7234 W North Ave #908 · Elmwood Park, IL 60707

$95,000

1 bd · 1.0 ba · 700 sqft · Condo · 106 Days on market

Built 1976 $136/sqft · 30% below area Est $136k · 30% under $371/mo HOA · 25% of rent

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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 +15.3/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +4.7/10.0
• Rent growth +4.3/5.0
• Livability +4.2/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

WOW - NICE VIEW! LARGE MASTER BEDROOM UNIT IN THE CAMEO TOWER! LARGE LIV RM (SELLER CURRENT USE IT AS 2ND BEDROOM) . LOTS OF CLOSETS LAUNDRY ON THE SAME FLOOR AS UNIT. WALL TO WALL WINDOWS FOR A NICE VIEW - 9 FLOORS UP! MANY RESTAURANTS, PHARMACY, BAGEL SHOP & LOTS OF SHOPPING AVAIL W/I WALKING DISTANCE. PARTY RM ON TOP FLOOR, SUN DECK, ELEVATORS, SWIMMING POOL, LAUNDRY, SECURITY ENTRANCE. MONTHLY ASSESSMENT COVERS HEATING, A/C, WATER, SCAVENGER, SNOW REMOVAL, COM INS, POOL, & EXT MAINT. UNIT IS BEING SOLD "AS-IS"

Key facts

• Swimming pool
• Party rm
• Security entrance

Tags

• WALL TO WALL WINDOWS
• PARTY RM
• SUN DECK
• SWIMMING POOL
• SECURITY ENTRANCE

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $95k.

Deal economics

• At list price, monthly cash flow is $34 ($413/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $86k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.7% vs local median 4.4% in Elmwood Park — 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 83/100 on livability (#41 in IL, #865 nationally) — a professional / high-income tenant draw. Strengths: commute A+, housing A+, crime A-; Watch: schools D+.
• Elmwood Park CUSD 401 (suburban): math 15% / reading 26% proficiency, ranked #403 of 620 in IL (top 65%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+7.2%/yr); 58 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 7.2% rent growth), your $27k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 106 days — a 9% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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: property tax is 3.1% of price; HOA is 25% of rent.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $86,450 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 1.58% ✓
• Cap rate: 6.73%
• Cash-on-cash: 1.55%
• DSCR: 1.07
• GRM: 5.3

CMA / ARV

• ARV (median comp): $135,636
• List price: $95,000
• Delta: -29.96%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 7.21% rent growth · sell at horizon

5-year hold

• IRR: -5.9%
• Equity multiple: 0.77×
• Total profit: $-6,246
• Equity at exit: $14,165

10-year hold

• IRR: 10.5%
• Equity multiple: 2.07×
• Total profit: $28,393
• Equity at exit: $8,214

Cash invested: $26,600 (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 60707

• Rents YoY: 7.2%
• Active inventory: 58
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,502 high
• Mortgage (P&I): −$498
• Tax from tax record: −$243 /mo · $2,920/yr
• Insurance: −$40
• HOA: −$371
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $34

Break-even live

Break-even rent $1,458

Max offer price $95,000

Occupancy floor 93%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7234 W North Ave #1103 Elmwood Park, IL	—	1.0	500	$1,150	$2.30	24d	1	0.02mi
7234 W North Ave #508 Elmwood Park, IL	1.0	1.0	750	$1,600	$2.13	7d	1	0.02mi
1619 N Neva Ave Chicago, IL	1.0–3.0	1.0–2.5	1654	$2,075	$1.25	2d	41	0.24mi
2232 N Harlem Ave Unit 2 Elmwood Park, IL	2.0	1.0	400	$2,150	$5.38	3d	1	0.84mi
2300 N Harlem Ave Elmwood Park, IL	1.0–2.0	1.0–2.0	850	$1,375	$1.62	2d	11	0.90mi
2412 N 76th Ave Unit 3W Elmwood Park, IL	2.0	1.0	700	$1,600	$2.29	44d	1	1.11mi
7709 W Marwood Ave Unit 3S Elmwood Park, IL	2.0	1.0	750	$1,995	$2.66	24d	1	1.28mi
2446 N 78th Ct Unit 2R Elmwood Park, IL	2.0	1.0	730	$1,695	$2.32	18d	1	1.33mi
1000 Lake St Oak Park, IL	2.0	1.0–2.0	929	$3,274	$3.52	1d	32	1.44mi
7901 W Grand Ave Unit 1S Elmwood Park, IL	1.0	1.0	700	$1,250	$1.79	3d	1	1.45mi
100 Forest Pl Oak Park, IL	1.0–2.0	1.0–2.5	945	$1,797	$1.90	4d	15	1.50mi

HOA detail condo

• Monthly dues: $371 · $4,452/yr
• Likely covers: watersnow removalpoolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-18
   days on market $95,000 Active 106 DOM
2. 2026-06-17
   days on market $95,000 Active 105 DOM
3. 2026-06-16
   days on market $95,000 Active 104 DOM
4. 2026-06-15
   days on market $95,000 Active 103 DOM
5. 2026-06-13
   days on market $95,000 Active 101 DOM
6. 2026-06-13
   days on market $95,000 Active 100 DOM
7. 2026-06-09
   days on market $95,000 Active 97 DOM
8. 2026-06-08
   days on market $95,000 Active 96 DOM
9. 2026-06-07
   days on market $95,000 Active 95 DOM
10. 2026-06-04
    days on market $95,000 Active 92 DOM
11. 2026-06-03
    days on market $95,000 Active 91 DOM
12. 2026-06-02
    days on market $95,000 Active 90 DOM
13. 2026-06-01
    days on market $95,000 Active 89 DOM
14. 2026-05-31
    days on market $95,000 Active 88 DOM
15. 2026-03-04
    listed $95,000 Active 547-char remark

    Show marketing remark (547 chars)

    WOW - NICE VIEW! LARGE MASTER BEDROOM UNIT IN THE CAMEO TOWER! LARGE LIV RM (SELLER CURRENT USE IT AS 2ND BEDROOM) . LOTS OF CLOSETS LAUNDRY ON THE SAME FLOOR AS UNIT. WALL TO WALL WINDOWS FOR A NICE VIEW - 9 FLOORS UP! MANY RESTAURANTS, PHARMACY, BAGEL SHOP & LOTS OF SHOPPING AVAIL W/I WALKING DISTANCE. PARTY RM ON TOP FLOOR, SUN DECK, ELEVATORS, SWIMMING POOL, LAUNDRY, SECURITY ENTRANCE. MONTHLY ASSESSMENT COVERS HEATING, A/C, WATER, SCAVENGER, SNOW REMOVAL, COM INS, POOL, & EXT MAINT. UNIT IS BEING SOLD "AS-IS"

16. 2023-02-15
    soldstatus $85,000
17. 2023-02-06
    soldstatus $85,000 Closed 624-char remark

    Show marketing remark (624 chars)

    WOW - NICE VIEW! LARGE MASTER BEDROOM UNIT IN THE CAMEO TOWER! LARGE LIV RM, DINING AREA, KITCHEN W APPLIANCES. LOTS OF CLOSETS PLUS STORAGE & LAUNDRY ON THE SAME FLOOR AS UNIT. WALL TO WALL WINDOWS FOR A NICE VIEW - 9 FLOORS UP! SPECIAL ASSESSMENT HAS BEEN PAID IN FULL BY THE SELLER! MANY RESTAURANTS, PHARMACY, BAGEL SHOP & LOTS OF SHOPPING AVAIL W/I WALKING DISTANCE. PARTY RM ON TOP FLOOR, SUN DECK, ELEVATORS, SWIMMING POOL, LAUNDRY, SECURITY ENTRANCE. MONTHLY ASSESSMENT COVERS HEATING, A/C, WATER, SCAVENGER, SNOW REMOVAL, COM INS, POOL, & EXT MAINT. UNIT IS BEING SOLD "AS-IS"

18. 2023-01-10
    status Pending 624-char remark

    Show marketing remark (624 chars)

    WOW - NICE VIEW! LARGE MASTER BEDROOM UNIT IN THE CAMEO TOWER! LARGE LIV RM, DINING AREA, KITCHEN W APPLIANCES. LOTS OF CLOSETS PLUS STORAGE & LAUNDRY ON THE SAME FLOOR AS UNIT. WALL TO WALL WINDOWS FOR A NICE VIEW - 9 FLOORS UP! SPECIAL ASSESSMENT HAS BEEN PAID IN FULL BY THE SELLER! MANY RESTAURANTS, PHARMACY, BAGEL SHOP & LOTS OF SHOPPING AVAIL W/I WALKING DISTANCE. PARTY RM ON TOP FLOOR, SUN DECK, ELEVATORS, SWIMMING POOL, LAUNDRY, SECURITY ENTRANCE. MONTHLY ASSESSMENT COVERS HEATING, A/C, WATER, SCAVENGER, SNOW REMOVAL, COM INS, POOL, & EXT MAINT. UNIT IS BEING SOLD "AS-IS"

19. 2022-12-17
    historical Contingent - Continue to Show 624-char remark

    Show marketing remark (624 chars)

    WOW - NICE VIEW! LARGE MASTER BEDROOM UNIT IN THE CAMEO TOWER! LARGE LIV RM, DINING AREA, KITCHEN W APPLIANCES. LOTS OF CLOSETS PLUS STORAGE & LAUNDRY ON THE SAME FLOOR AS UNIT. WALL TO WALL WINDOWS FOR A NICE VIEW - 9 FLOORS UP! SPECIAL ASSESSMENT HAS BEEN PAID IN FULL BY THE SELLER! MANY RESTAURANTS, PHARMACY, BAGEL SHOP & LOTS OF SHOPPING AVAIL W/I WALKING DISTANCE. PARTY RM ON TOP FLOOR, SUN DECK, ELEVATORS, SWIMMING POOL, LAUNDRY, SECURITY ENTRANCE. MONTHLY ASSESSMENT COVERS HEATING, A/C, WATER, SCAVENGER, SNOW REMOVAL, COM INS, POOL, & EXT MAINT. UNIT IS BEING SOLD "AS-IS"

20. 2022-12-14
    status Active 624-char remark

    Show marketing remark (624 chars)

    WOW - NICE VIEW! LARGE MASTER BEDROOM UNIT IN THE CAMEO TOWER! LARGE LIV RM, DINING AREA, KITCHEN W APPLIANCES. LOTS OF CLOSETS PLUS STORAGE & LAUNDRY ON THE SAME FLOOR AS UNIT. WALL TO WALL WINDOWS FOR A NICE VIEW - 9 FLOORS UP! SPECIAL ASSESSMENT HAS BEEN PAID IN FULL BY THE SELLER! MANY RESTAURANTS, PHARMACY, BAGEL SHOP & LOTS OF SHOPPING AVAIL W/I WALKING DISTANCE. PARTY RM ON TOP FLOOR, SUN DECK, ELEVATORS, SWIMMING POOL, LAUNDRY, SECURITY ENTRANCE. MONTHLY ASSESSMENT COVERS HEATING, A/C, WATER, SCAVENGER, SNOW REMOVAL, COM INS, POOL, & EXT MAINT. UNIT IS BEING SOLD "AS-IS"

21. 2022-11-27
    status Pending 624-char remark

    Show marketing remark (624 chars)

    WOW - NICE VIEW! LARGE MASTER BEDROOM UNIT IN THE CAMEO TOWER! LARGE LIV RM, DINING AREA, KITCHEN W APPLIANCES. LOTS OF CLOSETS PLUS STORAGE & LAUNDRY ON THE SAME FLOOR AS UNIT. WALL TO WALL WINDOWS FOR A NICE VIEW - 9 FLOORS UP! SPECIAL ASSESSMENT HAS BEEN PAID IN FULL BY THE SELLER! MANY RESTAURANTS, PHARMACY, BAGEL SHOP & LOTS OF SHOPPING AVAIL W/I WALKING DISTANCE. PARTY RM ON TOP FLOOR, SUN DECK, ELEVATORS, SWIMMING POOL, LAUNDRY, SECURITY ENTRANCE. MONTHLY ASSESSMENT COVERS HEATING, A/C, WATER, SCAVENGER, SNOW REMOVAL, COM INS, POOL, & EXT MAINT. UNIT IS BEING SOLD "AS-IS"

22. 2022-11-17
    price $94,500 624-char remark

    Show marketing remark (624 chars)

    WOW - NICE VIEW! LARGE MASTER BEDROOM UNIT IN THE CAMEO TOWER! LARGE LIV RM, DINING AREA, KITCHEN W APPLIANCES. LOTS OF CLOSETS PLUS STORAGE & LAUNDRY ON THE SAME FLOOR AS UNIT. WALL TO WALL WINDOWS FOR A NICE VIEW - 9 FLOORS UP! SPECIAL ASSESSMENT HAS BEEN PAID IN FULL BY THE SELLER! MANY RESTAURANTS, PHARMACY, BAGEL SHOP & LOTS OF SHOPPING AVAIL W/I WALKING DISTANCE. PARTY RM ON TOP FLOOR, SUN DECK, ELEVATORS, SWIMMING POOL, LAUNDRY, SECURITY ENTRANCE. MONTHLY ASSESSMENT COVERS HEATING, A/C, WATER, SCAVENGER, SNOW REMOVAL, COM INS, POOL, & EXT MAINT. UNIT IS BEING SOLD "AS-IS"

23. 2022-10-18
    listed $99,600 Active 624-char remark

    Show marketing remark (624 chars)

    WOW - NICE VIEW! LARGE MASTER BEDROOM UNIT IN THE CAMEO TOWER! LARGE LIV RM, DINING AREA, KITCHEN W APPLIANCES. LOTS OF CLOSETS PLUS STORAGE & LAUNDRY ON THE SAME FLOOR AS UNIT. WALL TO WALL WINDOWS FOR A NICE VIEW - 9 FLOORS UP! SPECIAL ASSESSMENT HAS BEEN PAID IN FULL BY THE SELLER! MANY RESTAURANTS, PHARMACY, BAGEL SHOP & LOTS OF SHOPPING AVAIL W/I WALKING DISTANCE. PARTY RM ON TOP FLOOR, SUN DECK, ELEVATORS, SWIMMING POOL, LAUNDRY, SECURITY ENTRANCE. MONTHLY ASSESSMENT COVERS HEATING, A/C, WATER, SCAVENGER, SNOW REMOVAL, COM INS, POOL, & EXT MAINT. UNIT IS BEING SOLD "AS-IS"

24. 1980-02-11
    soldstatus $38,500
25. 1980-02-11
    soldstatus $38,500

ⓘ 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: $2,920 · $243/mo
• Projected year-2 tax: $2,920 · $243/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 6/10 Major FEMA zone X (unshaded) · 72% 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 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,023
• − Mortgage interest: −$5,321
• − Property taxes: −$2,920
• − Insurance: −$475
• − Repairs & maintenance: −$1,442
• − Management: −$1,442
• − HOA: −$4,452
• − Depreciation: −$2,764
• Taxable loss: −$793
• Est. tax savings @ 24.0%: +$190
• After-tax cash flow: $603/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: Elmwood Park CUSD 401
• NCES district ID: 1714100
• Math proficiency: 15% ▼ -14.00%
• Reading proficiency: 26% ▼ -14.00%
• Median HH income: $54,600
• Composite: 18.73/100
• National rank: #8879
• State rank: #403 of 620 in IL

Livability — Elmwood Park

• Score: 83/100
• State rank: #41
• US rank: #865

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Elmwood Park, IL
• County: Cook County · 4,486,803 people
• City population: 41,116
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 41,116
• Household income: $84,799
• Rent vs Own: 34.0% rent · 66.0% own
• Severe rent burden: 1195.0

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 0.61)
• Race & ethnicity: White 45% Hispanic / Latino 43% Two or more races 14% Black 7% Asian 3%
• Hispanic origin (detail): Mexican 22% Puerto Rican 12% Cuban 1%
• Common ancestry: Romanian 13% Subsaharan African 2% Scotch-Irish 1%
• Foreign-born: 25% · Canada, Jamaica, Dominican Republic
• Languages at home: 54% English-only · Spanish 29% Russian/Polish/Slavic 11% Other Indo-European 3%

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: ▼ -256.46%
• Current HPI: 222.8083
• Rent YoY: ▲ 7.21%
• 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

+146.8% since first listed

11 events — show timeline

• 2026-03-04 Listed $95,000 MRED as Distributed by MLS Grid
• 2023-02-15 Sold (Public Records) $85,000 Public Records
• 2023-02-06 Sold (MLS) $85,000 MRED as Distributed by MLS Grid
• 2023-01-10 Pending — MRED as Distributed by MLS Grid
• 2022-12-17 Contingent — MRED as Distributed by MLS Grid
• 2022-12-14 Relisted — MRED as Distributed by MLS Grid
• 2022-11-27 Pending — MRED as Distributed by MLS Grid
• 2022-11-17 Price Changed $94,500 MRED as Distributed by MLS Grid
• 2022-10-18 Listed $99,600 MRED as Distributed by MLS Grid
• 1980-02-11 Sold (Public Records) $38,500 Public Records
• 1980-02-11 Sold (Public Records) $38,500 Public Records

Property tax history

+2.4%/yr

Latest (2023): $2,920 · +3.1% YoY. Source: county tax records.