13540 Lawler Ave #77 · Crestwood, IL 60418

$164,900

2 bd · 1.5 ba · 1,000 sqft · Condo · 20 Days on market

Good condition $269/mo HOA · 15% of rent

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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).

• Cash flow +14.8/30.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• DSCR +4.5/10.0
• Livability +4.1/5.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this spacious and well-maintained 2nd floor condo offering 2 bedrooms and 1.5 baths. Step inside to a large open-concept living and dining area featuring rich vinyl plank flooring and an abundance of natural light from the oversized sliding glass doors that lead to a private balcony overlooking mature trees and green space. The kitchen offers ample cabinet and counter space, newer stainless steel refrigerator, and a bright window above the sink. A generous foyer welcomes guests and provides excellent storage with oversized closets and attractive wood finishes. Upgraded wood finished doors, trim, and updated flooring throughout. The primary suite features a walk-in closet, an

Key facts

• Private balcony
• Oversized closets
• Walk-in closet

Tags

• PRIVATE BALCONY
• GENEROUS FOYER
• OVERSIZED CLOSETS
• UPGRADED WOOD FINISHED DOORS
• UPDATED FLOORING
• WALK-IN CLOSET

Property features AI

Finance

• Financial info: Special service area: No
• HOA & community: Monthly association fee of $269; HOA covers clubhouse, pool, exterior maintenance, and snow removal; Association amenities include coin laundry and pool; Manager off-site; Pets allowed (cats and dogs) with limits — max pet weight 35 lbs

Exterior

• Parking: Two parking spaces (total)
• Utilities: Water source: Lake Michigan; Public sewer
• Home design: Attached single condo; Condo ownership; Entry level: 2; Not currently leased
• Construction: Brick construction; Estimated age: 41–50 years; Built before 1978
• Exterior features: In-ground pool; Balcony; Common lot area

Interior

• Kitchen: Kitchen on the main level (approx. 7 x 8) with ceramic tile flooring
• Bedrooms: 2 bedrooms (both on the main level); Master bedroom on the main level with a half bath; Second bedroom on the main level (approx. 11 x 12)
• Flooring: Wood laminate in bedrooms and walk-in closet; Vinyl in the living room; Ceramic tile in foyer, kitchen, and dining room
• Bathrooms: 1 full bathroom; 1 half bathroom (in master bedroom)
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Five total rooms
• Laundry & utility: Laundry in common area

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $165k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $46 ($552/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $162k (1.5% below list) — sets the bar for market timing.
• Cap rate 6.6% vs local median 4.9% in Crestwood — 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 82/100 on livability (#75 in IL, #1,220 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+.
• 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: Nathan Hale Primary School (396 students, 0% FRL); Nathan Hale Middle School (335 students, 0% FRL); Dd Eisenhower High Sch (Campus) (math 10% / reading 13%, grade F, #520 of 693 statewide, top 75%, 1,841 students, 0% FRL).
• Market conditions: 30 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 10d 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($162k) is reasonable based on typical stale-listing flexibility.

Recommended offer $162,426 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. 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?
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 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: 1.12% ✓
• Cap rate: 6.63%
• Cash-on-cash: 1.19%
• DSCR: 1.05
• GRM: 7.5

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: -14.3%
• Equity multiple: 0.49×
• Total profit: $-23,599
• Equity at exit: $24,587

10-year hold

• IRR: -5.3%
• Equity multiple: 0.65×
• Total profit: $-15,995
• Equity at exit: $14,258

Cash invested: $46,172 (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 60418

• Active inventory: 30
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,841 medium
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,474/yr
• Insurance: −$69
• HOA: −$269
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $46

Break-even live

Break-even rent $1,783

Max offer price $164,900

Occupancy floor 92%

Sensitivity live

Price	-10% $160	-5% $103	+0% $46	+5% $-11	+10% $-68
Rent	-10% $-99	-5% $-27	+0% $46	+5% $119	+10% $191
Rate	-1.0pp $129	-0.5pp $88	base $46	+0.5pp $3	+1.0pp $-40

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13615 Royal Ct #309 Crestwood, IL	2.0	2.0	1000	$1,850	$1.85	5d	1	0.27mi
14033 Laramie Ave #408 Crestwood, IL	2.0	2.0	1100	$2,100	$1.91	9d	1	0.60mi
5723 129th St Crestwood, IL	2.0	1.0	950	$1,600	$1.68	0d	1	1.13mi
14643 Lamon Ave Unit 2B Midlothian, IL	2.0	1.5	990	$1,525	$1.54	26d	1	1.42mi

HOA detail condo

• Monthly dues: $269 · $3,228/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 13 events

1. 2026-06-21
   days on market $164,900 Active 20 DOM
2. 2026-06-18
   days on market $164,900 Active 17 DOM
3. 2026-06-17
   days on market $164,900 Active 16 DOM
4. 2026-06-16
   days on market $164,900 Active 15 DOM
5. 2026-06-15
   days on market $164,900 Active 14 DOM
6. 2026-06-13
   days on market $164,900 Active 12 DOM
7. 2026-06-09
   days on market $164,900 Active 8 DOM
8. 2026-06-08
   days on market $164,900 Active 7 DOM
9. 2026-06-07
   days on market $164,900 Active 6 DOM
10. 2026-06-04
    days on market $164,900 Active 3 DOM
11. 2026-06-03
    days on market $164,900 Active 2 DOM
12. 2026-06-02
    remarks 699-char remark
13. 2026-06-02
    listed $164,900 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 ≥102°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: $22,095
• − Mortgage interest: −$9,237
• − Property taxes: −$2,474
• − Insurance: −$824
• − Repairs & maintenance: −$1,768
• − Management: −$1,768
• − HOA: −$3,228
• − Depreciation: −$4,797
• Taxable loss: −$2,001
• Est. tax savings @ 24.0%: +$480
• After-tax cash flow: $1,032/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

Good 75/100 Cosmetic rehab

This well-maintained 2nd floor condo offers spacious living areas with vinyl plank flooring and an abundance of natural light. The property is in good condition with minimal repairs needed, making it a great investment opportunity.

Value-add opportunities

• Both Paint exterior walls — Enhances curb appeal and resale value
• Both Replace sliding glass doors — Improves natural light and aesthetics
• Both Update kitchen backsplash — Modernizes kitchen and adds value
• Both Paint interior walls — Freshens up the interior and enhances resale value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior walls — Enhances curb appeal and resale value ↑
• Both Replace sliding glass doors — Improves natural light and aesthetics ↑
• Both Update kitchen backsplash — Modernizes kitchen and adds value ↑
• Both Paint interior walls — Freshens up the interior and enhances 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 — Crestwood

• Score: 82/100
• State rank: #75
• US rank: #1220

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Crestwood, IL
• City population: 10,631
• Population (ZIP): 10,631

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: Predominantly White (69%)
• Race & ethnicity: White 69% Hispanic / Latino 15% Black 12% Two or more races 7% Asian 2%
• Hispanic origin (detail): Mexican 13% Puerto Rican 1%
• Common ancestry: Romanian 13% Iranian 1% Armenian 1%
• Foreign-born: 12% · Canada
• Languages at home: 82% English-only · Spanish 11% Arabic 2% Russian/Polish/Slavic 2%

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: ▼ -205.44%
• Current HPI: 105.796
• 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

• 2026-06-01 Listed $164,900 MRED as Distributed by MLS Grid