13715 S Stewart Ave S Unit 3w · Riverdale, IL 60827

$80,000

1 bd · 1.0 ba · 600 sqft · Condo public records · 1 Days on market

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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 +18.7/30.0
• 1% rule +9.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• 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 MLS

THIRD FLOOR 1 BDRM CONDO IN GATED COMMUNITY BEING SOLD AS IS. UNIT IS IN MOVE IN CONDITION. PROOF OF FUNDS, IF CASH, OR LETTER FROM BANK/MTG COMPANY REFLECTING MTG COMMITMENT. ROOM SIZES ARE ESTIMATED. EARNEST MONEY=CERTIFIED FUNDS.

Key facts

• Gated community
• Laundry facilities
• Assigned parking

Tags

• GATED COMMUNITY
• ASSIGNED PARKING
• ON-SITE MANAGEMENT
• LAUNDRY FACILITIES
• STRONG RENTAL POTENTIAL

Property features AI

Finance

• Other: 12 units in building; Living area is estimated
• Financial info: Special service area: No
• HOA & community: Monthly association fee; On-site manager; Pets allowed (cats and dogs; max pet weight about 30 lbs)

Exterior

• Utilities: Public water; Public sewer
• Home design: Attached single (condo); Entry level: 3; Condo ownership
• Construction: Brick construction; Building over 100 years old; Built before 1978
• Exterior features: Common lot/shared grounds

Interior

• Kitchen: Kitchen present (dimensions listed)
• Bedrooms: 1 bedroom total; Master bedroom (main level, about 14 x 16); Additional bedroom spaces labeled Bedroom 2, Bedroom 3, Bedroom 4
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating (baseboard); Wall-mounted cooling unit(s)
• Interior features: 3 total rooms; Dining room; Family room; Living room (main level, about 13 x 18); Kitchen (main level, about 12 x 15); Laundry room
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $80k.

Deal economics

• At list price, monthly cash flow is $79 ($950/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Cap rate 7.5% vs local median 9.5% in Riverdale — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 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).
• This rent runs 36% of the median local income ($37k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 7.8% rent growth), your $22k 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.
• 4 sale attempts since 17y 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 $40k; list at $80k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.

Recommended offer $80,000

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 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 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: 1.40% ✓
• Cap rate: 7.48%
• Cash-on-cash: 4.24%
• DSCR: 1.19
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 7.82% rent growth · sell at horizon

5-year hold

• IRR: -2.3%
• Equity multiple: 0.91×
• Total profit: $-2,064
• Equity at exit: $11,928

10-year hold

• IRR: 13.4%
• Equity multiple: 2.39×
• Total profit: $31,180
• Equity at exit: $6,917

Cash invested: $22,400 (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: 6.0×

Monthly cashflow live

• Estimated rent: $1,118 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$179 /mo · $2,143/yr
• Insurance: −$33
• HOA est. from 3 same-building comps: −$173
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $79

Break-even live

Break-even rent $1,018

Max offer price $80,000

Occupancy floor 88%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13905 S Clark St Riverdale, IL	1.0	1.0	685	$1,210	$1.77	7d	6	0.44mi
14031 S School St Riverdale, IL	1.0	1.0	620	$1,045	$1.69	3d	1	0.46mi
14119 S Tracy Ave Riverdale, IL	2.0	1.0	696	$1,205	$1.73	3d	1	0.54mi
455 W 144th St Unit 2W Riverdale, IL	1.0	1.0	750	$1,150	$1.53	4d	1	0.85mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 2 events

1. 2026-06-17
   remarks 600-char remark
2. 2026-06-17
   listed $80,000 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: $2,143 · $179/mo
• Projected year-2 tax: $2,143 · $179/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 ≥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: $13,422
• − Mortgage interest: −$4,481
• − Property taxes: −$2,143
• − Insurance: −$400
• − Repairs & maintenance: −$1,074
• − Management: −$1,074
• − HOA: −$2,076
• − Depreciation: −$2,327
• Taxable loss: −$153
• Est. tax savings @ 24.0%: +$37
• After-tax cash flow: $986/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

+66.7% since first listed

13 events — show timeline

• 2026-06-17 Listed $80,000 MRED as Distributed by MLS Grid
• 2023-11-01 Listing Removed — MRED as Distributed by MLS Grid
• 2023-09-01 Relisted — MRED as Distributed by MLS Grid
• 2023-08-25 Listing Removed — MRED as Distributed by MLS Grid
• 2023-08-10 Price Changed — MRED as Distributed by MLS Grid
• 2023-06-26 Listed — MRED as Distributed by MLS Grid
• 2011-03-04 Sold (Public Records) $40,000 Public Records
• 2009-11-25 Sold (MLS) $9,000 MRED as Distributed by MLS Grid
• 2009-10-29 Pending — MRED as Distributed by MLS Grid
• 2009-10-08 Price Changed $9,900 MRED as Distributed by MLS Grid
• 2009-09-18 Listed $14,900 MRED as Distributed by MLS Grid
• 2006-03-29 Sold (Public Records) $34,000 Public Records
• 2002-06-07 Sold (Public Records) $48,000 Public Records

Property tax history

+0.2%/yr

Latest (2023): $2,143 · +52.2% YoY. Source: county tax records.