3847 Euclid Ave · Berwyn, IL 60402

$520,000

10 bd · 5.5 ba · 5,013 sqft · MultiFamily public records · 21 Days on market

Built 1948 0.26 ac lot

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 5 units. estimate disagrees with records

Listing remarks

Outstanding Investment Opportunity in a Prime Location! This well-maintained 5-unit property combines timeless charm with income-producing potential. Each unit is thoughtfully designed, featuring hardwood floors, cedar-lined closets, exposed wood-beam ceilings, and skylights that flood the interiors with natural light. A heated 2.5-car garage provides valuable convenience and storage options. The property boasts a proven rental history, offering steady cash flow and minimal vacancy rates, making it an ideal addition to any portfolio. Located in a highly desirable area, residents benefit from close proximity to local shops, dining, public transportation, and neighborhood amenities. Whether y

Key facts

• Heated garage
• Cedar lined closets
• 5 unit property

Tags

• 5 UNIT PROPERTY
• HARDWOOD FLOORS
• CEDAR LINED CLOSETS
• EXPOSED WOOD BEAM CEILINGS
• SKYLIGHTS
• HEATED GARAGE

Property features AI

Finance

• Other: Annual tax amount reported (for reference): $17,465.82
• Financial info: Total monthly rental income reported around $4,315; Unit rents vary by unit type (examples: about $1,100 for a 3-bed unit; $925–$950 for some 2-bed units; approximately $835–$885 and $870–$900 ranges for other 2-bed units; about $585–$600 for 1-bed units); Gross rent multiplier reported as 8

Exterior

• Utilities: Water available; Electric service approximately 0 to 100 amps; Gas heat; Central air conditioning
• Home design: Multi-family building (5+ units); Individual ownership; Flat roof
• Construction: Brick construction; Foundations: block, brick/mortar, and concrete perimeter; Built before 1978
• Exterior features: City street frontage at a signalized intersection; Lot dimensions approximately 91 x 125; Zoned for multi-family use

Interior

• Kitchen: Multiple kitchens with a total of 5 ranges; Two dishwashers in the building
• Bedrooms: One 3-bedroom unit; Three 2-bedroom units; Two 1-bedroom units
• Bathrooms: Combination of full bathrooms across units (several with 1 full bath, one unit with 2 full baths)
• Interior features: Multiple unit layout (5 units total)
• Laundry & utility: Shared laundry with 1 washer and 1 dryer

What this means for you Summary

Snapshot

• This is a 5 × 6-bed/4.0-bath units multifamily listed at $520k.

Deal economics

• At list price, monthly cash flow is $4k ($46k/yr) — positive. Per door: $760/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($10k rent vs $520k).
• Recommended offer: $512k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.1% vs local median 3.1% in Berwyn — 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 83/100 on livability (#46 in IL, #966 nationally) — a professional / high-income tenant draw. Strengths: commute A+, housing A+, crime A.
• J S Morton Hsd 201 (suburban): math 9% / reading 14% proficiency, ranked #557 of 620 in IL (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Irving Elem School (math 17% / reading 17%, grade F, #1,141 of 2,056 statewide, top 59%, 435 students, 0% FRL); Heritage Middle School (math 20% / reading 24%, grade F, #389 of 665 statewide, top 60%, 490 students, 0% FRL); J Sterling Morton West High Sch (math 11% / reading 17%, grade F, #495 of 693 statewide, top 72%, 3,533 students, 0% FRL).
• Market conditions: Rents rising fast (+4.6%/yr); 127 active listings in the ZIP; solid renter incomes; 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).
• At $10,310/mo this rent would consume 159% of the median local household income ($78k/yr) (locally 1998% 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 $4k of loan paydown is wiped out by about $16k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.6% rent growth), your $146k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($512k) is reasonable based on typical stale-listing flexibility.
• 17 sale attempts since 15y 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 $347k; 50% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $512,200 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
8. 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.
9. 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: 1.98% ✓
• Cap rate: 15.06%
• Cash-on-cash: 31.33%
• DSCR: 2.39
• GRM: 4.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.57% rent growth · sell at horizon

5-year hold

• IRR: 28.2%
• Equity multiple: 2.20×
• Total profit: $174,992
• Equity at exit: $77,534

10-year hold

• IRR: 36.7%
• Equity multiple: 4.69×
• Total profit: $536,709
• Equity at exit: $44,960

Cash invested: $145,600 (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 60402

• Rents YoY: 4.6%
• Active inventory: 127
• Price-to-rent: 21.0×

Monthly cashflow live

• Estimated rent: $10,310 medium
• Mortgage (P&I): −$2,727
• Tax from tax record: −$1,400 /mo · $16,802/yr
• Insurance: −$217
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,165
• Net cashflow: $3,801

Break-even live

Break-even rent $5,498

Max offer price $520,000

Occupancy floor 58%

Sensitivity live

Price	-10% $4,096	-5% $3,948	+0% $3,801	+5% $3,654	+10% $3,507
Rent	-10% $2,987	-5% $3,394	+0% $3,801	+5% $4,208	+10% $4,616
Rate	-1.0pp $4,063	-0.5pp $3,933	base $3,801	+0.5pp $3,666	+1.0pp $3,529

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

Units	Beds	Baths	Est. rent
▸ 5× units	6	4	$10,310
Total (5 units)			$10,310

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: $130,000
• Closing costs: $15,600
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-06-21
   days on market $520,000 Active 21 DOM
2. 2026-06-18
   days on market $520,000 Active 18 DOM
3. 2026-06-17
   days on market $520,000 Active 17 DOM
4. 2026-06-16
   days on market $520,000 Active 16 DOM
5. 2026-06-15
   days on market $520,000 Active 15 DOM
6. 2026-06-13
   days on market $520,000 Active 13 DOM
7. 2026-06-09
   days on market $520,000 Active 9 DOM
8. 2026-06-08
   days on market $520,000 Active 8 DOM
9. 2026-06-07
   days on market $520,000 Active 7 DOM
10. 2026-06-04
    days on market $520,000 Active 4 DOM
11. 2026-06-03
    days on market $520,000 Active 3 DOM
12. 2026-06-02
    days on market $520,000 Active 2 DOM
13. 2026-06-01
    days on marketlisting id $520,000 Active 1 DOM
14. 2026-05-31
    days on market $520,000 Active 30 DOM
15. 2026-05-01
    listed $520,000 Active
16. 2026-04-30
    historical
17. 2026-03-24
    listed Active
18. 2026-03-24
    historical
19. 2026-03-12
    listed Active
20. 2026-03-12
    historical
21. 2025-12-03
    listed Active
22. 2025-11-30
    historical
23. 2025-11-02
    listed Active
24. 2025-10-31
    historical
25. 2025-10-15
    listed Active
26. 2025-10-15
    historical
27. 2025-09-30
    listed Active
28. 2025-09-30
    historical
29. 2025-09-04
    listed Active
30. 2025-09-04
    historical
31. 2025-08-19
    listed Active
32. 2024-05-10
    historical $1,300
33. 2024-05-04
    listed $1,300
34. 2015-05-01
    soldstatus $347,000
35. 2015-04-28
    soldstatus $347,000 Closed Sale
36. 2015-04-16
    status Pending
37. 2015-02-27
    historical Contingent
38. 2014-10-01
    listed $358,000 New
39. 2014-10-01
    historical
40. 2014-07-03
    price Price Change
41. 2014-04-23
    listed New
42. 2014-04-01
    historical
43. 2014-03-31
    price Price Change
44. 2014-01-25
    price Price Change
45. 2013-09-29
    listed New
46. 2013-03-31
    historical
47. 2012-09-27
    status Back On Market
48. 2012-09-10
    historical
49. 2012-08-31
    status Reactivated
50. 2012-07-25
    historical Contingent

ⓘ 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: $16,802 · $1,400/mo
• Projected year-2 tax: $16,802 · $1,400/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 ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $123,720
• − Mortgage interest: −$29,128
• − Property taxes: −$16,802
• − Insurance: −$2,600
• − Repairs & maintenance: −$9,898
• − Management: −$9,898
• − Depreciation: −$15,127
• Taxable income: $40,268
• Est. tax owed @ 24.0%: −$9,664
• After-tax cash flow: $35,950/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: J S Morton Hsd 201
• NCES district ID: 1726880
• Math proficiency: 9% ▲ 1.00%
• Reading proficiency: 14% ▼ -1.00%
• Median HH income: $48,698
• Composite: 10.73/100
• National rank: #9768
• State rank: #557 of 620 in IL

Livability — Berwyn

• Score: 83/100
• State rank: #46
• US rank: #966

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Berwyn, IL
• County: Cook County · 4,486,803 people
• City population: 63,721
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 63,721
• Household income: $77,718
• Rent vs Own: 36.1% rent · 63.9% own
• Severe rent burden: 1998.0

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: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: Hispanic / Latino 61% White 27% Two or more races 19% Black 7% Asian 4% Native American 1%
• Hispanic origin (detail): Mexican 47% Puerto Rican 8%
• Common ancestry: Romanian 7% Italian 1% Lithuanian 0%
• Foreign-born: 23% · Canada, Vietnam, Jamaica
• Languages at home: 47% English-only · Spanish 47% Tagalog/Filipino 2% Other Indo-European 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: ▼ -318.33%
• Current HPI: 236.662
• Rent YoY: ▲ 4.57%
• 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

+26.8% since first listed

44 events — show timeline

• 2026-05-01 Listed $520,000 MRED as Distributed by MLS Grid
• 2026-04-30 Listing Removed — MRED as Distributed by MLS Grid
• 2026-03-24 Listing Removed — MRED as Distributed by MLS Grid
• 2026-03-24 Listed — MRED as Distributed by MLS Grid
• 2026-03-12 Listing Removed — MRED as Distributed by MLS Grid
• 2026-03-12 Listed — MRED as Distributed by MLS Grid
• 2025-12-03 Listed — MRED as Distributed by MLS Grid
• 2025-11-30 Listing Removed — MRED as Distributed by MLS Grid
• 2025-11-02 Listed — MRED as Distributed by MLS Grid
• 2025-10-31 Listing Removed — MRED as Distributed by MLS Grid
• 2025-10-15 Listing Removed — MRED as Distributed by MLS Grid
• 2025-10-15 Listed — MRED as Distributed by MLS Grid
• 2025-09-30 Listing Removed — MRED as Distributed by MLS Grid
• 2025-09-30 Listed — MRED as Distributed by MLS Grid
• 2025-09-04 Listing Removed — MRED as Distributed by MLS Grid
• 2025-09-04 Listed — MRED as Distributed by MLS Grid
• 2025-08-19 Listed — MRED as Distributed by MLS Grid
• 2024-05-10 Rental Removed $1,300 MRED
• 2024-05-04 Listed for Rent $1,300 MRED
• 2015-05-01 Sold (Public Records) $347,000 Public Records
• 2015-04-28 Sold (MLS) $347,000 MRED as Distributed by MLS Grid
• 2015-04-16 Pending — MRED as Distributed by MLS Grid
• 2015-02-27 Contingent — MRED as Distributed by MLS Grid
• 2014-10-01 Listed $358,000 MRED as Distributed by MLS Grid
• 2014-10-01 Listing Removed — MRED as Distributed by MLS Grid
• 2014-07-03 Price Changed — MRED as Distributed by MLS Grid
• 2014-04-23 Listed — MRED as Distributed by MLS Grid
• 2014-04-01 Listing Removed — MRED as Distributed by MLS Grid
• 2014-03-31 Price Changed — MRED as Distributed by MLS Grid
• 2014-01-25 Price Changed — MRED as Distributed by MLS Grid
• 2013-09-29 Listed — MRED as Distributed by MLS Grid
• 2013-03-31 Listing Removed — MRED as Distributed by MLS Grid
• 2012-09-27 Relisted — MRED as Distributed by MLS Grid
• 2012-09-10 Listing Removed — MRED as Distributed by MLS Grid
• 2012-08-31 Relisted — MRED as Distributed by MLS Grid
• 2012-07-25 Contingent — MRED as Distributed by MLS Grid
• 2012-04-27 Price Changed — MRED as Distributed by MLS Grid
• 2012-04-16 Price Changed — MRED as Distributed by MLS Grid
• 2011-12-16 Price Changed — MRED as Distributed by MLS Grid
• 2011-09-09 Listed — MRED as Distributed by MLS Grid
• 2011-07-05 Listing Removed — MRED as Distributed by MLS Grid
• 2011-05-09 Price Changed — MRED as Distributed by MLS Grid
• 2011-04-06 Listed — MRED as Distributed by MLS Grid
• 2005-01-10 Sold (Public Records) $410,000 Public Records

Property tax history

+2.9%/yr

Latest (2023): $16,802 · +23.0% YoY. Source: county tax records.