2400 Windsor Mall · Park Ridge, IL 60068

$225,000

1 bd · 1.0 ba · — sqft · MultiFamily · 20 Days on market

Built 1973 Poor condition

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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 +14.8/30.0
• ARV discount +7.5/15.0
• DSCR +4.5/10.0
• Livability +4.4/5.0
• 1% rule +4.1/10.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

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

Beautiful 2nd Floor 1 bed 1 bath condo with forest views.

Key facts

• Built 1973
• Listed 20 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath multifamily listed at $225k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $60 ($717/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 $204k (9.2% below list).
• Recommended offer: $204k (9.2% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 2.6% in Park Ridge — 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 88/100 on livability (#10 in IL, #248 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: cost of living F.
• 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: George Washington Elem School (math 40% / reading 50%, grade D-, #262 of 2,056 statewide, top 13%, 583 students, 0% FRL); Lincoln Middle School (math 43% / reading 56%, grade C, #51 of 665 statewide, top 9%, 757 students, 0% FRL); Maine South High School (math 52% / reading 57%, grade C-, #28 of 693 statewide, top 4%, 2,495 students, 0% FRL).
• Zoned-school proficiency averages 50% at this address vs 36% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the Maine Township Hsd 207 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 108 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).
• This rent is only 17% of the median local income ($143k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($222k) is reasonable based on typical stale-listing flexibility.

Recommended offer $204,393 (9.2% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-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?
5. 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?
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: 0.91% ✗
• Cap rate: 6.61%
• Cash-on-cash: 1.14%
• DSCR: 1.05
• GRM: 9.2

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: -14.5%
• Equity multiple: 0.48×
• Total profit: $-32,621
• Equity at exit: $33,548

10-year hold

• IRR: -5.7%
• Equity multiple: 0.63×
• Total profit: $-23,378
• Equity at exit: $19,454

Cash invested: $63,000 (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 60068

• Active inventory: 108
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,044 high
• Mortgage (P&I): −$1,180
• Tax est. 1.5%: −$281 /mo · $3,375/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $60

Break-even live

Break-even rent $1,968

Max offer price $225,000

Occupancy floor 92%

Sensitivity live

Price	-10% $215	-5% $138	+0% $60	+5% $-18	+10% $-96
Rent	-10% $-102	-5% $-21	+0% $60	+5% $141	+10% $221
Rate	-1.0pp $173	-0.5pp $117	base $60	+0.5pp $1	+1.0pp $-58

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2500 Windsor Mall Unit 1M Park Ridge, IL	2.0	2.0	1505	$2,500	$1.66	20d	1	0.05mi
400 Ascot Dr Unit 1E Park Ridge, IL	2.0	2.0	1301	$2,400	$1.84	26d	1	0.10mi
201 Thames Pkwy Unit 3F Park Ridge, IL	2.0	2.0	1350	$2,400	$1.78	17d	1	0.14mi
1705 W Touhy Ave Unit 9 Park Ridge, IL	—	1.0	300	$850	$2.83	19d	1	0.57mi
1700 W Touhy Ave Park Ridge, IL	2.0	2.0	—	$1,850	—	26d	1	0.61mi
2 S Greenwood Ave Park Ridge, IL	1.0	1.0	—	$3,425	—	20d	1	0.91mi
1105 W Touhy Ave Unit 2 Park Ridge, IL	1.0	1.0	1000	$1,250	$1.25	6d	1	0.98mi
1105 W Touhy Ave Unit 2 Park Ridge, IL	1.0	1.0	1000	$1,250	$1.25	18d	1	0.98mi
9456 Maple Dr Unit 2A Rosemont, IL	2.0	1.0	845	$1,750	$2.07	14d	1	1.00mi
2993 Curtis St Unit D 4 Des Plaines, IL	1.0	1.0	528	$1,350	$2.56	26d	1	1.00mi
11 S Chester Ave Park Ridge, IL	2.0	1.0	694	$1,850	$2.67	26d	1	1.01mi
9465 Maple Dr Unit 3A Rosemont, IL	2.0	1.0	—	$1,600	—	9d	1	1.01mi
9465 Maple Dr Unit 1A Rosemont, IL	1.0	1.0	—	$1,400	—	9d	1	1.01mi
9465 Maple Dr Unit 2B Rosemont, IL	2.0	1.0	—	$1,650	—	22d	1	1.01mi
9465 Maple Dr Unit 2B Rosemont, IL	2.0	1.0	650	$1,650	$2.54	14d	1	1.01mi
9463 Maple Dr Unit 1A Rosemont, IL	1.0	1.0	—	$1,550	—	9d	1	1.01mi
9457 Maple Dr Unit 3A Rosemont, IL	2.0	1.0	845	$1,600	$1.89	14d	1	1.02mi
9575 Maple Dr Unit GS Rosemont, IL	1.0	1.0	600	$1,400	$2.33	14d	1	1.03mi
9575 Maple Dr Unit 1N Rosemont, IL	2.0	1.0	—	$1,650	—	22d	1	1.03mi
9575 Maple Dr Unit 1N Rosemont, IL	2.0	1.0	650	$1,650	$2.54	14d	1	1.03mi
9453 Maple Dr Unit 1B Rosemont, IL	2.0	1.0	—	$1,500	—	26d	1	1.03mi
9453 Maple Dr Unit 3B Rosemont, IL	2.0	1.0	—	$1,600	—	9d	1	1.03mi
9451 Maple Dr Rosemont, IL	2.0	1.0	—	$1,600	—	14d	1	1.03mi
9451 Maple Dr Apt Gn Rosemont, IL	1.0	1.0	550	$1,500	$2.73	14d	1	1.03mi
9443 Maple Dr Rosemont, IL	2.0	1.0	845	$1,600	$1.89	14d	1	1.03mi
9595 Maple Dr Unit 2N Rosemont, IL	1.0	1.0	600	$1,395	$2.33	0d	1	1.06mi
830 N Northwest Hwy Unit G Park Ridge, IL	1.0	1.0	1000	$1,395	$1.40	17d	1	1.28mi
1900 Oakton St Park Ridge, IL	2.0	1.0	—	$2,045	—	26d	1	1.44mi
1725 Howard Ave Unit 201 Des Plaines, IL	2.0	1.0	750	$1,775	$2.37	26d	1	1.50mi

Listing history 13 events

1. 2026-06-15
   days on market $225,000 Active 20 DOM
2. 2026-06-13
   days on market $225,000 Active 18 DOM
3. 2026-06-13
   days on market $225,000 Active 17 DOM
4. 2026-06-09
   days on market $225,000 Active 14 DOM
5. 2026-06-08
   days on market $225,000 Active 13 DOM
6. 2026-06-07
   days on market $225,000 Active 12 DOM
7. 2026-06-04
   days on market $225,000 Active 9 DOM
8. 2026-06-03
   days on market $225,000 Active 8 DOM
9. 2026-06-02
   days on market $225,000 Active 7 DOM
10. 2026-06-01
    days on market $225,000 Active 6 DOM
11. 2026-05-31
    days on market $225,000 Active 5 DOM
12. 2026-05-26
    listed $225,000 Active
13. 2022-11-20
    historical

ⓘ 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 3/10 Moderate
• 🌡 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: $24,527
• − Mortgage interest: −$12,603
• − Property taxes: −$3,375
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,962
• − Management: −$1,962
• − Depreciation: −$6,545
• Taxable loss: −$3,046
• Est. tax savings @ 24.0%: +$731
• After-tax cash flow: $1,448/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 · 1 photo

Poor 20/100 Extensive rehab

This multi-family property requires extensive renovations and repairs across all systems and areas, significantly impacting its current value. A full renovation is recommended to improve its condition and increase its resale and rental value.

Repairs flagged

• Major Kitchen renovation — No photos, but given the poor condition, a full renovation is likely needed.
• Major Bathroom renovation — No photos, but given the poor condition, a full renovation is likely needed.
• Major Roof replacement — No photos, but given the poor condition, a full replacement is likely needed.
• Major Exterior siding repair/replacement — No photos, but given the poor condition, a full repair or replacement is likely needed.
• Major Flooring replacement — No photos, but given the poor condition, a full replacement is likely needed.
• Major Interior wall and paint repair — No photos, but given the poor condition, a full repair or replacement is likely needed.
• Major Window replacement — No photos, but given the poor condition, a full replacement is likely needed.
• Major HVAC/mechanical system replacement — No photos, but given the poor condition, a full replacement is likely needed.
• Major Landscaping and curb appeal improvement — No photos, but given the poor condition, a full improvement is likely needed.

Value-add opportunities

• Both Kitchen renovation — A modern kitchen can significantly increase both resale and rental value.
• Both Bathroom renovation — A modern bathroom can significantly increase both resale and rental value.
• Both Roof replacement — A new roof will improve the home's appearance and increase its value.
• Both Exterior siding repair/replacement — A new exterior will improve the home's curb appeal and increase its value.
• Both Flooring replacement — New flooring will improve the home's appearance and increase its value.
• Both Interior wall and paint repair — A fresh paint job and repairs will improve the home's appearance and increase its value.
• Both Window replacement — New windows will improve the home's energy efficiency and increase its value.
• Both HVAC/mechanical system replacement — A new HVAC system will improve the home's comfort and increase its value.
• Both Landscaping and curb appeal improvement — A well-maintained landscape will improve the home's curb appeal and increase its value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen renovation · No photos, but given the poor condition, a full renovation is likely needed.	Major	$15,000–50,000
Bathroom renovation · No photos, but given the poor condition, a full renovation is likely needed.	Major	$15,000–50,000
Roof replacement · No photos, but given the poor condition, a full replacement is likely needed.	Major	$15,000–50,000
Exterior siding repair/replacement · No photos, but given the poor condition, a full repair or replacement is likely needed.	Major	$15,000–50,000
Flooring replacement · No photos, but given the poor condition, a full replacement is likely needed.	Major	$15,000–50,000
Interior wall and paint repair · No photos, but given the poor condition, a full repair or replacement is likely needed.	Major	$15,000–50,000
Window replacement · No photos, but given the poor condition, a full replacement is likely needed.	Major	$15,000–50,000
HVAC/mechanical system replacement · No photos, but given the poor condition, a full replacement is likely needed.	Major	$15,000–50,000
Landscaping and curb appeal improvement · No photos, but given the poor condition, a full improvement is likely needed.	Major	$15,000–50,000
Total estimated repair cost · 9 items		$135,000–450,000

Value-add ROI direction

• Both Kitchen renovation — A modern kitchen can significantly increase both resale and rental value. ↑
• Both Bathroom renovation — A modern bathroom can significantly increase both resale and rental value. ↑
• Both Roof replacement — A new roof will improve the home's appearance and increase its value. ↑
• Both Exterior siding repair/replacement — A new exterior will improve the home's curb appeal and increase its value. ↑
• Both Flooring replacement — New flooring will improve the home's appearance and increase its value. ↑
• Both Interior wall and paint repair — A fresh paint job and repairs will improve the home's appearance and increase its value. ↑
• Both Window replacement — New windows will improve the home's energy efficiency and increase its value. ↑
• Both HVAC/mechanical system replacement — A new HVAC system will improve the home's comfort and increase its value. ↑
• Both Landscaping and curb appeal improvement — A well-maintained landscape will improve the home's curb appeal and increase its 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 — Park Ridge

• Score: 88/100
• State rank: #10
• US rank: #248

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Park Ridge, IL
• County: Cook County · 4,486,803 people
• City population: 38,650
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 38,650
• Household income: $143,222
• Rent vs Own: 15.2% rent · 84.8% own
• Severe rent burden: 371.0

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 White (83%)
• Race & ethnicity: White 83% Asian 7% Two or more races 6% Hispanic / Latino 6% Black 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Romanian 18% Subsaharan African 2% Portuguese 2%
• Foreign-born: 15% · Canada
• Languages at home: 78% English-only · Russian/Polish/Slavic 9% Other Indo-European 4% Spanish 4%

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: ▼ -385.79%
• Current HPI: 177.7376
• Rent YoY: —
• 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

2 events — show timeline

• 2026-05-26 Listed $225,000 FSBO.com
• 2022-11-20 Rental Removed — RENT.