1370 Fargo Ave Unit E · Des Plaines, IL 60018

$251,000

3 bd · 2.0 ba · 1,152 sqft · Townhouse · 81 Days on market

Built 1960 Good condition Est $267k · 6% under

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Why this score? — see what drove the D+ 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 +15.7/30.0
• ARV discount +10.2/15.0
• DSCR +4.8/10.0
• 1% rule +4.3/10.0
• Livability +4.2/5.0
• Condition / age +3.8/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Suburban living only moments from the city and only blocks away from O'Hare airport! This beautiful, spacious, and Rentable townhome is primely located in one of the most commuter friendly parts of Des Plaines. This lovely property has 3 bed 2 baths and a full basement equipped with 2 washers and 2 dryers for added convenience, all within 3 levels of living space. Additional features: No HOA, 2 reserved parking spaces, and has its own backyard space for gardening and recreation. Come book your appointment today and see what this lovely home has to offer!

Key facts

• Full basement
• Backyard space
• 2 parking spots

Tags

• FULL BASEMENT
• 2 RESERVED PARKING SPACES
• BACKYARD SPACE

Property features AI

Finance

• Other: 8-unit building; Entry level is 1; Parcel number available
• HOA & community: No master association fee required; Pets allowed (cats and dogs OK)

Exterior

• Parking: 2 owned parking spaces
• Utilities: Water source: Lake Michigan; Public sewer
• Home design: Attached single property; Townhouse — 2 story; Fee simple ownership; Built before 1978
• Construction: Brick construction; Concrete perimeter foundation; Building age approximately 61–70 years
• Exterior features: Property faces entry level 1; Lot dimensions listed as 2782

Interior

• Kitchen: Kitchen with eating area/table space (8 x 8)
• Bedrooms: 3 bedrooms (master and two additional bedrooms on second floor); Bedroom dimensions: two bedrooms 11 x 9; master bedroom 15 x 9
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas forced air heating
• Interior features: Finished full basement; Total of 6 rooms
• Laundry & utility: In-unit laundry with gas dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $251k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $111 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $234k (6.9% below list).
• Recommended offer: $234k (6.9% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 3.5% in Des Plaines — 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 (#58 in IL, #1,038 nationally) — a professional / high-income tenant draw. Strengths: commute A+, employment A+, housing A+.
• Maine Township Hsd 207 (suburban): math 34% / reading 39% proficiency, ranked #143 of 620 in IL (top 23%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Iroquois Community School (math 44% / reading 59%, grade C-, #167 of 2,056 statewide, top 8%, 432 students, 0% FRL); Algonquin Middle School (math 23% / reading 33%, grade F, #284 of 665 statewide, top 44%, 580 students, 0% FRL); Maine West High School (math 21% / reading 27%, grade F, #304 of 693 statewide, top 44%, 1,880 students, 0% FRL).
• Market conditions: 30 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 8d 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 $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($236k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 12y 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 $89k; list at $251k implies a 181% gain — meaningful room to come down on a strong offer.

Recommended offer $233,596 (6.9% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 0.93% ✗
• Cap rate: 6.82%
• Cash-on-cash: 1.89%
• DSCR: 1.08
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $267,264
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2129 Ash St Unit G	0.06mi	3/1.5	1,152 (0%)	0mo	$267,000	$232	95
2131 Ash St Unit G	0.08mi	3/2.5	1,152 (0%)	7mo	$278,000	$241	88
2141 Ash St	0.08mi	3/1.5	1,152 (0%)	11mo	$262,500	$228	85
2061 Pine St Unit C	0.15mi	3/1.5	1,152 (0%)	8mo	$265,000	$230	85
2017 Pine St Unit B	0.21mi	3/1.5	1,152 (0%)	6mo	$247,000	$214	83
2039 Pine St Unit C	0.18mi	3/1.5	1,152 (0%)	10mo	$240,000	$208	81
2057 Pine St	0.16mi	3/1.5	1,152 (0%)	12mo	$268,000	$233	81
1882 Mannheim Rd	0.39mi	3/1.5	1,152 (0%)	9mo	$262,000	$227	72
1786 Howard Ave	0.59mi	3/2.0	1,260 (+9%)	9mo	$339,900	$270	49
1665 Stockton Ave	0.48mi	3/2.0	994 (-14%)	12mo	$318,000	$320	45
1793 White St	0.60mi	2/1.0 (-1)	1,019 (-12%)	8mo	$200,100	$196	38
1735 Linden St	0.69mi	2/2.0 (-1)	1,000 (-13%)	9mo	$315,000	$315	33

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: -13.3%
• Equity multiple: 0.52×
• Total profit: $-33,580
• Equity at exit: $37,425

10-year hold

• IRR: -4.3%
• Equity multiple: 0.72×
• Total profit: $-20,010
• Equity at exit: $21,702

Cash invested: $70,280 (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 60018

• Active inventory: 30
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,336 high
• Mortgage (P&I): −$1,316
• Tax est. 1.5%: −$314 /mo · $3,765/yr
• Insurance: −$105
• HOA: −$0
• Vacancy / Maint / Mgmt: −$491
• Net cashflow: $111

Break-even live

Break-even rent $2,196

Max offer price $251,000

Occupancy floor 90%

Sensitivity live

Price	-10% $284	-5% $198	+0% $111	+5% $24	+10% $-63
Rent	-10% $-74	-5% $19	+0% $111	+5% $203	+10% $295
Rate	-1.0pp $237	-0.5pp $175	base $111	+0.5pp $46	+1.0pp $-20

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: $62,750
• Closing costs: $7,530
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2051 Ash St Des Plaines, IL	1.0–2.0	1.0	800	$1,695	$2.12	26d	1	0.22mi
1725 Howard Ave Unit 201 Des Plaines, IL	2.0	1.0	750	$1,775	$2.37	26d	1	0.50mi
1747 S Cora St Des Plaines, IL	2.0	2.0	1200	$2,790	$2.33	4d	1	0.64mi
1675 S Cora St Des Plaines, IL	3.0	1.0	940	$2,895	$3.08	26d	1	0.72mi
2209 Douglas Ave Des Plaines, IL	3.0	3.0	1422	$2,995	$2.11	3d	1	0.74mi
1674 Maple St Des Plaines, IL	3.0	2.0	1277	$3,000	$2.35	4d	1	0.86mi
1290 Margret St Des Plaines, IL	3.0	1.0	1006	$2,400	$2.39	8d	1	1.21mi

Listing history 39 events

1. 2026-06-21
   days on market $251,000 Active 81 DOM
2. 2026-06-18
   days on market $251,000 Active 78 DOM
3. 2026-06-17
   days on market $251,000 Active 77 DOM
4. 2026-06-16
   days on market $251,000 Active 76 DOM
5. 2026-06-15
   days on market $251,000 Active 75 DOM
6. 2026-06-13
   days on market $251,000 Active 73 DOM
7. 2026-06-13
   days on market $251,000 Active 72 DOM
8. 2026-06-09
   days on market $251,000 Active 69 DOM
9. 2026-06-08
   days on market $251,000 Active 68 DOM
10. 2026-06-07
    days on market $251,000 Active 67 DOM
11. 2026-06-04
    days on market $251,000 Active 64 DOM
12. 2026-06-03
    days on market $251,000 Active 63 DOM
13. 2026-06-02
    days on market $251,000 Active 62 DOM
14. 2026-06-01
    days on market $251,000 Active 61 DOM
15. 2026-05-31
    days on market $251,000 Active 60 DOM
16. 2026-04-01
    listed $251,000 Active
17. 2026-03-31
    historical
18. 2026-02-12
    listed Active
19. 2026-02-12
    historical
20. 2025-07-31
    historical
21. 2025-07-10
    listed Active
22. 2025-07-10
    historical
23. 2025-06-05
    listed Active
24. 2025-05-31
    historical
25. 2025-05-19
    listed Active
26. 2025-05-19
    historical
27. 2025-04-25
    listed Active
28. 2025-04-25
    historical
29. 2025-04-08
    historical
30. 2025-04-08
    listed Active
31. 2025-03-25
    listed Active
32. 2025-03-25
    historical
33. 2025-02-25
    listed Active
34. 2025-02-25
    historical
35. 2025-01-31
    price
36. 2025-01-04
    listed Active
37. 2014-09-29
    soldstatus $89,400 Closed Sale
38. 2014-09-11
    status Contingent (Do Not Show)
39. 2014-08-14
    listed $94,900 New

ⓘ 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 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 · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,032
• − Mortgage interest: −$14,060
• − Property taxes: −$3,765
• − Insurance: −$1,255
• − Repairs & maintenance: −$2,243
• − Management: −$2,243
• − Depreciation: −$7,302
• Taxable loss: −$2,835
• Est. tax savings @ 24.0%: +$680
• After-tax cash flow: $2,010/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This well-maintained townhouse is in good condition with cosmetic updates needed to modernize the kitchen and bathroom. The property is located in a prime location with easy access to O'Hare airport and the city.

Repairs flagged

• Moderate kitchen cabinets — dated and worn
• Major bathroom fixtures — worn and outdated

Value-add opportunities

• Both update kitchen cabinets and fixtures — modernizing the kitchen will appeal to both buyers and renters
• Both update bathroom fixtures — modernizing the bathroom will appeal to both buyers and renters
• Both paint exterior — painting the exterior will improve curb appeal and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and worn	Moderate	$3,000–15,000
bathroom fixtures · worn and outdated	Major	$15,000–50,000
Total estimated repair cost · 2 items		$18,000–65,000

Value-add ROI direction

• Both update kitchen cabinets and fixtures — modernizing the kitchen will appeal to both buyers and renters ↑
• Both update bathroom fixtures — modernizing the bathroom will appeal to both buyers and renters ↑
• Both paint exterior — painting the exterior will improve curb appeal and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Maine Township Hsd 207
• NCES district ID: 1724090
• Math proficiency: 34% ▼ -13.00%
• Reading proficiency: 39% ▼ -7.00%
• Median HH income: $79,034
• Composite: 34.36/100
• National rank: #5220
• State rank: #143 of 620 in IL

Livability — Des Plaines

• Score: 83/100
• State rank: #58
• US rank: #1038

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Des Plaines, IL
• City population: 60,898
• Population (ZIP): 29,302

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 0.60)
• Race & ethnicity: White 45% Hispanic / Latino 43% Two or more races 19% Asian 9% Native American 3% Black 2%
• Hispanic origin (detail): Mexican 37% Puerto Rican 2%
• Common ancestry: Romanian 11% American 1% Portuguese 1%
• Foreign-born: 39% · Canada, Jamaica, Vietnam
• Languages at home: 40% English-only · Spanish 39% Russian/Polish/Slavic 10% Other Indo-European 6%

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: ▼ -246.82%
• Current HPI: 216.6419
• 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

+164.5% since first listed

24 events — show timeline

• 2026-04-01 Listed $251,000 MRED as Distributed by MLS Grid
• 2026-03-31 Listing Removed — MRED as Distributed by MLS Grid
• 2026-02-12 Listing Removed — MRED as Distributed by MLS Grid
• 2026-02-12 Listed — MRED as Distributed by MLS Grid
• 2025-07-31 Listing Removed — MRED as Distributed by MLS Grid
• 2025-07-10 Listing Removed — MRED as Distributed by MLS Grid
• 2025-07-10 Listed — MRED as Distributed by MLS Grid
• 2025-06-05 Listed — MRED as Distributed by MLS Grid
• 2025-05-31 Listing Removed — MRED as Distributed by MLS Grid
• 2025-05-19 Listing Removed — MRED as Distributed by MLS Grid
• 2025-05-19 Listed — MRED as Distributed by MLS Grid
• 2025-04-25 Listing Removed — MRED as Distributed by MLS Grid
• 2025-04-25 Listed — MRED as Distributed by MLS Grid
• 2025-04-08 Listing Removed — MRED as Distributed by MLS Grid
• 2025-04-08 Listed — MRED as Distributed by MLS Grid
• 2025-03-25 Listing Removed — MRED as Distributed by MLS Grid
• 2025-03-25 Listed — MRED as Distributed by MLS Grid
• 2025-02-25 Listing Removed — MRED as Distributed by MLS Grid
• 2025-02-25 Listed — MRED as Distributed by MLS Grid
• 2025-01-31 Price Changed — MRED as Distributed by MLS Grid
• 2025-01-04 Listed — MRED as Distributed by MLS Grid
• 2014-09-29 Sold (MLS) $89,400 MRED as Distributed by MLS Grid
• 2014-09-11 Pending — MRED as Distributed by MLS Grid
• 2014-08-14 Listed $94,900 MRED as Distributed by MLS Grid