6417 W 85th Pl · Burbank, IL 60459

$295,900

3 bd · 1.0 ba · 1,519 sqft · SingleFamily public records · 34 Days on market

Built 1955 Est $358k · 17% under

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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).

• ARV discount +15.0/15.0
• Cash flow +13.9/30.0
• 1% rule +4.5/10.0
• DSCR +4.2/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this brick ranch in Burbank. This home features 3 bedrooms and 1.5 baths, a large kitchen with ample cabinet space, large family room with plenty of space for an office or den. This home boasts an oversized 2.5 car garage with a covered patio on the side leading to a generous backyard perfect for summer gatherings and entertainment. The yard provides plenty of space for pets, entertainment and more. This home also features a large driveway for plenty of parking and room for toys. Conveniently located near shopping and main roads. Schedule your showing today.

Key facts

• Large family room
• Large kitchen
• Covered patio

Tags

• BRICK RANCH
• LARGE KITCHEN
• AMPLE CABINET SPACE
• LARGE FAMILY ROOM
• OVERSIZED GARAGE
• COVERED PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $296k.

Deal economics

• At list price, monthly cash flow is $32 ($379/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $280k (5.2% below list).
• Recommended offer: $280k (5.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 78/100 on livability (#132 in IL, #2,422 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, employment A-; Watch: health & safety C-, schools D-, amenities F.
• Reavis Twp Hsd 220 (suburban): math 18% / reading 21% proficiency, ranked #420 of 620 in IL (top 68%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 51 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($287k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $280,454 (5.2% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.95% ✗
• Cap rate: 6.42%
• Cash-on-cash: 0.46%
• DSCR: 1.02
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $358,484
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6404 W 85th Pl	0.05mi	3/1.0	1,470 (-3%)	3mo	$265,000	$180	90
8432 Natchez Ave	0.15mi	3/2.0	1,536 (+1%)	2mo	$442,500	$288	86
6611 W 83rd St	0.38mi	3/1.0	1,500 (-1%)	1mo	$289,900	$193	80
6346 W 90th St	0.53mi	3/2.0	1,550 (+2%)	1mo	$405,000	$261	67
6308 W 84th Pl	0.24mi	4/2.0 (+1)	1,400 (-8%)	1mo	$300,000	$214	66
8602 S Oak Park Ave	0.45mi	3/2.0	1,400 (-8%)	2mo	$319,000	$228	60
6201 W 90th Pl	0.68mi	4/2.0 (+1)	1,451 (-4%)	1mo	$316,500	$218	51
9109 Crescent Ct	0.70mi	3/2.0	1,400 (-8%)	1mo	$395,000	$282	50
8632 New England Ave	0.58mi	3/2.0	1,690 (+11%)	2mo	$399,000	$236	49
8912 Windsor Ln	0.71mi	4/1.0 (+1)	1,413 (-7%)	3mo	$297,000	$210	47
6743 W 89th Pl	0.64mi	3/2.0	1,325 (-13%)	1mo	$359,000	$271	44
9004 Meade Ave	0.69mi	3/2.5	1,340 (-12%)	3mo	$360,000	$269	40

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: -15.5%
• Equity multiple: 0.45×
• Total profit: $-45,810
• Equity at exit: $44,120

10-year hold

• IRR: -7.0%
• Equity multiple: 0.56×
• Total profit: $-36,782
• Equity at exit: $25,584

Cash invested: $82,852 (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 60459

• Active inventory: 51
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,805 high
• Mortgage (P&I): −$1,552
• Tax from tax record: −$509 /mo · $6,108/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$589
• Net cashflow: $32

Break-even live

Break-even rent $2,765

Max offer price $295,900

Occupancy floor 94%

Sensitivity live

Price	-10% $199	-5% $115	+0% $32	+5% $-52	+10% $-136
Rent	-10% $-190	-5% $-79	+0% $32	+5% $142	+10% $253
Rate	-1.0pp $181	-0.5pp $107	base $32	+0.5pp $-45	+1.0pp $-123

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: $73,975
• Closing costs: $8,877
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8621 Natchez Ave Burbank, IL	3.0	3.0	2000	$2,900	$1.45	22d	1	0.09mi
6101 W 82nd Pl Burbank, IL	3.0	2.0	1071	$2,900	$2.71	0d	1	0.57mi
8912 Windsor Ln Bridgeview, IL	4.0	1.0	1413	$2,800	$1.98	11d	1	0.71mi
5834 W 89th Pl Oak Lawn, IL	3.0	1.0	1100	$2,150	$1.95	22d	1	0.82mi
7847 Melvina Ave Burbank, IL	3.0	1.0	1056	$3,900	$3.69	0d	1	0.96mi
6048 W 79th St Unit 3 Burbank, IL	3.0	1.0	1200	$2,100	$1.75	6d	1	0.99mi
6101 W 94th St Unit A2 Oak Lawn, IL	2.0	2.0	1100	$1,900	$1.73	6d	1	1.11mi
9308 Nordica Ave Oak Lawn, IL	3.0	2.0	1349	$960	$0.71	13d	1	1.21mi
5217 W 87th St Unit 2 Oak Lawn, IL	3.0	1.0	1200	$1,800	$1.50	8d	1	1.45mi
5212 Avery Pl Unit 1545958P Oak Lawn, IL	3.0	1.0	2195	$3,548	$1.62	11d	1	1.47mi
9705 Oak Park Ave Oak Lawn, IL	3.0	2.5	2050	$4,975	$2.43	0d	1	1.48mi

Listing history 16 events

1. 2026-06-18
   days on market $295,900 Active 34 DOM
2. 2026-06-17
   days on market $295,900 Active 33 DOM
3. 2026-06-16
   days on market $295,900 Active 32 DOM
4. 2026-06-15
   days on market $295,900 Active 31 DOM
5. 2026-06-13
   days on market $295,900 Active 29 DOM
6. 2026-06-13
   days on market $295,900 Active 28 DOM
7. 2026-06-10
   price $295,900 Active 25 DOM
8. 2026-06-09
   days on market $299,900 Active 25 DOM
9. 2026-06-08
   days on market $299,900 Active 24 DOM
10. 2026-06-07
    days on market $299,900 Active 23 DOM
11. 2026-06-04
    days on market $299,900 Active 20 DOM
12. 2026-06-03
    days on market $299,900 Active 19 DOM
13. 2026-06-02
    days on market $299,900 Active 18 DOM
14. 2026-06-01
    days on market $299,900 Active 17 DOM
15. 2026-05-31
    days on market $299,900 Active 16 DOM
16. 2026-05-15
    listed $299,900 Active

ⓘ 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: $6,108 · $509/mo
• Projected year-2 tax: $6,412 · $534/mo
• Expected delta: +$305/yr (+$25/mo · 5.0%)

ⓘ 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 ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,654
• − Mortgage interest: −$16,575
• − Property taxes: −$6,108
• − Insurance: −$1,480
• − Repairs & maintenance: −$2,692
• − Management: −$2,692
• − Depreciation: −$8,608
• Taxable loss: −$4,501
• Est. tax savings @ 24.0%: +$1,080
• After-tax cash flow: $1,459/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: Reavis Twp Hsd 220
• NCES district ID: 1733270
• Math proficiency: 18% ▼ -3.00%
• Reading proficiency: 21% ▼ -4.00%
• Median HH income: $54,732
• Composite: 17.94/100
• National rank: #8994
• State rank: #420 of 620 in IL

Livability — Burbank

• Score: 78/100
• State rank: #132
• US rank: #2422

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Burbank, IL
• City population: 28,822
• Population (ZIP): 28,822

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 0.56)
• Race & ethnicity: Hispanic / Latino 50% White 44% Two or more races 21% Asian 3% Black 1%
• Hispanic origin (detail): Mexican 45% Puerto Rican 2%
• Common ancestry: Romanian 17% Armenian 1% Iranian 1%
• Foreign-born: 32% · Canada, Jamaica, Vietnam
• Languages at home: 40% English-only · Spanish 39% Russian/Polish/Slavic 12% Arabic 5%

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: ▼ -188.56%
• Current HPI: 223.2294
• 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

1 event — show timeline

• 2026-05-15 Listed $299,900 MRED as Distributed by MLS Grid

Property tax history

+4.1%/yr

Latest (2023): $6,108 · +7.9% YoY. Source: county tax records.