7517 W Fullerton Ave Unit GS · Elmwood Park, IL 60707

$124,900

1 bd · 1.0 ba · 750 sqft · Condo · 22 Days on market

Built 1970 Good condition $167/sqft · 16% below area Est $148k · 16% under $335/mo HOA · 20% of rent

---

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 +17.7/30.0
• ARV discount +14.5/15.0
• 1% rule +8.2/10.0
• DSCR +5.5/10.0
• Rent growth +4.3/5.0
• Livability +4.2/5.0
• Condition / age +3.8/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move right in and stop paying high rent in Elmwood Park. Invest in yourself!!! Cozy unit offers 1bed/1bath with kitchen and living area. Centrally located to beautiful park, shopping, transportation (walk to metra, bus, and schools). Move-in condition. This unit can be yours. Note the taxes are low and homeowners can apply for homeowner exemptions and it will be lower. Association include water, heat, gas. You only have to worry about electric. Make appointment today not too many available!!!

Key facts

• $335 HOA
• Built 1970
• Listed 22 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $125k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $100 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.3% 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; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 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 $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 7.2% rent growth), your $35k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 20% of rent.

Recommended offer $123,026 (1.5% below list)

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.32% ✓
• Cap rate: 7.26%
• Cash-on-cash: 3.45%
• DSCR: 1.15
• GRM: 6.3

CMA / ARV

• ARV (median comp): $147,826
• List price: $124,900
• Delta: -12.74%
• 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: -4.6%
• Equity multiple: 0.82×
• Total profit: $-6,353
• Equity at exit: $18,623

10-year hold

• IRR: 10.6%
• Equity multiple: 2.03×
• Total profit: $36,132
• Equity at exit: $10,799

Cash invested: $34,972 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,644 high
• Mortgage (P&I): −$655
• Tax est. 1.5%: −$156 /mo · $1,874/yr
• Insurance: −$52
• HOA: −$335
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $100

Break-even live

Break-even rent $1,517

Max offer price $124,900

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2412 N 76th Ave Unit 3W Elmwood Park, IL	2.0	1.0	700	$1,600	$2.29	44d	1	0.13mi
2402 N 76th Ct Unit G Elmwood Park, IL	2.0	1.0	850	$1,700	$2.00	7d	1	0.18mi
2242 73rd Ave Unit GE Elmwood Park, IL	2.0	1.0	1000	$1,600	$1.60	24d	1	0.28mi
7709 W Marwood Ave Unit 3S Elmwood Park, IL	2.0	1.0	750	$1,995	$2.66	24d	1	0.32mi
2336 N 72nd Ct Elmwood Park, IL	2.0	1.0	990	$1,640	$1.66	24d	1	0.32mi
2310 N Harlem Ave Apt 304 Elmwood Park, IL	2.0	1.0	950	$1,750	$1.84	43d	1	0.39mi
2300 N Harlem Ave Elmwood Park, IL	1.0–2.0	1.0–2.0	850	$1,375	$1.62	2d	11	0.40mi
2446 N 78th Ct Unit 2R Elmwood Park, IL	2.0	1.0	730	$1,695	$2.32	18d	1	0.46mi
2714 N 74th Ct Unit 1W Elmwood Park, IL	2.0	1.0	850	$1,695	$1.99	18d	1	0.46mi
7901 W Grand Ave Unit 1S Elmwood Park, IL	1.0	1.0	700	$1,250	$1.79	3d	1	0.55mi
2805 N 75th Ct Unit 3A Elmwood Park, IL	2.0	2.0	1050	$2,400	$2.29	43d	1	0.55mi
7201 W Wellington Ave Unit 3G Elmwood Park, IL	1.0	1.0	700	$1,450	$2.07	17d	1	0.86mi
8000 Oconnor Dr River Grove, IL	1.0–2.0	1.5–2.0	1167	$2,650	$2.27	1d	1	1.00mi
7234 W North Ave #508 Elmwood Park, IL	1.0	1.0	750	$1,600	$2.13	7d	1	1.01mi
1619 N Neva Ave Chicago, IL	1.0–3.0	1.0–2.5	1654	$2,075	$1.25	1d	41	1.07mi
8001 Belmont Ave River Grove, IL	1.0–3.0	1.0–3.0	1030	$2,350	$2.28	4d	20	1.19mi
2112 N Nashville Ave Chicago, IL	2.0–4.0	2.0–3.0	1482	$2,639	$1.78	3d	15	1.26mi

HOA detail condo

• Monthly dues: $335 · $4,020/yr
• Likely covers: watergaselectric
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-18
   days on market $124,900 Active 22 DOM
2. 2026-06-17
   days on market $124,900 Active 21 DOM
3. 2026-06-16
   days on market $124,900 Active 20 DOM
4. 2026-06-15
   days on market $124,900 Active 19 DOM
5. 2026-06-13
   days on market $124,900 Active 17 DOM
6. 2026-06-13
   days on market $124,900 Active 16 DOM
7. 2026-06-10
   price $124,900 Active 13 DOM
8. 2026-06-09
   days on market $129,000 Active 13 DOM
9. 2026-06-08
   days on market $129,000 Active 12 DOM
10. 2026-06-07
    days on market $129,000 Active 11 DOM
11. 2026-06-04
    days on market $129,000 Active 8 DOM
12. 2026-06-03
    days on market $129,000 Active 7 DOM
13. 2026-06-02
    days on market $129,000 Active 6 DOM
14. 2026-06-01
    days on market $129,000 Active 5 DOM
15. 2026-05-31
    days on market $129,000 Active 4 DOM
16. 2026-05-13
    price $129,000 497-char remark

    Show marketing remark (497 chars)

    Move right in and stop paying high rent in Elmwood Park. Invest in yourself!!! Cozy unit offers 1bed/1bath with kitchen and living area. Centrally located to beautiful park, shopping, transportation (walk to metra, bus, and schools). Move-in condition. This unit can be yours. Note the taxes are low and homeowners can apply for homeowner exemptions and it will be lower. Association include water, heat, gas. You only have to worry about electric. Make appointment today not too many available!!!

17. 2026-03-13
    listed $129,900 Active 497-char remark

    Show marketing remark (497 chars)

    Move right in and stop paying high rent in Elmwood Park. Invest in yourself!!! Cozy unit offers 1bed/1bath with kitchen and living area. Centrally located to beautiful park, shopping, transportation (walk to metra, bus, and schools). Move-in condition. This unit can be yours. Note the taxes are low and homeowners can apply for homeowner exemptions and it will be lower. Association include water, heat, gas. You only have to worry about electric. Make appointment today not too many available!!!

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% 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 100% 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: $19,726
• − Mortgage interest: −$6,996
• − Property taxes: −$1,874
• − Insurance: −$624
• − Repairs & maintenance: −$1,578
• − Management: −$1,578
• − HOA: −$4,020
• − Depreciation: −$3,633
• Taxable loss: −$578
• Est. tax savings @ 24.0%: +$139
• After-tax cash flow: $1,344/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 · 5 photos

Good 75/100 Cosmetic rehab

This move-in condition condo is in good condition with a good layout and location. It has potential for minor cosmetic upgrades to enhance its value.

Value-add opportunities

• Both Paint the exterior brick — Fresh paint can enhance curb appeal and property value.
• Both Replace the kitchen faucet — A new faucet can improve functionality and aesthetics.
• Both Install new flooring in the living area — New flooring can significantly improve the look and feel of the living space.
• Both Upgrade the bathroom fixtures — Modern fixtures can enhance the bathroom's functionality and appeal.
• Both Install new lighting fixtures — New lighting can improve the ambiance and functionality of the living area and kitchen.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior brick — Fresh paint can enhance curb appeal and property value. ↑
• Both Replace the kitchen faucet — A new faucet can improve functionality and aesthetics. ↑
• Both Install new flooring in the living area — New flooring can significantly improve the look and feel of the living space. ↑
• Both Upgrade the bathroom fixtures — Modern fixtures can enhance the bathroom's functionality and appeal. ↑
• Both Install new lighting fixtures — New lighting can improve the ambiance and functionality of the living area and kitchen. ↑

ⓘ 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: 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

-0.7% since first listed

2 events — show timeline

• 2026-05-13 Price Changed $129,000 MRED as Distributed by MLS Grid
• 2026-03-13 Listed $129,900 MRED as Distributed by MLS Grid