8638 Central Ave · Burbank, IL 60459

$219,900

3 bd · 1.5 ba · 1,131 sqft · SingleFamily public records · 1 Days on market

Built 1951 9,983 sqft lot Est $256k · 14% under

---

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 +16.4/30.0
• ARV discount +13.8/15.0
• 1% rule +5.4/10.0
• DSCR +5.1/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This cozy and affordable home offers a welcoming layout with **three bedrooms and one bathroom**. The first floor features two comfortable bedrooms along with the full bathroom, while the **expansive upstairs bedroom** provides extra flexibility and includes access to a **large private balcony**-perfect for relaxing or entertaining. Enjoy the ample backyard space, offering plenty of room for gardening, gatherings, or play.

Key facts

• Spacious backyard
• Private driveway
• Generously sized lot

Tags

• SPACIOUS BACKYARD
• PRIVATE DRIVEWAY
• GENEROUSLY SIZED LOT
• OUTDOOR SPACE

Property features AI

Finance

• Other: Parcel number available
• Financial info: Special service area: No
• HOA & community: No master association fee required

Exterior

• Parking: Space for 4 vehicles; Driveway parking; Asphalt surface; Unassigned parking; Other parking features
• Utilities: Lake Michigan and public water available; Public sewer
• Home design: Detached single-family home; 1.5-story design; Fee simple ownership; Rehab completed in 2020; Disability access available
• Construction: Aluminum and vinyl siding; Built approximately 71-80 years ago; Built before 1978
• Exterior features: Lot approx. 80 x 127; Less than 0.25 acre lot; Commuter bus access

Interior

• Kitchen: Kitchen on main level (approx. 10 x 11)
• Bedrooms: 3 bedrooms (Master bedroom on second level, approx. 15 x 27); Bedroom 2 on main level (approx. 11 x 10, carpet); Bedroom 3 on main level (approx. 12 x 10, carpet)
• Flooring: Carpet in multiple bedrooms and living room; Other flooring in kitchen
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; Window air conditioning units
• Interior features: 5 total rooms; Utility room on main level; Dining room; Family room; Living room on main level (approx. 11 x 15)
• Laundry & utility: Laundry room; Utility room on main level (approx. 10 x 11)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $126 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $220k).
• Cap rate 7.0% vs local median 5.4% in Burbank — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 78/100 on livability (#132 in IL, #2,422 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, employment A-; Watch: health & safety C-, schools D-, amenities F.
• Reavis Twp Hsd 220 (suburban): math 18% / reading 21% proficiency, ranked #420 of 620 in IL (top 68%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 51 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 7d 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 7y 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.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $219,900

Questions for the listing agent

1. Built in 1951 — 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 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?
4. 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.
5. 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.
6. 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: 1.04% ✓
• Cap rate: 6.98%
• Cash-on-cash: 2.46%
• DSCR: 1.11
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $255,606
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8617 Major Ave	0.09mi	3/1.0	1,056 (-7%)	2mo	$295,000	$279	81
5640 W 84th St	0.32mi	3/2.0	1,114 (-2%)	2mo	$242,600	$218	79
5500 W 83rd Pl	0.40mi	3/3.0	1,200 (+6%)	2mo	$392,000	$327	63
5312 Kimball Pl	0.50mi	3/2.0	1,217 (+8%)	1mo	$275,000	$226	61
8736 S 51st Ave	0.64mi	3/1.5	1,082 (-4%)	2mo	$250,000	$231	61
5192 Otto Pl	0.67mi	3/1.5	1,200 (+6%)	2mo	$250,000	$208	57
6024 W 87th St	0.56mi	2/1.0 (-1)	1,215 (+7%)	2mo	$182,100	$150	53
5252 W 89th St	0.53mi	3/1.0	1,288 (+14%)	3mo	$289,000	$224	48
5831 W 89th St	0.49mi	4/1.5 (+1)	1,294 (+14%)	2mo	$290,000	$224	46
8930 Mcvicker Ave	0.72mi	3/1.5	1,260 (+11%)	2mo	$370,000	$294	45
8204 Austin Ave	0.74mi	4/1.0 (+1)	1,242 (+10%)	1mo	$215,300	$173	41
5707 W 90th Pl	0.55mi	4/2.5 (+1)	1,300 (+15%)	1mo	$350,000	$269	40

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: -12.3%
• Equity multiple: 0.55×
• Total profit: $-27,452
• Equity at exit: $32,788

10-year hold

• IRR: -3.1%
• Equity multiple: 0.79×
• Total profit: $-12,993
• Equity at exit: $19,013

Cash invested: $61,572 (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 60459

• Active inventory: 51
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,292 high
• Mortgage (P&I): −$1,153
• Tax from tax record: −$440 /mo · $5,275/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$481
• Net cashflow: $126

Break-even live

Break-even rent $2,132

Max offer price $219,900

Occupancy floor 89%

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5217 W 87th St Unit 2 Oak Lawn, IL	3.0	1.0	1200	$1,800	$1.50	7d	1	0.42mi
5834 W 89th Pl Oak Lawn, IL	3.0	1.0	1100	$2,150	$1.95	22d	1	0.48mi
6101 W 82nd Pl Burbank, IL	3.0	2.0	1071	$2,900	$2.71	1d	1	0.80mi
6048 W 79th St Unit 3 Burbank, IL	3.0	1.0	1200	$2,100	$1.75	5d	1	1.12mi
6101 W 94th St Unit A2 Oak Lawn, IL	2.0	2.0	1100	$1,900	$1.73	5d	1	1.14mi
9517 Minnick Ave Oak Lawn, IL	2.0	2.0	900	$2,000	$2.22	5d	1	1.15mi
7732 Lotus Ave Burbank, IL	3.0	1.0	1056	$2,475	$2.34	22d	1	1.17mi
7732 Lotus Ave Burbank, IL	3.0	1.0	1065	$2,475	$2.32	24d	1	1.17mi
9522 S 53rd Ave Unit 3S Oak Lawn, IL	2.0	1.0	900	$2,150	$2.39	24d	1	1.18mi
9522 S 53rd Ave Unit 1N Oak Lawn, IL	2.0	1.0	900	$2,150	$2.39	10d	1	1.18mi
9154 Ridgeland Ave Oak Lawn, IL	3.0	1.0	816	$2,300	$2.82	14d	1	1.21mi
7847 Melvina Ave Burbank, IL	3.0	1.0	1056	$3,900	$3.69	1d	1	1.22mi
5100 W 96th St Oak Lawn, IL	2.0	2.0	1380	$2,350	$1.70	3d	1	1.31mi

Listing history 3 events

1. 2026-06-18
   remarks 667-char remark
2. 2026-06-17
   remarks 567-char remark
3. 2026-06-17
   listed $219,900 Active 1 DOM

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

Tax reassessment forecast IL · Partial reset (capped growth)

• Current annual tax: $5,275 · $440/mo
• Projected year-2 tax: $5,275 · $440/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% 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 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,504
• − Mortgage interest: −$12,318
• − Property taxes: −$5,275
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,200
• − Management: −$2,200
• − Depreciation: −$6,397
• Taxable loss: −$1,986
• Est. tax savings @ 24.0%: +$477
• After-tax cash flow: $1,992/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: Reavis Twp Hsd 220
• NCES district ID: 1733270
• Math proficiency: 18% ▼ -3.00%
• Reading proficiency: 21% ▼ -4.00%
• Median HH income: $54,732
• Composite: 17.94/100
• National rank: #8994
• State rank: #420 of 620 in IL

Livability — Burbank

• Score: 78/100
• State rank: #132
• US rank: #2422

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Burbank, IL
• City population: 28,822
• Population (ZIP): 28,822

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: Hispanic / Latino 50% White 44% Two or more races 21% Asian 3% Black 1%
• Hispanic origin (detail): Mexican 45% Puerto Rican 2%
• Common ancestry: Romanian 17% Armenian 1% Iranian 1%
• Foreign-born: 32% · Canada, Jamaica, Vietnam
• Languages at home: 40% English-only · Spanish 39% Russian/Polish/Slavic 12% Arabic 5%

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: ▼ -188.56%
• Current HPI: 223.2294
• 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

+216.4% since first listed

13 events — show timeline

• 2026-06-17 Listed $219,900 MRED as Distributed by MLS Grid
• 2025-11-21 Sold (Public Records) $200,000 Public Records
• 2025-11-10 Sold (MLS) $200,000 MRED as Distributed by MLS Grid
• 2025-10-15 Contingent — MRED as Distributed by MLS Grid
• 2025-09-29 Price Changed $220,000 MRED as Distributed by MLS Grid
• 2025-09-12 Listed $230,000 MRED as Distributed by MLS Grid
• 2019-11-14 Sold (Public Records) $60,000 Public Records
• 2019-10-08 Sold (MLS) $60,000 MRED as Distributed by MLS Grid
• 2019-09-24 Contingent — MRED as Distributed by MLS Grid
• 2019-08-22 Relisted — MRED as Distributed by MLS Grid
• 2019-08-11 Pending — MRED as Distributed by MLS Grid
• 2019-08-11 Listed $109,900 MRED as Distributed by MLS Grid
• 1997-01-03 Sold (Public Records) $69,500 Public Records

Property tax history

+4.5%/yr

Latest (2023): $5,275 · +4.6% YoY. Source: county tax records.