12739 S Kenneth Ave Unit L · Alsip, IL 60803

$145,000

3 bd · 1.5 ba · 1,200 sqft · Condo · 12 Days on market

Built 1979 Fair condition $250/mo HOA · 13% 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 +22.0/30.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Great townhouse styled condo. 3 bedrooms and 2 baths at this incredible price! Both baths have updated ceramic tile & vanities. Unit has newer thermalpane windows. Central air condenser-2009. water tank-2023. Building roof is about 5-6 years old. 2 parking spaces for the unit. Large living room with canned lites & sliding doors to side deck. Large eat in kitchen with plenty of wood cabinets. 3 bedrooms on the second floor. Main level in unit laundry. Unit could use small repairs, updated flooring and a complete paint job. Immediate possession is available. Units are allowed to rent! Pets are welcome. Small tot play lot down the street. Close to the Alsip Apollo & Alsip Wat

Key facts

• 2 parking spaces
• Updated ceramic tile
• Newer windows

Tags

• UPDATED CERAMIC TILE
• NEWER WINDOWS
• NEWER CENTRAL AIR CONDENSER
• NEWER WATER TANK
• 2 PARKING SPACES
• MAIN LEVEL LAUNDRY

Property features AI

Finance

• Other: Building contains 4 units; Total finished area reported as 1,200 (estimated); Upper level approximately 600; School bus service and commuter transit access nearby
• Financial info: Not in a special service area
• HOA & community: Monthly association fee of $250; Association covers water, parking, insurance, exterior maintenance, lawn care, trash (scavenger) and snow removal; Self-managed association; Pets allowed (cats and dogs), maximum pet weight 25 lbs

Exterior

• Parking: Two parking spaces total; Asphalt parking; Side driveway; Assigned parking in a parking lot (owned)
• Utilities: Lake Michigan and public water; Public sewer; 100 amp electric service with circuit breakers; Cable available
• Home design: Attached single unit; Condo, townhouse-style 2-story; End unit; Entry level is 1; Townhouse-style model
• Construction: Built approximately 41–50 years ago; Brick construction; Asphalt roof; Concrete perimeter foundation
• Exterior features: Deck; Common grounds; Corner lot; Located on a cul-de-sac

Interior

• Kitchen: Kitchen with eating area/table space; Range; Gas oven; Blinds on kitchen windows
• Bedrooms: Three bedrooms (master and two additional bedrooms on the second level)
• Flooring: Laminate flooring in living room, master and other bedrooms; Vinyl flooring in laundry room
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Natural gas forced air heating; Central air conditioning; Gas water heater
• Interior features: Five total rooms; Screens and window treatments throughout; Crawl space basement; Ceiling fan(s); Cable TV available
• Laundry & utility: In-unit laundry; Gas dryer hookup; 6 x 6 laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath condo listed at $145k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $230 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Cap rate 8.2% vs local median 3.4% in Alsip — 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 77/100 on livability (#166 in IL, #3,042 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: health & safety C-, crime D+, amenities D+.
• Chsd 218 (suburban): math 14% / reading 20% proficiency, ranked #454 of 620 in IL (top 73%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: A B Shepard High Sch (Campus) (math 16% / reading 25%, grade F, #350 of 693 statewide, top 51%, 1,973 students, 0% FRL).
• Market conditions: 47 active listings in the ZIP; 6 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).
• This rent runs 34% of the median local income ($67k/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 $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $145,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.29% ✓
• Cap rate: 8.19%
• Cash-on-cash: 6.79%
• DSCR: 1.30
• GRM: 6.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -5.7%
• Equity multiple: 0.79×
• Total profit: $-8,683
• Equity at exit: $21,620

10-year hold

• IRR: 4.0%
• Equity multiple: 1.30×
• Total profit: $12,017
• Equity at exit: $12,537

Cash invested: $40,600 (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 60803

• Home prices YoY: -32.3%
• Active inventory: 47
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,876 high
• Mortgage (P&I): −$760
• Tax est. 1.5%: −$181 /mo · $2,175/yr
• Insurance: −$60
• HOA: −$250
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $230

Break-even live

Break-even rent $1,585

Max offer price $145,000

Occupancy floor 83%

Sensitivity live

Price	-10% $330	-5% $280	+0% $230	+5% $180	+10% $130
Rent	-10% $82	-5% $156	+0% $230	+5% $304	+10% $378
Rate	-1.0pp $303	-0.5pp $267	base $230	+0.5pp $192	+1.0pp $154

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12026 S Kildare Ave #19 Alsip, IL	2.0	1.0	944	$1,650	$1.75	17d	1	0.87mi
12013 S Kildare Ave Unit 1N Alsip, IL	3.0	1.5	1200	$1,750	$1.46	0d	1	0.92mi
2336 W 122nd St Unit 2 Alsip, IL	3.0	1.0	1100	$1,900	$1.73	8d	1	1.19mi
13615 Royal Ct #309 Crestwood, IL	2.0	2.0	1000	$1,850	$1.85	4d	1	1.26mi
11720 S Kedvale Ave Alsip, IL	3.0	1.0	1100	$2,200	$2.00	20d	1	1.29mi
3700 W 119th St Unit 3700-3C Alsip, IL	2.0	1.0	730	$1,595	$2.18	0d	1	1.40mi

HOA detail condo

• Monthly dues: $250 · $3,000/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 9 events

1. 2026-06-21
   statusdays on market $145,000 Contingent - Continue to Show 12 DOM
2. 2026-06-18
   days on market $145,000 Active 9 DOM
3. 2026-06-17
   days on market $145,000 Active 8 DOM
4. 2026-06-16
   days on market $145,000 Active 7 DOM
5. 2026-06-15
   days on market $145,000 Active 6 DOM
6. 2026-06-13
   remarks 687-char remark
7. 2026-06-13
   days on market $145,000 Active 4 DOM
8. 2026-06-10
   remarks 683-char remark
9. 2026-06-10
   listed $145,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥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: $22,508
• − Mortgage interest: −$8,122
• − Property taxes: −$2,175
• − Insurance: −$725
• − Repairs & maintenance: −$1,801
• − Management: −$1,801
• − HOA: −$3,000
• − Depreciation: −$4,218
• Taxable income: $666
• Est. tax owed @ 24.0%: −$160
• After-tax cash flow: $2,597/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This townhouse styled condo requires a moderate level of rehabilitation, including a fresh paint job and new flooring, to improve its condition and value.

Repairs flagged

• Major paint — paint appears worn and needs a fresh coat
• Major flooring — wooden floors need updating
• Minor kitchen cabinets — wooden cabinets are in good condition

Value-add opportunities

• Both paint job — Fresh paint can improve the home's curb appeal and interior aesthetics
• Both new flooring — New flooring can enhance the home's value and appeal to potential buyers
• Resale kitchen cabinets — Updating the kitchen cabinets can improve the home's resale value

Renovation cost estimate screening

Repair item	Severity	Est. cost
paint · paint appears worn and needs a fresh coat	Major	$15,000–50,000
flooring · wooden floors need updating	Major	$15,000–50,000
kitchen cabinets · wooden cabinets are in good condition	Minor	$500–3,000
Total estimated repair cost · 3 items		$30,500–103,000

Value-add ROI direction

• Both paint job — Fresh paint can improve the home's curb appeal and interior aesthetics ↑
• Both new flooring — New flooring can enhance the home's value and appeal to potential buyers ↑
• Resale kitchen cabinets — Updating the kitchen cabinets can improve the home's resale value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Chsd 218
• NCES district ID: 1706540
• Math proficiency: 14% ▼ -4.00%
• Reading proficiency: 20% ▼ -1.00%
• Median HH income: $57,166
• Composite: 16.09/100
• National rank: #9235
• State rank: #454 of 620 in IL

Livability — Alsip

• Score: 77/100
• State rank: #166
• US rank: #3042

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Alsip, IL
• County: Cook County · 4,486,803 people
• City population: 22,106
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 22,106
• Household income: $67,014
• Rent vs Own: 33.6% rent · 66.4% own
• Severe rent burden: 683.0

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 0.67)
• Race & ethnicity: White 47% Hispanic / Latino 28% Black 19% Two or more races 11% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 25% Puerto Rican 1%
• Common ancestry: Romanian 10% Iranian 1% Lithuanian 1%
• Foreign-born: 10% · Canada, Vietnam
• Languages at home: 77% English-only · Spanish 19% Russian/Polish/Slavic 1% Arabic 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: ▼ -110.48%
• Current HPI: 231.175
• Rent YoY: —
• 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

1 event — show timeline

• 2026-06-09 Listed $145,000 MRED as Distributed by MLS Grid