1926 S 24th Ave · Maywood, IL 60153

$160,000

3 bd · 1.0 ba · 1,240 sqft · SingleFamily public records · 17 Days on market

Built 1952 5,374 sqft lot Est $289k · 45% under

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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 +27.6/30.0
• ARV discount +15.0/15.0
• DSCR +9.7/10.0
• 1% rule +7.5/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Multiple offers received. Highest and Best Offers Due by Tuesday March 10th by 5PM. Attention experienced rehabbers and investors! This property presents an exceptional opportunity, though require some work. Buyers will be responsible for full property clean-out and any necessary repairs. The property is being sold strictly "as is, " with no survey provided. All offers must include proof of funding and a pre-approval letter. All earnest money must be submitted in certified funds. Please note that the property details, including room count and lot size, are not guaranteed. The purchase options for this remarkable property are CASH, CONVENTIONAL, OR REHAB FINANCING ONLY. SCHEDULE YO

Key facts

• 5,374 sq ft lot
• 2 garage spots
• Built 1952

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $477 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $158k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.9% vs local median 4.5% in Maywood — 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 78/100 on livability (#146 in IL, #2,694 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: health & safety C-, crime D+, schools F.
• Proviso Twp Hsd 209 (suburban): math 12% / reading 17% proficiency, ranked #507 of 620 in IL (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 72 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).
• This rent runs 35% of the median local income ($69k/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 $5k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $157,600 (1.5% below list)

Questions for the listing agent

1. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.25% ✓
• Cap rate: 9.87%
• Cash-on-cash: 12.77%
• DSCR: 1.57
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $288,920
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1925 S 22nd Ave	0.16mi	3/2.0	1,260 (+2%)	2mo	$345,000	$274	84
2111 S 24th Ave	0.22mi	3/2.0	1,286 (+4%)	2mo	$300,000	$233	78
1433 S 21st Ave	0.42mi	3/2.0	1,226 (-1%)	1mo	$290,000	$237	74
2247 S 21st Ave	0.46mi	3/1.5	1,176 (-5%)	1mo	$295,000	$251	67
1615 S 20th Ave	0.41mi	2/2.0 (-1)	1,260 (+2%)	3mo	$263,000	$209	67
1124 31st Ave	0.51mi	4/1.0 (+1)	1,224 (-1%)	2mo	$255,000	$208	67
1433 Bristol Ave	0.71mi	3/1.5	1,225 (-1%)	1mo	$353,500	$289	62
1911 S 18th Ave	0.41mi	4/1.0 (+1)	1,340 (+8%)	1mo	$130,000	$97	61
2036 S 15th Ave	0.59mi	3/1.0	1,153 (-7%)	1mo	$257,500	$223	60
1037 24th Ave	0.36mi	2/1.0 (-1)	1,106 (-11%)	2mo	$215,000	$194	58
2341 S 24th Ave	0.53mi	3/1.0	1,112 (-10%)	2mo	$279,500	$251	57
1844 S 13th Ave	0.70mi	3/1.5	1,404 (+13%)	1mo	$177,000	$126	42

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: 2.6%
• Equity multiple: 1.10×
• Total profit: $4,478
• Equity at exit: $23,857

10-year hold

• IRR: 12.2%
• Equity multiple: 1.96×
• Total profit: $43,135
• Equity at exit: $13,834

Cash invested: $44,800 (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 60153

• Home prices YoY: -20.5%
• Active inventory: 72
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $2,003 high
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,400/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $477

Break-even live

Break-even rent $1,400

Max offer price $160,000

Occupancy floor 71%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2416 W Roosevelt Rd Apt 1S Broadview, IL	2.0	1.0	884	$1,475	$1.67	24d	1	0.31mi
723 Manchester Ave Westchester, IL	3.0	2.0	1151	$2,721	$2.36	24d	1	0.43mi
2040 16th Ave Unit 2C Broadview, IL	2.0	1.0	900	$1,595	$1.77	13d	1	0.55mi
1104 Rice Ave Bellwood, IL	2.0	1.0	995	$1,725	$1.73	22d	1	0.72mi
631 Balmoral Ave Westchester, IL	2.0	1.0	903	$2,100	$2.33	24d	1	0.89mi
1814 Warren St Maywood, IL	3.0	1.0	1200	$2,500	$2.08	10d	1	0.90mi
1814 Warren St Unit 2W Maywood, IL	3.0	1.0	1200	$2,500	$2.08	1d	1	0.90mi
1013 Bellwood Ave Unit 2W Bellwood, IL	2.0	1.0	925	$1,850	$2.00	20d	1	0.91mi
1215 Balmoral Ave Unit 1 Westchester, IL	3.0	1.5	1500	$2,750	$1.83	24d	1	0.94mi
1215 Balmoral Ave Unit 2 Westchester, IL	3.0	1.5	1500	$2,950	$1.97	15d	1	0.94mi
323 22nd Ave Unit G Bellwood, IL	2.0	1.0	750	$1,750	$2.33	24d	1	1.30mi
312 23rd Ave Unit 2 Bellwood, IL	2.0	1.0	850	$1,775	$2.09	21d	1	1.32mi
10351 Canterbury St Unit 2E Westchester, IL	2.0	1.0	850	$1,650	$1.94	24d	1	1.32mi
218 S 13th Ave Unit 2 Maywood, IL	2.0	1.0	1050	$1,650	$1.57	5d	1	1.36mi
3108 Saint Charles Rd Unit 2B Bellwood, IL	2.0	1.0	750	$1,550	$2.07	24d	1	1.39mi
903 S 5th Ave Unit 2D Maywood, IL	3.0	2.0	1008	$2,100	$2.08	1d	1	1.45mi
2036 S 1st Ave Maywood, IL	4.0	2.0	1363	$2,750	$2.02	1d	1	1.46mi
410 School St Unit 1B Maywood, IL	3.0	2.0	1218	$2,200	$1.81	1d	1	1.46mi
404 School St Maywood, IL	2.0	1.0	737	$1,565	$2.12	1d	1	1.48mi
422 Granville Ave Hillside, IL	3.0	1.0	1194	$2,571	$2.15	7d	1	1.49mi

Listing history 2 events

1. 2026-03-18
   status Pending
2. 2026-03-01
   listed $160,000 Active

ⓘ 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 · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,040
• − Mortgage interest: −$8,962
• − Property taxes: −$2,400
• − Insurance: −$800
• − Repairs & maintenance: −$1,923
• − Management: −$1,923
• − Depreciation: −$4,655
• Taxable income: $3,377
• Est. tax owed @ 24.0%: −$810
• After-tax cash flow: $4,913/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: Proviso Twp Hsd 209
• NCES district ID: 1732910
• Math proficiency: 12% ▼ -4.00%
• Reading proficiency: 17% ▼ -3.00%
• Median HH income: $51,744
• Composite: 13.5/100
• National rank: #9518
• State rank: #507 of 620 in IL

Livability — Maywood

• Score: 78/100
• State rank: #146
• US rank: #2694

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Maywood, IL
• County: Cook County · 4,486,803 people
• City population: 23,201
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 23,201
• Household income: $68,815
• Rent vs Own: 40.0% rent · 60.0% own
• Severe rent burden: 869.0

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 0.56)
• Race & ethnicity: Black 57% Hispanic / Latino 33% Two or more races 11% White 6%
• Hispanic origin (detail): Mexican 28% Puerto Rican 3%
• Common ancestry: Romanian 1% British 1%
• Foreign-born: 14% · Canada, Jamaica
• Languages at home: 68% English-only · Spanish 30% French/Haitian/Cajun 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: ▼ -86.90%
• Current HPI: 336.2159
• 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

2 events — show timeline

• 2026-03-18 Pending — MRED as Distributed by MLS Grid
• 2026-03-01 Listed $160,000 MRED as Distributed by MLS Grid

Property tax history

+4.7%/yr

Latest (2023): $8,279 · -0.4% YoY. Source: county tax records.