4235 S Harlem Ave · Stickney, IL 60402

$1,195,000

96 bd · 64.0 ba · — sqft · MultiFamily · 115 Days on market

Built 1966 7,800 sqft 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 (5+ Unit). Listing-text estimate: 8 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Rare opportunity to acquire a recently remodeled, professionally managed 8-Unit corner building with parking in a highly accessible Stickney location. Situated on a quiet cul-de-sac street, this solid Flexicore construction asset offers long-term durability and low-maintenance ownership. Unit mix includes (4) 2BD/1BA and (4) 1BD/1BA units, an ideal mix for stable tenancy and strong demand. Building features a central boiler with radiant heat, coin-operated laundry, and dedicated basement storage for tenants. Capital improvements include all new windows installed in 2024! The building is being delivered with a clean inspection from the Village of Stickney! Currently generating over $119,000

Key facts

• Remodeled
• Accessible location
• Corner building

Tags

• REMODELED
• CORNER BUILDING
• PARKING
• ACCESSIBLE LOCATION
• CUL-DE-SAC STREET
• FLEXICORE CONSTRUCTION

Property features AI

Finance

• Other: Possession subject to tenant's rights; Annual tax info available (not included per instructions); Operating expenses reported: water & sewer, electric, trash, insurance
• Financial info: Gross rent multiplier: 9.3; Reported total monthly income: $119,031; Reported gross income: $111,336; Unit monthly rents reported between $845 and $1,345 (examples: 2-bed units reported $1,050; 1-bed units reported $845)

Exterior

• Utilities: Electricity via circuit breaker
• Home design: Multi-family building (5+ units); Total of 8 residential units; Built before 1978
• Construction: Parcel number 19061180220000
• Exterior features: Lot dimensions approximately 60 x 130

Interior

• Kitchen: Each unit includes a range
• Bedrooms: Four 2-bedroom units; Four 1-bedroom units
• Bathrooms: All units have full bathrooms
• Heating & cooling: Radiant heat; Wall-sleeve air conditioning units (8 window/AC units)
• Interior features: Some photos virtually staged
• Laundry & utility: One shared washer and one shared dryer; Washer/dryer not leased

What this means for you Summary

Snapshot

• This is a 8 × 12-bed/8.0-bath units multifamily listed at $1.20M.

Deal economics

• At list price, monthly cash flow is $7k ($89k/yr) — positive. Per door: $930/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($19k rent vs $1.20M).
• Recommended offer: $1.09M (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 83/100 on livability (#50 in IL, #989 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: health & safety D+, schools F, amenities F.
• 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.
• Market conditions: Rents rising fast (+4.6%/yr); 123 active listings in the ZIP; solid renter incomes; 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).
• At $18,802/mo this rent would consume 290% 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 $8k of loan paydown is wiped out by about $36k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.6% rent growth), your $335k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 115 days — a 9% lower offer ($1.09M) is reasonable based on typical stale-listing flexibility.
• 2 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.

Recommended offer $1,087,450 (9.0% below list)

Questions for the listing agent

1. It's been on market 115 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
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 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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: 1.57% ✓
• Cap rate: 13.76%
• Cash-on-cash: 26.69%
• DSCR: 2.19
• GRM: 5.3

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: 22.2%
• Equity multiple: 1.93×
• Total profit: $310,202
• Equity at exit: $178,178

10-year hold

• IRR: 31.2%
• Equity multiple: 4.01×
• Total profit: $1,007,211
• Equity at exit: $103,322

Cash invested: $334,600 (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: 123
• Price-to-rent: 42.4×

Monthly cashflow live

• Estimated rent: $18,802 medium
• Mortgage (P&I): −$6,267
• Tax from tax record: −$648 /mo · $7,777/yr
• Insurance: −$498
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,948
• Net cashflow: $7,441

Break-even live

Break-even rent $9,383

Max offer price $1,195,000

Occupancy floor 55%

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

Units	Beds	Baths	Est. rent
▸ 8× units	12	8	$18,800
Total (8 units)			$18,802

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: $298,750
• Closing costs: $35,850
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $1,195,000 Active 115 DOM
2. 2026-06-17
   days on market $1,195,000 Active 114 DOM
3. 2026-06-16
   days on market $1,195,000 Active 113 DOM
4. 2026-06-15
   days on market $1,195,000 Active 112 DOM
5. 2026-06-13
   days on market $1,195,000 Active 110 DOM
6. 2026-06-09
   days on market $1,195,000 Active 106 DOM
7. 2026-06-08
   days on market $1,195,000 Active 105 DOM
8. 2026-06-07
   days on market $1,195,000 Active 104 DOM
9. 2026-06-04
   days on market $1,195,000 Active 101 DOM
10. 2026-06-03
    days on market $1,195,000 Active 100 DOM
11. 2026-06-02
    days on market $1,195,000 Active 99 DOM
12. 2026-06-01
    days on market $1,195,000 Active 98 DOM
13. 2026-05-31
    days on market $1,195,000 Active 97 DOM
14. 2026-02-23
    listed $1,195,000 Active
15. 2024-10-02
    historical $1,195
16. 2024-09-15
    price $1,195
17. 2024-09-05
    listed $1,295

ⓘ 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: $7,777 · $648/mo
• Projected year-2 tax: $17,452 · $1,454/mo
• Expected delta: +$9,675/yr (+$806/mo · 124.4%)

ⓘ 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 0% 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: $225,624
• − Mortgage interest: −$66,939
• − Property taxes: −$7,777
• − Insurance: −$5,975
• − Repairs & maintenance: −$18,050
• − Management: −$18,050
• − Depreciation: −$34,764
• Taxable income: $74,070
• Est. tax owed @ 24.0%: −$17,777
• After-tax cash flow: $71,514/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 — Stickney

• Score: 83/100
• State rank: #50
• US rank: #989

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stickney, IL
• County: Cook County · 4,486,803 people
• 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

+92178.0% since first listed

4 events — show timeline

• 2026-02-23 Listed $1,195,000 MRED as Distributed by MLS Grid
• 2024-10-02 Rental Removed $1,195 RENTALBEAST
• 2024-09-15 Price Changed $1,195 RENTALBEAST
• 2024-09-05 Listed for Rent $1,295 RENTALBEAST

Property tax history

+0.4%/yr

Latest (2023): $7,777 · -6.4% YoY. Source: county tax records.