9721 S Cicero Ave Unit 1C · Oak Lawn, IL 60453

$134,900

2 bd · 1.0 ba · 1,000 sqft · Condo · 27 Days on market

Built 1966 $325/mo HOA · 18% of rent

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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 +19.1/30.0
• 1% rule +8.5/10.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• Rent growth +4.6/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

2 bedroom 1 bath first floor condo in Oak Lawn! Covered Parking in parking lot. Nice natural Light throughout. Large Patio outside of living room. Large bedroom closets, Large Walk in storage closet in hallway. Kitchen, formal dining room and Living Room.. Coin laundry and storage On same floor of condo. Covered parking space is right outside. Close to public transportation, shopping, Metra, restaurants, shopping and Christ Hospital!

Key facts

• Formal dining room
• Private patio
• Large living room

Tags

• PRIVATE PATIO
• LARGE LIVING ROOM
• FORMAL DINING ROOM
• WALK-IN STORAGE CLOSET
• COVERED PARKING SPACE

Property features AI

Finance

• Other: Part of a building with 15 units; Living area listed as estimated; Directions: Cicero Avenue to 97th Street, located on southeast corner
• HOA & community: Monthly association fee of $325; Association fee includes heat, water, gas, parking, insurance, exterior maintenance, lawn care, trash (scavenger) and snow removal; Association amenities include coin laundry and storage; Pets allowed (cats and dogs), maximum pet weight 30 lbs

Exterior

• Parking: Assigned, owned parking (1 space)
• Utilities: Water: Lake Michigan and public; Sewer: Public sewer and storm sewer
• Home design: Attached single condo; Entry level: 1; Not currently leased
• Construction: Brick construction; Built approximately 51–60 years ago; Built before 1978
• Exterior features: Common lot/grounds; Commuter bus and train access nearby; Interstate access nearby

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Master bedroom on main level (11 x 14); Bedroom 2 on main level (10 x 11); Additional bedrooms listed
• Flooring: Carpet in living room and master bedroom; Vinyl in kitchen, dining room, and bedroom 2
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating with baseboard units; Wall cooling unit(s)
• Interior features: 1st-floor bedroom; 1st-floor full bath; Storage; Flexicore construction; Walk-in closet(s); Total of 5 rooms; Ceiling fan(s)
• Laundry & utility: Laundry located in common area

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $135k.

Deal economics

• At list price, monthly cash flow is $144 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $133k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 4.4% in Oak Lawn — 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 80/100 on livability (#102 in IL, #1,614 nationally) — a professional / high-income tenant draw. Strengths: commute A+, housing A+, employment A-.
• Oak Lawn Chsd 229 (suburban): math 22% / reading 21% proficiency, ranked #384 of 620 in IL (top 62%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Oak Lawn Comm High School (math 22% / reading 21%, grade F, #345 of 693 statewide, top 50%, 1,834 students, 0% FRL).
• Market conditions: Rents rising fast (+8.2%/yr); 188 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 7d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $38k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y 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 $113k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $132,876 (1.5% below list)

Questions for the listing agent

1. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.35% ✓
• Cap rate: 7.57%
• Cash-on-cash: 4.56%
• DSCR: 1.20
• GRM: 6.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -1.9%
• Equity multiple: 0.92×
• Total profit: $-2,841
• Equity at exit: $20,114

10-year hold

• IRR: 13.8%
• Equity multiple: 2.43×
• Total profit: $54,109
• Equity at exit: $11,664

Cash invested: $37,772 (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 60453

• Rents YoY: 8.2%
• Active inventory: 188
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,820 high
• Mortgage (P&I): −$707
• Tax from tax record: −$206 /mo · $2,471/yr
• Insurance: −$56
• HOA: −$325
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $144

Break-even live

Break-even rent $1,639

Max offer price $134,900

Occupancy floor 87%

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9955 S Cicero Ave Oak Lawn, IL	2.0	1.0	1000	$1,799	$1.80	1d	1	0.32mi
9957 S Cicero Ave Unit 308 Oak Lawn, IL	2.0	1.0	1000	$1,799	$1.80	1d	1	0.32mi
5100 W 96th St Oak Lawn, IL	2.0	2.0	1380	$2,350	$1.70	2d	1	0.47mi
9515 S Kildare Ave Oak Lawn, IL	1.0	1.0	950	$1,275	$1.34	24d	1	0.66mi
9522 S 53rd Ave Unit 3S Oak Lawn, IL	2.0	1.0	900	$2,150	$2.39	24d	1	0.72mi
9522 S 53rd Ave Unit 1S Oak Lawn, IL	1.0	1.0	800	$1,900	$2.38	24d	1	0.72mi
9522 S 53rd Ave Unit 1N Oak Lawn, IL	2.0	1.0	900	$2,150	$2.39	10d	1	0.72mi
9517 Minnick Ave Oak Lawn, IL	2.0	2.0	900	$2,000	$2.22	4d	1	0.75mi
9600 S Komensky Ave Oak Lawn, IL	2.0	2.0	900	$1,800	$2.00	24d	1	0.91mi
10435 S Keating Ave Apt 3N Oak Lawn, IL	2.0	1.0	1080	$1,650	$1.53	1d	1	0.95mi
4134 W 90th St Hometown, IL	2.0	1.0	740	$1,500	$2.03	20d	1	1.18mi
10701 S Keating Ave Unit 3D Oak Lawn, IL	2.0	1.0	800	$1,700	$2.12	1d	1	1.24mi
10716 Kilpatrick Ave Unit 2SW Oak Lawn, IL	2.0	1.0	1150	$1,650	$1.43	19d	1	1.27mi
5217 W 87th St Unit 2 Oak Lawn, IL	3.0	1.0	1200	$1,800	$1.50	7d	1	1.42mi
10831 S Keating Ave Oak Lawn, IL	2.0	1.0	1000	$1,650	$1.65	2d	1	1.42mi

HOA detail condo

• Monthly dues: $325 · $3,900/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 30 events

1. 2026-06-18
   days on market $134,900 Active 27 DOM
2. 2026-06-17
   days on market $134,900 Active 26 DOM
3. 2026-06-16
   days on market $134,900 Active 25 DOM
4. 2026-06-15
   days on market $134,900 Active 24 DOM
5. 2026-06-13
   days on market $134,900 Active 22 DOM
6. 2026-06-13
   days on market $134,900 Active 21 DOM
7. 2026-06-09
   days on market $134,900 Active 18 DOM
8. 2026-06-08
   days on market $134,900 Active 17 DOM
9. 2026-06-07
   days on market $134,900 Active 16 DOM
10. 2026-06-04
    days on market $134,900 Active 13 DOM
11. 2026-06-03
    days on market $134,900 Active 12 DOM
12. 2026-06-02
    days on market $134,900 Active 11 DOM
13. 2026-06-01
    days on market $134,900 Active 10 DOM
14. 2026-05-31
    days on market $134,900 Active 9 DOM
15. 2026-05-22
    listed $134,900 Active
16. 2025-01-23
    soldstatus $113,000
17. 2025-01-22
    soldstatus $113,000 Closed 443-char remark

    Show marketing remark (443 chars)

    2 bedroom 1 bath first floor condo in Oak Lawn! Covered Parking in parking lot. Nice natural Light throughout. Large Patio outside of living room. Large bedroom closets, Large Walk in storage closet in hallway. Kitchen, formal dining room and Living Room.. Coin laundry and storage On same floor of condo. Covered parking space is right outside. Close to public transportation, shopping, Metra, restaurants, shopping and Christ Hospital!

18. 2024-12-24
    historical Contingent - Continue to Show 443-char remark

    Show marketing remark (443 chars)

    2 bedroom 1 bath first floor condo in Oak Lawn! Covered Parking in parking lot. Nice natural Light throughout. Large Patio outside of living room. Large bedroom closets, Large Walk in storage closet in hallway. Kitchen, formal dining room and Living Room.. Coin laundry and storage On same floor of condo. Covered parking space is right outside. Close to public transportation, shopping, Metra, restaurants, shopping and Christ Hospital!

19. 2024-12-02
    listed $125,000 Active 443-char remark

    Show marketing remark (443 chars)

    2 bedroom 1 bath first floor condo in Oak Lawn! Covered Parking in parking lot. Nice natural Light throughout. Large Patio outside of living room. Large bedroom closets, Large Walk in storage closet in hallway. Kitchen, formal dining room and Living Room.. Coin laundry and storage On same floor of condo. Covered parking space is right outside. Close to public transportation, shopping, Metra, restaurants, shopping and Christ Hospital!

20. 2024-12-02
    historical

    Show marketing remark (443 chars)

    2 bedroom 1 bath first floor condo in Oak Lawn! Covered Parking in parking lot. Nice natural Light throughout. Large Patio outside of living room. Large bedroom closets, Large Walk in storage closet in hallway. Kitchen, formal dining room and Living Room.. Coin laundry and storage On same floor of condo. Covered parking space is right outside. Close to public transportation, shopping, Metra, restaurants, shopping and Christ Hospital!

21. 2024-11-04
    listed Active
22. 2024-11-04
    historical
23. 2024-10-16
    listed Active
24. 2024-10-01
    historical
25. 2024-09-06
    price
26. 2024-08-26
    status Active
27. 2024-07-12
    historical Contingent - Continue to Show
28. 2024-07-03
    listed Active
29. 1991-04-09
    soldstatus $64,500
30. 1988-05-02
    soldstatus $45,500

ⓘ 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: $2,471 · $206/mo
• Projected year-2 tax: $2,767 · $231/mo
• Expected delta: +$296/yr (+$25/mo · 12.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,846
• − Mortgage interest: −$7,556
• − Property taxes: −$2,471
• − Insurance: −$674
• − Repairs & maintenance: −$1,748
• − Management: −$1,748
• − HOA: −$3,900
• − Depreciation: −$3,924
• Taxable loss: −$176
• Est. tax savings @ 24.0%: +$42
• After-tax cash flow: $1,766/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: Oak Lawn Chsd 229
• NCES district ID: 1729220
• Math proficiency: 22% ▼ -4.00%
• Reading proficiency: 21% ▼ -4.00%
• Median HH income: $52,505
• Composite: 19.41/100
• National rank: #8777
• State rank: #384 of 620 in IL

Livability — Oak Lawn

• Score: 80/100
• State rank: #102
• US rank: #1614

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oak Lawn, IL
• County: Cook County · 4,486,803 people
• City population: 56,861
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 56,861
• Household income: $83,911
• Rent vs Own: 17.5% rent · 82.5% own
• Severe rent burden: 827.0

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: Majority White (64%)
• Race & ethnicity: White 64% Hispanic / Latino 24% Two or more races 9% Black 8% Asian 2%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: Romanian 16% Iranian 1% Armenian 1%
• Foreign-born: 16% · Canada, Vietnam
• Languages at home: 70% English-only · Spanish 17% Russian/Polish/Slavic 5% Arabic 4%

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: ▼ -259.83%
• Current HPI: 214.6977
• Rent YoY: ▲ 8.23%
• 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

+196.5% since first listed

16 events — show timeline

• 2026-05-22 Listed $134,900 MRED as Distributed by MLS Grid
• 2025-01-23 Sold (Public Records) $113,000 Public Records
• 2025-01-22 Sold (MLS) $113,000 MRED as Distributed by MLS Grid
• 2024-12-24 Contingent — MRED as Distributed by MLS Grid
• 2024-12-02 Listing Removed — MRED as Distributed by MLS Grid
• 2024-12-02 Listed $125,000 MRED as Distributed by MLS Grid
• 2024-11-04 Listing Removed — MRED as Distributed by MLS Grid
• 2024-11-04 Listed — MRED as Distributed by MLS Grid
• 2024-10-16 Listed — MRED as Distributed by MLS Grid
• 2024-10-01 Listing Removed — MRED as Distributed by MLS Grid
• 2024-09-06 Price Changed — MRED as Distributed by MLS Grid
• 2024-08-26 Relisted — MRED as Distributed by MLS Grid
• 2024-07-12 Contingent — MRED as Distributed by MLS Grid
• 2024-07-03 Listed — MRED as Distributed by MLS Grid
• 1991-04-09 Sold (Public Records) $64,500 Public Records
• 1988-05-02 Sold (Public Records) $45,500 Public Records

Property tax history

+13.7%/yr

Latest (2023): $2,471 · +9.8% YoY. Source: county tax records.