310 W 145th Pl · Riverdale, IL 60827

$130,000

3 bd · 1.5 ba · 1,248 sqft · SingleFamily public records · 111 Days on market

Built 1972 3,628 sqft lot Est $129k · at est.

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Why this score? — see what drove the B- 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 +29.8/30.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• ARV discount +7.0/15.0
• Rent growth +4.5/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks

This brick split-level house offers 3 bedrooms and 2 bathrooms. The full basement has plenty of additional living space. Currently tenant-occupied with a lease in place through 03/31/2027. Schedule your showing today!

Key facts

• 3,628 sq ft lot
• 2 garage spots
• Built 1972

Property features AI

Finance

• Financial info: Property currently being leased
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage with 2 garage spaces (2 total parking spaces)
• Utilities: Water from Lake Michigan; Public sewer; 150-amp electric service
• Home design: Detached single-family home; Split-level with a sub-level; Fee simple ownership; Built before 1978 (age approx. 51–60 years)
• Construction: Brick construction
• Exterior features: Lot dimensions 30 x 140; Less than 0.25-acre lot

Interior

• Kitchen: Kitchen on the main level (12 x 10)
• Bedrooms: 3 bedrooms (master and two additional bedrooms on the second level); Bedroom dimensions include 13 x 12, 13 x 12 (master), and 11 x 09
• Bathrooms: 2 full bathrooms; Basement includes a bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Finished partial basement with walk-out access; 7 total rooms
• Laundry & utility: Lower-level laundry room (17 x 09)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $477 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $118k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#434 in IL) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A-; Watch: health & safety C-, schools F, crime F.
• Thornton Twp Hsd 205 (suburban): math 7% / reading 8% proficiency, ranked #594 of 620 in IL (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+7.8%/yr); 76 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).
• At $1,741/mo this rent would consume 56% of the median local household income ($37k/yr) (locally 1868% 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 $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 7.8% rent growth), your $36k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 15y 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 $42k; list at $130k implies a 210% gain — meaningful room to come down on a strong offer.

Recommended offer $118,300 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 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 1972 — 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 F-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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.34% ✓
• Cap rate: 10.70%
• Cash-on-cash: 15.74%
• DSCR: 1.70
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $128,544
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14817 S Wentworth Ave	0.39mi	3/2.0	1,270 (+2%)	3mo	$180,000	$142	74
302 W 145th St	0.07mi	3/2.0	1,087 (-13%)	0mo	$250,000	$230	73
14135 S La Salle St	0.53mi	3/1.5	1,210 (-3%)	1mo	$60,000	$50	70
14525 S Michigan Ave	0.55mi	3/1.0	1,200 (-4%)	2mo	$190,000	$158	64
14828 Wabash Ave	0.59mi	3/1.0	1,296 (+4%)	1mo	$112,000	$86	63
14102 S Clark St	0.62mi	3/1.0	1,272 (+2%)	3mo	$90,000	$71	63
14636 Clark St	0.31mi	3/1.0	1,394 (+12%)	3mo	$105,000	$75	62
14727 Riverside Dr	0.62mi	4/2.0 (+1)	1,200 (-4%)	3mo	$212,000	$177	55
14231 S Dearborn St	0.51mi	3/1.0	1,116 (-11%)	3mo	$178,000	$159	54
14234 S Michigan Ave	0.63mi	3/1.0	1,102 (-12%)	3mo	$114,000	$103	47
14633 Wabash Ave	0.51mi	3/7.0	1,150 (-8%)	1mo	$95,000	$83	42
201 E 143rd St	0.74mi	4/2.0 (+1)	1,129 (-10%)	0mo	$95,000	$84	42

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 · 7.82% rent growth · sell at horizon

5-year hold

• IRR: 11.9%
• Equity multiple: 1.50×
• Total profit: $18,218
• Equity at exit: $19,383

10-year hold

• IRR: 24.4%
• Equity multiple: 3.62×
• Total profit: $95,270
• Equity at exit: $11,240

Cash invested: $36,400 (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 60827

• Home prices YoY: -31.8%
• Rents YoY: 7.8%
• Active inventory: 76
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,741 high
• Mortgage (P&I): −$682
• Tax est. 1.5%: −$162 /mo · $1,950/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $477

Break-even live

Break-even rent $1,137

Max offer price $130,000

Occupancy floor 68%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14101 S Atlantic Ave Riverdale, IL	2.0	1.0	790	$1,140	$1.44	8d	1	0.54mi
14015 S Stewart Ave Unit 2W Riverdale, IL	2.0	1.0	800	$1,400	$1.75	25d	1	0.64mi
14844 Wabash Ave Dolton, IL	3.0	1.5	1277	$2,320	$1.82	25d	1	0.64mi
13810 S La Salle St #1 Riverdale, IL	3.0	1.0	800	$1,550	$1.94	2d	1	0.92mi
14124 Manor Ave Dolton, IL	3.0	2.0	1440	$2,390	$1.66	25d	1	0.93mi
13708 S Wentworth Ave Riverdale, IL	3.0	1.5	1500	$2,200	$1.47	22d	1	1.03mi
724 W 138th St Unit 3 Riverdale, IL	2.0	1.0	800	$1,250	$1.56	19d	1	1.04mi
13604 S Wentworth Ave Riverdale, IL	3.0	1.0	1100	$1,200	$1.09	25d	1	1.15mi
13841 Forest Ave Dolton, IL	3.0	1.0	930	$1,895	$2.04	25d	1	1.29mi
14305 Irving Ave Unit 2 Dolton, IL	3.0	1.0	1100	$2,200	$2.00	25d	1	1.45mi
15238 Doctor Martin Luther King Junior Dr Unit 2W Dolton, IL	2.0	1.0	800	$1,500	$1.88	11d	1	1.48mi

Listing history 47 events

1. 2026-06-18
   days on market $130,000 Active 111 DOM
2. 2026-06-17
   days on market $130,000 Active 110 DOM
3. 2026-06-16
   days on market $130,000 Active 109 DOM
4. 2026-06-15
   days on market $130,000 Active 108 DOM
5. 2026-06-13
   days on market $130,000 Active 106 DOM
6. 2026-06-13
   days on market $130,000 Active 105 DOM
7. 2026-06-09
   days on market $130,000 Active 102 DOM
8. 2026-06-08
   days on market $130,000 Active 101 DOM
9. 2026-06-07
   days on market $130,000 Active 100 DOM
10. 2026-06-04
    days on market $130,000 Active 97 DOM
11. 2026-06-03
    days on market $130,000 Active 96 DOM
12. 2026-06-02
    days on market $130,000 Active 95 DOM
13. 2026-06-01
    days on market $130,000 Active 94 DOM
14. 2026-05-31
    days on market $130,000 Active 93 DOM
15. 2026-05-22
    status Active
16. 2026-05-12
    historical Contingent - Continue to Show
17. 2026-02-27
    listed $130,000 Active
18. 2026-02-27
    historical
19. 2025-07-18
    listed Active
20. 2025-07-17
    historical
21. 2025-01-10
    listed Active
22. 2025-01-10
    listed Active
23. 2025-01-10
    historical
24. 2020-03-20
    soldstatus $42,000 Closed Sale
25. 2020-03-01
    listed Contingent (Do Not Show)
26. 2020-03-01
    listed $49,900
27. 2020-01-24
    status Contingent (Do Not Show)
28. 2020-01-21
    historical
29. 2020-01-16
    historical
30. 2019-12-31
    listed New
31. 2019-12-27
    historical
32. 2019-10-17
    listed New
33. 2015-02-02
    soldstatus $35,829 Closed Sale
34. 2014-11-20
    status Pending
35. 2014-11-12
    status Reactivated
36. 2014-11-12
    price $32,100
37. 2014-11-11
    historical
38. 2014-10-07
    listed $37,100 New
39. 2011-10-06
    historical
40. 2011-05-07
    price Price Change
41. 2011-04-15
    price Price Change
42. 2011-03-25
    listed New
43. 2005-07-15
    soldstatus $132,000
44. 2001-08-02
    soldstatus $116,500
45. 1991-10-18
    soldstatus $78,000
46. 1986-02-21
    soldstatus $57,500
47. 1977-02-23
    soldstatus $45,000

ⓘ 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 ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,897
• − Mortgage interest: −$7,282
• − Property taxes: −$1,950
• − Insurance: −$650
• − Repairs & maintenance: −$1,672
• − Management: −$1,672
• − Depreciation: −$3,782
• Taxable income: $3,890
• Est. tax owed @ 24.0%: −$934
• After-tax cash flow: $4,794/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: Thornton Twp Hsd 205
• NCES district ID: 1738970
• Math proficiency: 7% ▬ 0.00%
• Reading proficiency: 8% ▼ -2.00%
• Median HH income: $43,392
• Composite: 6.92/100
• National rank: #9976
• State rank: #594 of 620 in IL

Livability — Riverdale

• Score: 69/100
• State rank: #434
• US rank: #8867

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Riverdale, IL
• County: Cook County · 4,486,803 people
• City population: 24,713
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 24,713
• Household income: $37,217
• Rent vs Own: 59.8% rent · 40.2% own
• Severe rent burden: 1868.0

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 Black (88%)
• Race & ethnicity: Black 88% Two or more races 5% Hispanic / Latino 5% White 2%
• Common ancestry: Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 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: ▼ -76.39%
• Current HPI: 163.7725
• Rent YoY: ▲ 7.82%
• 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

+188.9% since first listed

33 events — show timeline

• 2026-05-22 Relisted — MRED as Distributed by MLS Grid
• 2026-05-12 Contingent — MRED as Distributed by MLS Grid
• 2026-02-27 Listing Removed — MRED as Distributed by MLS Grid
• 2026-02-27 Listed $130,000 MRED as Distributed by MLS Grid
• 2025-07-18 Listed — MRED as Distributed by MLS Grid
• 2025-07-17 Listing Removed — MRED as Distributed by MLS Grid
• 2025-01-10 Listing Removed — MRED as Distributed by MLS Grid
• 2025-01-10 Listed — MRED as Distributed by MLS Grid
• 2025-01-10 Listed — MRED as Distributed by MLS Grid
• 2020-03-20 Sold (MLS) $42,000 MRED as Distributed by MLS Grid
• 2020-03-01 Listed — MRED as Distributed by MLS Grid
• 2020-03-01 Listed $49,900 MRED as Distributed by MLS Grid
• 2020-01-24 Relisted — MRED as Distributed by MLS Grid
• 2020-01-21 Listing Removed — MRED as Distributed by MLS Grid
• 2020-01-16 Listing Removed — MRED as Distributed by MLS Grid
• 2019-12-31 Listed — MRED as Distributed by MLS Grid
• 2019-12-27 Listing Removed — MRED as Distributed by MLS Grid
• 2019-10-17 Listed — MRED as Distributed by MLS Grid
• 2015-02-02 Sold (MLS) $35,829 MRED as Distributed by MLS Grid
• 2014-11-20 Pending — MRED as Distributed by MLS Grid
• 2014-11-12 Relisted — MRED as Distributed by MLS Grid
• 2014-11-12 Price Changed $32,100 MRED as Distributed by MLS Grid
• 2014-11-11 Listing Removed — MRED as Distributed by MLS Grid
• 2014-10-07 Listed $37,100 MRED as Distributed by MLS Grid
• 2011-10-06 Listing Removed — MRED as Distributed by MLS Grid
• 2011-05-07 Price Changed — MRED as Distributed by MLS Grid
• 2011-04-15 Price Changed — MRED as Distributed by MLS Grid
• 2011-03-25 Listed — MRED as Distributed by MLS Grid
• 2005-07-15 Sold (Public Records) $132,000 Public Records
• 2001-08-02 Sold (Public Records) $116,500 Public Records
• 1991-10-18 Sold (Public Records) $78,000 Public Records
• 1986-02-21 Sold (Public Records) $57,500 Public Records
• 1977-02-23 Sold (Public Records) $45,000 Public Records

Property tax history

+4.6%/yr

Latest (2023): $8,476 · +106.8% YoY. Source: county tax records.