7314 Foster St · Morton Grove, IL 60053

$425,000

4 bd · 2.0 ba · 1,421 sqft · SingleFamily public records · 13 Days on market

Built 1955 Est $466k · 9% 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 +11.5/15.0
• Cash flow +10.7/30.0
• Rent growth +5.0/5.0
• Livability +4.3/5.0
• 1% rule +3.6/10.0
• Schools +3.4/10.0
• DSCR +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move right into this great 3 bed/2 bath home in wonderful Morton Grove area! New carpet, updated bath and more! "AS-IS" SELLER DOES NOT PROVIDE SURVEY, TAXES PRORATED AT 100%. Buyer's Closing Cost Credit neg for up to 3% (On Owner-Occ/Financed Deals Only). HomeSteps offers up to $500 towards purchase of warranty. Eligible under the Freddie Mac First Look Initiative thru 9/8/15.

Key facts

• Hardwood floors
• Parking
• Built 1955

Tags

• HARDWOOD FLOORS
• FULL FINISHED BASEMENT

Property features AI

Finance

• Other: Possession at closing; Earnest money is held
• HOA & community: No master association fee required

Exterior

• Parking: One parking space; Asphalt surface, owned
• Utilities: Water from Lake Michigan and public supply; Public sewer
• Home design: Detached single-family home; One-story layout; Fee simple ownership; Built before 1978 (property age approx. 71–80 years)
• Construction: Brick construction; Asphalt roof; Built approximately 71–80 years ago
• Exterior features: School bus service and commuter train access; Lot less than 0.25 acre

Interior

• Kitchen: Kitchen with eating area (approx. 21 x 11); Range; Dishwasher; Refrigerator
• Bedrooms: Master bedroom on main level (approx. 14 x 13) with hardwood flooring; Second bedroom on main level (approx. 12 x 12) with hardwood flooring; Third bedroom on main level (approx. 12 x 10)
• Flooring: Hardwood flooring in living room, master bedroom, and bedroom 2; Carpet in basement family room
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Partially finished full basement; 8 total rooms; Wood-burning fireplace in the living room; Ceiling fan(s); Sump pump
• Laundry & utility: In-unit laundry; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $425k.

Deal economics

• At list price, monthly cash flow is $-204 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $389k (8.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $363k (14.5% below list).
• Recommended offer: $363k (14.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 86/100 on livability (#19 in IL, #393 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: cost of living F.
• Maine Township Hsd 207 (suburban): math 34% / reading 39% proficiency, ranked #143 of 620 in IL (top 23%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Melzer School (math 32% / reading 22%, grade F, #749 of 2,056 statewide, top 40%, 397 students, 0% FRL); Gemini Middle School (math 24% / reading 35%, grade F, #256 of 665 statewide, top 41%, 1,075 students, 0% FRL); Maine East High School (math 26% / reading 31%, grade F, #213 of 693 statewide, top 31%, 1,808 students, 0% FRL).
• Market conditions: Rents rising fast (+14.8%/yr); 17 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).
• This rent runs 39% of the median local income ($111k/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 $3k of loan paydown is wiped out by about $13k of value loss. Plan a longer hold.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 11y 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 $272k; list at $425k implies a 56% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $363,423 (14.5% 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. 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. 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?
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 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: 0.86% ✗
• Cap rate: 5.72%
• Cash-on-cash: -2.06%
• DSCR: 0.91
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $466,088
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9504 Oriole Ave	0.40mi	3/2.0 (-1)	1,398 (-2%)	1mo	$435,000	$311	73
240 Parkview Rd	0.43mi	4/2.0	1,444 (+2%)	8mo	$580,000	$402	71
7630 Beckwith Rd W	0.51mi	3/2.0 (-1)	1,398 (-2%)	2mo	$470,000	$336	67
7301 Davis St	0.61mi	3/2.0 (-1)	1,464 (+3%)	1mo	$468,000	$320	61
42 Fernwood Dr	0.53mi	3/2.0 (-1)	1,450 (+2%)	9mo	$520,000	$359	59
218 Parkview Rd	0.36mi	3/2.0 (-1)	1,242 (-13%)	9mo	$440,000	$354	50
7343 Lake St	0.64mi	3/2.0 (-1)	1,316 (-7%)	6mo	$415,000	$315	48
2411 Fontana Dr	0.72mi	3/2.0 (-1)	1,492 (+5%)	9mo	$490,000	$328	46
2528 William Ave	0.74mi	3/2.0 (-1)	1,503 (+6%)	9mo	$489,900	$326	44
6901 Church St	0.71mi	3/2.0 (-1)	1,275 (-10%)	2mo	$450,000	$353	43
2524 Allison Ct	0.63mi	3/1.5 (-1)	1,555 (+9%)	7mo	$365,000	$235	42
9043 Oriole Ave	0.69mi	3/2.0 (-1)	1,600 (+13%)	4mo	$488,500	$305	39

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -14.0%
• Equity multiple: 0.47×
• Total profit: $-62,519
• Equity at exit: $63,369

10-year hold

• IRR: 1.6%
• Equity multiple: 1.14×
• Total profit: $16,806
• Equity at exit: $36,746

Cash invested: $119,000 (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 60053

• Rents YoY: 14.8%
• Active inventory: 17
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $3,634 high
• Mortgage (P&I): −$2,229
• Tax from tax record: −$669 /mo · $8,031/yr
• Insurance: −$177
• HOA: −$0
• Vacancy / Maint / Mgmt: −$763
• Net cashflow: $-204

Break-even live

Break-even rent $3,893

Max offer price $388,952

Occupancy floor —

Sensitivity live

Price	-10% $37	-5% $-84	+0% $-204	+5% $-324	+10% $-445
Rent	-10% $-491	-5% $-348	+0% $-204	+5% $-61	+10% $83
Rate	-1.0pp $10	-0.5pp $-96	base $-204	+0.5pp $-314	+1.0pp $-426

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: $106,250
• Closing costs: $12,750
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
133 James Ct Glenview, IL	3.0	2.0	1634	$3,600	$2.20	26d	1	0.51mi
9430 Nashville Ave Morton Grove, IL	3.0	2.5	1673	$5,400	$3.23	0d	1	0.93mi
8058 W Lyons St Unit B Niles, IL	3.0	1.5	1200	$2,800	$2.33	22d	1	0.98mi
7322 W Crain St Unit 1FL Niles, IL	3.0	1.5	1128	$2,000	$1.77	26d	1	1.03mi
9037 N Joey Dr Niles, IL	3.0	2.0	1800	$3,300	$1.83	1d	1	1.33mi
1850 Glenview Rd Glenview, IL	3.0	1.0–2.0	1098	$6,225	$5.67	0d	36	1.36mi

Listing history 22 events

1. 2026-06-21
   days on market $425,000 Active 13 DOM
2. 2026-06-18
   days on market $425,000 Active 10 DOM
3. 2026-06-17
   days on market $425,000 Active 9 DOM
4. 2026-06-16
   days on market $425,000 Active 8 DOM
5. 2026-06-15
   remarks 699-char remark
6. 2026-06-15
   days on market $425,000 Active 7 DOM
7. 2026-06-13
   days on market $425,000 Active 5 DOM
8. 2026-06-13
   days on market $425,000 Active 4 DOM
9. 2026-06-08
   pricedays on marketlisting id $425,000 Active 1 DOM
10. 2026-06-07
    days on market $439,900 Active 10 DOM
11. 2026-06-04
    days on market $439,900 Active 7 DOM
12. 2026-06-03
    days on market $439,900 Active 6 DOM
13. 2026-06-02
    days on market $439,900 Active 5 DOM
14. 2026-06-01
    days on market $439,900 Active 4 DOM
15. 2026-05-31
    days on market $439,900 Active 3 DOM
16. 2026-05-28
    listed $439,900 Active
17. 2026-05-28
    historical $439,900
18. 2015-10-16
    soldstatus $271,850 Closed Sale 390-char remark

    Show marketing remark (390 chars)

    Move right into this great 3 bed/2 bath home in wonderful Morton Grove area! New carpet, updated bath and more! "AS-IS" SELLER DOES NOT PROVIDE SURVEY, TAXES PRORATED AT 100%. Buyer's Closing Cost Credit neg for up to 3% (On Owner-Occ/Financed Deals Only). HomeSteps offers up to $500 towards purchase of warranty. Eligible under the Freddie Mac First Look Initiative thru 9/8/15.

19. 2015-08-27
    status Pending 390-char remark

    Show marketing remark (390 chars)

    Move right into this great 3 bed/2 bath home in wonderful Morton Grove area! New carpet, updated bath and more! "AS-IS" SELLER DOES NOT PROVIDE SURVEY, TAXES PRORATED AT 100%. Buyer's Closing Cost Credit neg for up to 3% (On Owner-Occ/Financed Deals Only). HomeSteps offers up to $500 towards purchase of warranty. Eligible under the Freddie Mac First Look Initiative thru 9/8/15.

20. 2015-08-20
    listed $254,900 New 390-char remark

    Show marketing remark (390 chars)

    Move right into this great 3 bed/2 bath home in wonderful Morton Grove area! New carpet, updated bath and more! "AS-IS" SELLER DOES NOT PROVIDE SURVEY, TAXES PRORATED AT 100%. Buyer's Closing Cost Credit neg for up to 3% (On Owner-Occ/Financed Deals Only). HomeSteps offers up to $500 towards purchase of warranty. Eligible under the Freddie Mac First Look Initiative thru 9/8/15.

21. 1993-08-26
    soldstatus $154,000
22. 1986-12-01
    soldstatus $120,000

ⓘ 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: $8,031 · $669/mo
• Projected year-2 tax: $8,839 · $737/mo
• Expected delta: +$808/yr (+$67/mo · 10.1%)

ⓘ 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 ≥99°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $43,611
• − Mortgage interest: −$23,807
• − Property taxes: −$8,031
• − Insurance: −$2,125
• − Repairs & maintenance: −$3,489
• − Management: −$3,489
• − Depreciation: −$12,364
• Taxable loss: −$9,693
• Est. tax savings @ 24.0%: +$2,326
• After-tax cash flow: $-122/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: Maine Township Hsd 207
• NCES district ID: 1724090
• Math proficiency: 34% ▼ -13.00%
• Reading proficiency: 39% ▼ -7.00%
• Median HH income: $79,034
• Composite: 34.36/100
• National rank: #5220
• State rank: #143 of 620 in IL

Livability — Morton Grove

• Score: 86/100
• State rank: #19
• US rank: #393

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Morton Grove, IL
• County: Cook County · 4,486,803 people
• City population: 24,619
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 24,619
• Household income: $111,116
• Rent vs Own: 14.8% rent · 85.2% own
• Severe rent burden: 385.0

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 0.61)
• Race & ethnicity: White 53% Asian 32% Two or more races 8% Hispanic / Latino 8% Black 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2%
• Common ancestry: Romanian 10% Scandinavian 3% Scotch-Irish 2%
• Foreign-born: 38% · Canada, South Korea, Vietnam
• Languages at home: 49% English-only · Other Indo-European 18% Russian/Polish/Slavic 8% Tagalog/Filipino 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: ▼ -157.28%
• Current HPI: 195.2869
• Rent YoY: ▲ 14.76%
• 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

+266.6% since first listed

7 events — show timeline

• 2026-05-28 Listed $439,900 MRED as Distributed by MLS Grid
• 2026-05-28 Coming Soon $439,900 MRED as Distributed by MLS Grid
• 2015-10-16 Sold (MLS) $271,850 MRED as Distributed by MLS Grid
• 2015-08-27 Pending — MRED as Distributed by MLS Grid
• 2015-08-20 Listed $254,900 MRED as Distributed by MLS Grid
• 1993-08-26 Sold (Public Records) $154,000 Public Records
• 1986-12-01 Sold (Public Records) $120,000 Public Records

Property tax history

+0.3%/yr

Latest (2023): $8,031 · +5.2% YoY. Source: county tax records.