14631 S Lamon Ave · Midlothian, IL 60445

$750,000

12 bd · 6.0 ba · 5,912 sqft · MultiFamily public records · 1 Days on market

Built 1972 9,500 sqft lot

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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 +27.4/30.0
• DSCR +9.6/10.0
• 1% rule +8.4/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 6 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Six unit multifamily that consists of six- 2Br, 1-Bath units. The building also has a full basement that includes a laundry room with one coin-op washer and one coin-op dryer. Each unit has a balcony. Located close to shopping, restaurant's and public transportation. Minutes away from I-57 and-I-294. A great addition to an investors portfolio or a first time multifamily buyer.

Key facts

• Laundry room
• Full basement
• 9,500 sq ft lot

Tags

• FULL BASEMENT
• LAUNDRY ROOM
• EACH UNIT HAS A BALCONY

Property features AI

Finance

• Other: Owner-projected water expense; Building parcel number available
• Financial info: Total monthly rental income shown as $8,600; Gross annual income shown as $103,200; Gross rent multiplier approximately 7.1; Reported monthly income per unit ranges shown between $135 and $1,475; Expense examples provided: water/sewer, electric, trash, insurance

Exterior

• Utilities: Water and sewer expenses tracked separately; Electric expense tracked separately
• Home design: Multi-family building (5+ units); Total of 6 units
• Construction: Built before 1978
• Exterior features: Lot dimensions approximately 76 x 125

Interior

• Kitchen: Property contains ranges (6 total across the building)
• Bedrooms: Each unit typically has 2 bedrooms
• Bathrooms: Each unit has 1 full bathroom
• Heating & cooling: Central heat with individual controls (gas)
• Interior features: Central heat with individual controls; Gas heating
• Laundry & utility: On-site laundry: 1 washer and 1 dryer in building; Washer/dryer not leased

What this means for you Summary

Snapshot

• This is a 6 × 2-bed/1.0-bath units multifamily listed at $750k.

Deal economics

• At list price, monthly cash flow is $2k ($26k/yr) — positive. Per door: $367/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($10k rent vs $750k).
• Cap rate 9.8% vs local median 4.7% in Midlothian — 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 78/100 on livability (#133 in IL, #2,433 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: health & safety D+, schools F, amenities D-.
• Bremen Chsd 228 (suburban): math 15% / reading 17% proficiency, ranked #468 of 620 in IL (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 45 active listings in the ZIP; 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 $5k of loan paydown is wiped out by about $22k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $210k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $555k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $750,000

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 1972 — 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 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. 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: 1.34% ✓
• Cap rate: 9.82%
• Cash-on-cash: 12.60%
• DSCR: 1.56
• GRM: 6.2

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: 2.4%
• Equity multiple: 1.09×
• Total profit: $19,374
• Equity at exit: $111,827

10-year hold

• IRR: 12.0%
• Equity multiple: 1.95×
• Total profit: $199,627
• Equity at exit: $64,846

Cash invested: $210,000 (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 60445

• Active inventory: 45
• Price-to-rent: 37.4×

Monthly cashflow live

• Estimated rent: $10,019 high
• Mortgage (P&I): −$3,933
• Tax from tax record: −$1,465 /mo · $17,574/yr
• Insurance: −$312
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,104
• Net cashflow: $2,205

Break-even live

Break-even rent $7,228

Max offer price $750,000

Occupancy floor 73%

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

Units	Beds	Baths	Est. rent
▸ 6× units	2	1	$10,020
Total (6 units)			$10,019

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: $187,500
• Closing costs: $22,500
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-18
   remarks 381-char remark
2. 2026-06-18
   listed $750,000 Active 1 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: $17,574 · $1,465/mo
• Projected year-2 tax: $17,574 · $1,465/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $120,228
• − Mortgage interest: −$42,012
• − Property taxes: −$17,574
• − Insurance: −$3,750
• − Repairs & maintenance: −$9,618
• − Management: −$9,618
• − Depreciation: −$21,818
• Taxable income: $15,837
• Est. tax owed @ 24.0%: −$3,801
• After-tax cash flow: $22,658/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: Bremen Chsd 228
• NCES district ID: 1707050
• Math proficiency: 15% ▼ -4.00%
• Reading proficiency: 17% ▼ -5.00%
• Median HH income: $57,625
• Composite: 15.32/100
• National rank: #9327
• State rank: #468 of 620 in IL

Livability — Midlothian

• Score: 78/100
• State rank: #133
• US rank: #2433

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Midlothian, IL
• City population: 14,445
• Population (ZIP): 14,445

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 0.64)
• Race & ethnicity: White 50% Hispanic / Latino 32% Two or more races 17% Black 9% Asian 3%
• Hispanic origin (detail): Mexican 27% Puerto Rican 2%
• Common ancestry: Romanian 10% Italian 2% Iranian 2%
• Foreign-born: 13% · Canada
• Languages at home: 76% English-only · Spanish 18% Other Asian/Pacific 2% Arabic 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: ▼ -131.69%
• Current HPI: 197.4879
• 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

+123.2% since first listed

3 events — show timeline

• 2026-06-18 Listed $750,000 MRED as Distributed by MLS Grid
• 2006-06-12 Sold (Public Records) $555,000 Public Records
• 2001-03-23 Sold (Public Records) $336,000 Public Records

Property tax history

+1.9%/yr

Latest (2023): $17,574 · -39.4% YoY. Source: county tax records.