1700 N 37th Ave · Stone Park, IL 60165

$300,000

2 bd · 1.0 ba · 864 sqft · SingleFamily public records · 4 Days on market

Built 1954 3,750 sqft lot

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Why this score? — see what drove the F 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).

• Appreciation +8.3/10.0
• ARV discount +7.5/15.0
• Livability +4.1/5.0
• Cash flow +2.9/30.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• 1% rule +0.2/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Beautiful House in Stone Park. Home Features 4 Bedrooms and 2 Baths. In Great Condition But Selling in As Condition.

Key facts

• Master suite
• Expansive kitchen
• Top dining

Tags

• PRIVATE BACKYARD
• MASTER SUITE
• EXPANSIVE KITCHEN
• LOFT POSSIBILITIES
• LOCAL SHOPS
• TOP DINING

Property features AI

Finance

• HOA & community: No master association fee required; Neighborhood sidewalks and street lights

Exterior

• Parking: Detached garage (garage owned) with garage door opener; Approximately 2.5 garage/total parking spaces
• Utilities: Lake Michigan water; Public sewer
• Home design: Detached single-family home; Two-story residence; Fee simple ownership; Not currently leased; Built before 1978
• Construction: Vinyl siding; Asphalt roof
• Exterior features: Fenced yard; Corner lot (30 x 125)

Interior

• Kitchen: Kitchen with eating area/table space (11 x 11); Range; Microwave; Dishwasher; Refrigerator
• Bedrooms: Master bedroom on the main level (12 x 12) with full bath access; Bedroom on main level (11 x 10); Two bedrooms on second level (each 14 x 13)
• Flooring: Hardwood flooring in living room and master bedroom; Laminate flooring in two second-floor bedrooms; Ceramic tile in kitchen
• Bathrooms: Two full bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: First-floor bedroom; Storm door(s); Finished full attic; Six total rooms
• Laundry & utility: Main-level laundry with gas dryer hookup, in-unit laundry in a laundry closet (6 x 7); Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-1k ($-13k/yr) — negative.
• To cash-flow at today's rent, offer at most $124k (58.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $156k (48.1% below list).
• Recommended offer: $124k (58.5% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 82/100 on livability (#68 in IL, #1,121 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, cost of living A+; Watch: amenities D+, health & safety 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: 7 active listings in the ZIP; 14 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).

Forward outlook

• In year one you build about $22k of equity ($2k loan paydown + $20k appreciation (6.7% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 6y 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 $207k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $124,454 (58.5% 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 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.52% ✗
• Cap rate: 2.34%
• Cash-on-cash: -14.11%
• DSCR: 0.37
• GRM: 16.1

CMA / ARV

• ARV (on-the-fly): $148,608
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1722 N 36th Ave	0.09mi	3/1.0 (+1)	924 (+7%)	0mo	$170,000	$184	79
1813 N 40th Ave	0.24mi	2/1.0	888 (+3%)	14mo	$150,000	$169	73
401 E Lemoyne St	0.49mi	2/1.0	896 (+4%)	2mo	$130,000	$145	69
1528 N 39th Ave	0.36mi	3/1.0 (+1)	924 (+7%)	0mo	$320,000	$346	66
1614 N 34th Ave	0.20mi	3/1.0 (+1)	783 (-9%)	16mo	$135,000	$172	57

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

6.65% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.4%
• Equity multiple: 1.38×
• Total profit: $31,944
• Equity at exit: $200,944

10-year hold

• IRR: 7.7%
• Equity multiple: 2.71×
• Total profit: $143,661
• Equity at exit: $375,572

Cash invested: $84,000 (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 60165

• Home prices YoY: 2.4%
• Active inventory: 7
• Price-to-rent: 16.1×

Monthly cashflow live

• Estimated rent: $1,556 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$519 /mo · $6,223/yr
• Insurance: −$125
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $-1,043

Break-even live

Break-even rent $2,876

Max offer price $124,454

Occupancy floor —

Sensitivity live

Price	-10% $-873	-5% $-958	+0% $-1,043	+5% $-1,128	+10% $-1,213
Rent	-10% $-1,166	-5% $-1,104	+0% $-1,043	+5% $-982	+10% $-920
Rate	-1.0pp $-892	-0.5pp $-967	base $-1,043	+0.5pp $-1,121	+1.0pp $-1,200

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1500 N 22nd Ave Apt B2 Melrose Park, IL	1.0	1.0	575	$1,350	$2.35	0d	1	0.96mi
1971 N 19th Ave Apt 6 Melrose Park, IL	2.0	1.0	800	$1,700	$2.12	25d	1	1.24mi
3108 Saint Charles Rd Unit 2B Bellwood, IL	2.0	1.0	750	$1,550	$2.07	25d	1	1.25mi
3108 Saint Charles Rd Unit 1B Bellwood, IL	1.0	1.0	650	$1,250	$1.92	3d	1	1.25mi
12 23rd Ave Melrose Park, IL	2.0	1.0	850	$1,775	$2.09	13d	1	1.26mi
12 23rd Ave Melrose Park, IL	2.0	1.0	850	$1,775	$2.09	21d	1	1.26mi
1970 N 18th Ave Melrose Park, IL	1.0	1.0	675	$1,320	$1.96	11d	2	1.27mi
1973 N 18th Ave Melrose Park, IL	2.0	1.0	1000	$1,750	$1.75	25d	1	1.30mi
1618 Division St Unit 3 Melrose Park, IL	1.0	1.0	750	$1,545	$2.06	18d	1	1.31mi
2054 N 18th Ave Unit C4 Melrose Park, IL	1.0	1.0	800	$1,250	$1.56	0d	1	1.36mi
1419 N 16th Ave Melrose Park, IL	2.0	1.0	1000	$1,650	$1.65	0d	1	1.37mi
2069 N 18th Ave Unit 1 Melrose Park, IL	2.0	1.0	800	$1,595	$1.99	25d	1	1.40mi
2069 N 18th Ave Unit 2 Melrose Park, IL	1.0	1.0	700	$1,355	$1.94	19d	1	1.40mi
312 23rd Ave Unit 2 Bellwood, IL	2.0	1.0	850	$1,775	$2.09	21d	1	1.47mi

Listing history 3 events

1. 2026-06-21
   days on market $300,000 Active 4 DOM
2. 2026-06-18
   remarks 699-char remark
3. 2026-06-18
   listed $300,000 Active 1 DOM

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

Tax reassessment forecast IL · Partial reset (capped growth)

• Current annual tax: $6,223 · $519/mo
• Projected year-2 tax: $6,516 · $543/mo
• Expected delta: +$294/yr (+$24/mo · 4.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥100°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: $18,673
• − Mortgage interest: −$16,805
• − Property taxes: −$6,223
• − Insurance: −$2,166
• − Repairs & maintenance: −$1,494
• − Management: −$1,494
• − Depreciation: −$8,727
• Taxable loss: −$18,235
• Est. tax savings @ 24.0%: +$4,377
• After-tax cash flow: $-8,139/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 — Stone Park

• Score: 82/100
• State rank: #68
• US rank: #1121

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stone Park, IL
• City population: 4,504
• Population (ZIP): 4,504

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 Hispanic (93%)
• Race & ethnicity: Hispanic / Latino 93% Two or more races 28% White 4% Native American 2% Black 2%
• Hispanic origin (detail): Mexican 85% Puerto Rican 5%
• Foreign-born: 41% · Canada
• Languages at home: 16% English-only · Spanish 82% Other Asian/Pacific 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: ▲ 6.65%
• Current HPI: 282.2554
• 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

+130.8% since first listed

5 events — show timeline

• 2026-06-17 Listed $300,000 MRED as Distributed by MLS Grid
• 2020-09-24 Sold (MLS) $206,900 MRED as Distributed by MLS Grid
• 2020-07-19 Pending — MRED as Distributed by MLS Grid
• 2020-07-15 Listed $204,900 MRED as Distributed by MLS Grid
• 2005-05-19 Sold (Public Records) $130,000 Public Records

Property tax history

+6.8%/yr

Latest (2023): $6,223 · +133.2% YoY. Source: county tax records.