2107 Elim Ave · Zion, IL 60099

$239,000

2 bd · 2.0 ba · 1,064 sqft · MultiFamily public records · 8 Days on market

Built 1956

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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 +12.4/30.0
• ARV discount +7.5/15.0
• 1% rule +4.3/10.0
• DSCR +3.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Welcome to this beautifully maintained side by side brick duplex perfectly situated in a desirable neighborhood. each unit features a comfortable one bedroom layout complete with cozy living room and inviting eating space ideal for entertaining or relaxing after a long day unit 1 showcasing elegant brown laminate wood flooring that add warm character to the space. Unit 2 featuring sleek gray laminate flooring throughout, offering a modern touch and easy maintenance. Both units benefit from abundant natural light, creating a bright and airy atmosphere. The spacious backyard is a standout feature providing ample room for entertaining outdoor activities gardening or simply enjoying the fr

Key facts

• Cozy living room
• One bedroom layout
• 6 parking spots

Tags

• SIDE BY SIDE BRICK DUPLEX
• ONE BEDROOM LAYOUT
• COZY LIVING ROOM
• INVITING EATING SPACE
• BROWN LAMINATE WOOD FLOORING
• GRAY LAMINATE FLOORING

Property features AI

Finance

• Financial info: Special service area: No; Property listed as income-producing with two rented units (each unit rents for $1,000/month); Security deposit listed as $1,000 per unit; Current leases through July 1, 2026 and August 1, 2026

Exterior

• Parking: Off-street parking (off alley); 6 total parking spaces
• Utilities: Water from Lake Michigan and public supply; Public sewer
• Home design: Two-to-four unit building (2 units total); Fee simple ownership; One story (each unit located on first floor); Brick construction
• Construction: Built approximately 61–70 years ago; Built before 1978; Brick construction
• Exterior features: Access to commuter bus and train, interstate access; School bus service

Interior

• Kitchen: Each unit includes a stove and refrigerator
• Bedrooms: Two 1-bedroom units (each unit on first floor)
• Bathrooms: Each unit has 1 full bathroom (2 full baths total)
• Heating & cooling: Natural gas forced-air heating
• Interior features: 8 total rooms; Crawl space basement
• Laundry & utility: Tenants responsible for electric, gas, and heat

What this means for you Summary

Snapshot

• This is a 2 × 1-bed/1.0-bath units multifamily listed at $239k.

Deal economics

• At list price, monthly cash flow is $-38 ($-460/yr) — negative. Per door: $-19/mo.
• To cash-flow at today's rent, offer at most $232k (2.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $223k (6.9% below list).
• Recommended offer: $223k (6.9% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 3.8% in Zion — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 71/100 on livability (#353 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, employment C-, commute D+.
• Zion-Benton Twp Hsd 126 (suburban): math 9% / reading 16% proficiency, ranked #531 of 620 in IL (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 64 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 948 units permitted in Lake County in 2024 (424 in 5+ unit buildings).
• This rent runs 40% of the median local income ($66k/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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Lake County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $130k; list at $239k implies a 84% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $222,600 (6.9% 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 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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 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: 0.93% ✗
• Cap rate: 6.10%
• Cash-on-cash: -0.69%
• DSCR: 0.97
• GRM: 8.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -17.4%
• Equity multiple: 0.39×
• Total profit: $-41,045
• Equity at exit: $35,636

10-year hold

• IRR: -9.3%
• Equity multiple: 0.43×
• Total profit: $-38,383
• Equity at exit: $20,664

Cash invested: $66,920 (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 60099

• Home prices YoY: -32.5%
• Active inventory: 64
• Price-to-rent: 17.9×

Monthly cashflow live

• Estimated rent: $2,226 medium
• Mortgage (P&I): −$1,253
• Tax from tax record: −$444 /mo · $5,327/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$467
• Net cashflow: $-38

Break-even live

Break-even rent $2,274

Max offer price $232,234

Occupancy floor 97%

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

Units	Beds	Baths	Est. rent
▸ 2× units	1	1	$2,226
Total (2 units)			$2,226

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: $59,750
• Closing costs: $7,170
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2101 Eshcol Ave Zion, IL	3.0	2.0	1268	$2,300	$1.81	1d	1	0.41mi
2024 20th St Zion, IL	3.0	1.0	1053	$2,250	$2.14	20d	1	0.90mi
2200 Hebron Ave Unit D Zion, IL	3.0	1.5	1268	$1,700	$1.34	15d	1	1.22mi
2200 Hebron Ave Zion, IL	3.0	1.0	1268	$1,700	$1.34	15d	1	1.22mi
2204 Hebron Ave Unit B Zion, IL	3.0	1.0	1268	$1,700	$1.34	15d	1	1.22mi
2932 Bethel Blvd Zion, IL	3.0	2.0	1240	$2,100	$1.69	16d	1	1.23mi
3004 Ezra Ave Zion, IL	3.0	1.0	1000	$2,340	$2.34	1d	1	1.37mi

Listing history 7 events

1. 2026-06-18
   days on market $239,000 Active 8 DOM
2. 2026-06-17
   days on market $239,000 Active 7 DOM
3. 2026-06-16
   days on market $239,000 Active 6 DOM
4. 2026-06-15
   days on market $239,000 Active 5 DOM
5. 2026-06-13
   days on market $239,000 Active 3 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $239,000 Active 2 DOM

ⓘ 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: $5,327 · $444/mo
• Projected year-2 tax: $5,376 · $448/mo
• Expected delta: +$49/yr (+$4/mo · 0.9%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥95°F today · 13 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,712
• − Mortgage interest: −$13,388
• − Property taxes: −$5,327
• − Insurance: −$1,195
• − Repairs & maintenance: −$2,137
• − Management: −$2,137
• − Depreciation: −$6,953
• Taxable loss: −$4,424
• Est. tax savings @ 24.0%: +$1,062
• After-tax cash flow: $602/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: Zion-Benton Twp Hsd 126
• NCES district ID: 1743890
• Math proficiency: 9% ▼ -6.00%
• Reading proficiency: 16% ▼ -8.00%
• Median HH income: $56,473
• Composite: 12.29/100
• National rank: #9644
• State rank: #531 of 620 in IL

Livability — Zion

• Score: 71/100
• State rank: #353
• US rank: #7264

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Zion, IL
• County: Lake County · 591,991 people
• City population: 30,881
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 30,881
• Household income: $66,109
• Rent vs Own: 35.3% rent · 64.7% own
• Severe rent burden: 1009.0

Population outlook (Lake County) Hauer SSP2

• Today (2025): 700,217 people
• By 2030: 693,290 · -1.0%
• By 2040: 673,588 · -3.8%
• By 2050: 643,556 · -8.1%
• By 2075: 562,792 · -19.6%
• By 2100: 457,715 · -34.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.70)
• Race & ethnicity: Hispanic / Latino 40% White 29% Black 23% Two or more races 17% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 30% Puerto Rican 4% Dominican 2%
• Common ancestry: Romanian 2% Lithuanian 2% Portuguese 1%
• Foreign-born: 17% · Canada
• Languages at home: 66% English-only · Spanish 30% Tagalog/Filipino 2%

Political lean MEDSL · Lake

• 2024 margin: Strong D (+20.8) · D 59.7% · R 38.9% · Other 1.4%
• 2008→2024 swing: +1.1pp toward D · 2008: 19.6pp · 2024: 20.8pp
• All cycles: 2024: D+20.8 2020: D+24.1 2016: D+20.3 2012: D+8.1 2008: D+19.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -106.90%
• Current HPI: 222.3484
• 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

+83.8% since first listed

2 events — show timeline

• 2026-06-09 Listed $239,000 MRED as Distributed by MLS Grid
• 2006-11-28 Sold (Public Records) $130,000 Public Records

Property tax history

+1.6%/yr

Latest (2024): $5,327 · +2.9% YoY. Source: county tax records.