.00%
• Median HH income: $51,744
• Composite: 13.5/100
• National rank: #9518
• State rank: #507 of 620 in IL

Livability — Stone Park

• Score: 82/100
• State rank: #68
• US rank: #1121

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stone Park, IL
• City population: 4,504
• Population (ZIP): 4,504

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 Hispanic (93%)
• Race & ethnicity: Hispanic / Latino 93% Two or more races 28% White 4% Native American 2% Black 2%
• Hispanic origin (detail): Mexican 85% Puerto Rican 5%
• Foreign-born: 41% · Canada
• Languages at home: 16% English-only · Spanish 82% Other Asian/Pacific 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: ▲ 6.65%
• Current HPI: 282.2554
• 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

+24.6% since first listed

25 events — show timeline

• 2026-05-23 Listed $379,999 MRED as Distributed by MLS Grid
• 2013-08-06 Listing Removed — MRED as Distributed by MLS Grid
• 2013-06-03 Price Changed — MRED as Distributed by MLS Grid
• 2013-02-07 Listed — MRED as Distributed by MLS Grid
• 2009-09-21 Sold (MLS) $128,900 MRED as Distributed by MLS Grid
• 2009-09-01 Contingent — MRED as Distributed by MLS Grid
• 2009-08-26 Price Changed $129,900 MRED as Distributed by MLS Grid
• 2009-08-18 Listed $137,500 MRED as Distributed by MLS Grid
• 2009-07-01 Listing Removed — MRED as Distributed by MLS Grid
• 2009-06-16 Relisted — MRED as Distributed by MLS Grid
• 2009-05-14 Contingent — MRED as Distributed by MLS Grid
• 2009-04-22 Price Changed — MRED as Distributed by MLS Grid
• 2009-03-26 Listed — MRED as Distributed by MLS Grid
• 2009-03-17 Listing Removed — MRED as Distributed by MLS Grid
• 2009-02-21 Price Changed — MRED as Distributed by MLS Grid
• 2009-02-09 Price Changed — MRED as Distributed by MLS Grid
• 2008-11-21 Price Changed — MRED as Distributed by MLS Grid
• 2008-10-12 Listed — MRED as Distributed by MLS Grid
• 2008-10-02 Listing Removed — MRED as Distributed by MLS Grid
• 2008-02-12 Listed — MRED as Distributed by MLS Grid
• 2007-06-30 Listing Removed — MRED as Distributed by MLS Grid
• 2007-03-10 Listed — MRED as Distributed by MLS Grid
• 2007-02-28 Listing Removed — MRED as Distributed by MLS Grid
• 2006-10-27 Listed — MRED as Distributed by MLS Grid
• 2006-02-27 Sold (Public Records) $305,000 Public Records

Property tax history

+2.6%/yr

Latest (2023): $12,274 · +13.6% YoY. Source: county tax records.