9002 Sheridan Ave · Brookfield, IL 60513

$600,000

6 bd · 3.0 ba · 3,240 sqft · MultiFamily public records · 28 Days on market

Built 1923

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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 +19.3/30.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• Schools +5.0/10.0
• 1% rule +4.8/10.0
• Livability +4.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks

Opportunities like this don't come around often! Welcome to this standout 3-unit property in sought-after Brookfield-offering charm, flexibility, and serious income potential. Built in 1923, this well-maintained stucco building blends timeless character with versatile living spaces ideal for investors, owner-occupants, or multi-generational living. The property features three separate units, each with its own unique appeal. The garden unit offers 1 bedroom and 1 bath with a cozy, private feel-perfect for rental income or extended family. The first-floor unit features 2 bedrooms, 1 full bath, a classic parlor-style layout with spacious living room, dining room, and kitchen, plus a bonus room

Key facts

• 2 garage spots
• Built 1923
• Listed 27 days

What this means for you Summary

Snapshot

• This is a 2×2bd/1.2ba + 1×1bd/1.2ba units multifamily listed at $600k.

Deal economics

• At list price, monthly cash flow is $657 ($8k/yr) — positive. Per door: $219/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $587k (2.1% below list).
• Recommended offer: $587k (2.1% below list) — sets the bar for 1% rule.
• Cap rate 7.6% vs local median 3.4% in Brookfield — 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 92/100 on livability (#2 in IL, #31 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, commute A+.
• Market conditions: 12 active listings in the ZIP; high-income renter base; 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).
• At $5,872/mo this rent would consume 64% of the median local household income ($110k/yr) (locally 263% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $18k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($591k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $587,200 (2.1% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1923 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.98% ✗
• Cap rate: 7.61%
• Cash-on-cash: 4.70%
• DSCR: 1.21
• GRM: 8.5

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: -9.0%
• Equity multiple: 0.67×
• Total profit: $-55,375
• Equity at exit: $89,462

10-year hold

• IRR: 0.5%
• Equity multiple: 1.03×
• Total profit: $5,636
• Equity at exit: $51,877

Cash invested: $168,000 (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 60513

• Active inventory: 12
• Price-to-rent: 24.3×

Monthly cashflow live

• Estimated rent: $5,872 high
• Mortgage (P&I): −$3,146
• Tax from tax record: −$585 /mo · $7,021/yr
• Insurance: −$250
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,233
• Net cashflow: $657

Break-even live

Break-even rent $5,040

Max offer price $600,000

Occupancy floor 84%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1.2	$4,116
1× unit	1	1.2	$1,756
Total (3 units)			$5,872

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: $150,000
• Closing costs: $18,000
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $600,000 Active 28 DOM
2. 2026-06-18
   days on market $600,000 Active 27 DOM
3. 2026-06-17
   days on market $600,000 Active 26 DOM
4. 2026-06-16
   days on market $600,000 Active 25 DOM
5. 2026-06-15
   days on market $600,000 Active 24 DOM
6. 2026-06-14
   days on market $600,000 Active 22 DOM
7. 2026-06-13
   days on market $600,000 Active 21 DOM
8. 2026-06-10
   days on market $600,000 Active 19 DOM
9. 2026-06-09
   days on market $600,000 Active 18 DOM
10. 2026-06-08
    days on market $600,000 Active 17 DOM
11. 2026-06-07
    days on market $600,000 Active 16 DOM
12. 2026-06-05
    days on market $600,000 Active 13 DOM
13. 2026-06-02
    days on market $600,000 Active 11 DOM
14. 2026-06-01
    days on market $600,000 Active 10 DOM
15. 2026-05-31
    days on market $600,000 Active 9 DOM
16. 2026-05-30
    days on market $600,000 Active 8 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: $7,021 · $585/mo
• Projected year-2 tax: $10,321 · $860/mo
• Expected delta: +$3,299/yr (+$275/mo · 47.0%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 17% 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 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $70,464
• − Mortgage interest: −$33,609
• − Property taxes: −$7,021
• − Insurance: −$3,000
• − Repairs & maintenance: −$5,637
• − Management: −$5,637
• − Depreciation: −$17,455
• Taxable loss: −$1,895
• Est. tax savings @ 24.0%: +$455
• After-tax cash flow: $8,343/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)

No district data.

Livability — Brookfield

• Score: 92/100
• State rank: #2
• US rank: #31

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brookfield, IL
• County: Cook County · 4,486,803 people
• City population: 19,343
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 19,343
• Household income: $110,338
• Rent vs Own: 18.3% rent · 81.7% own
• Severe rent burden: 263.0

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: Predominantly White (70%)
• Race & ethnicity: White 70% Hispanic / Latino 20% Two or more races 12% Black 5%
• Hispanic origin (detail): Mexican 16% Puerto Rican 3%
• Common ancestry: Romanian 14% Lithuanian 2% Iranian 1%
• Foreign-born: 9% · Canada
• Languages at home: 81% English-only · Spanish 14% Russian/Polish/Slavic 3% Other Indo-European 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: ▼ -175.69%
• Current HPI: 211.4747
• 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

Property tax history

+0.8%/yr

Latest (2023): $7,021 · -35.9% YoY. Source: county tax records.