9740 S Pulaski Rd #105 · Oak Lawn, IL 60453

$140,000

2 bd · 1.5 ba · 1,163 sqft · Condo public records · 14 Days on market

Built 1968 $460/mo HOA · 25% of rent

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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 +20.1/30.0
• 1% rule +8.1/10.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• Rent growth +4.6/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Lovingly cared for 1st floor unit offers elevator to lower level laundry room and storage. End unit with good size living room and dining room, remodeled kitchen, master with 1/2 bath and good size 2nd bedroom located right off of pulaski with shopping near by. Come take a look!

Key facts

• $460 HOA
• Parking
• Built 1968

Property features AI

Finance

• Other: Condo ownership; Part of a 60-unit building
• Financial info: No special service area
• HOA & community: Monthly association fee of $460; Association fee covers heat, water, parking, insurance, exterior maintenance, lawn care, refuse service, and snow removal; Pets not allowed

Exterior

• Parking: One parking space; Parking included in association fee
• Utilities: Water from Lake Michigan and public supply; Public sewer
• Home design: Attached single condominium; Mid-rise building (4–6 stories); Entry on level 1
• Construction: Brick construction; Built approximately 51–60 years ago; Property built before 1978
• Exterior features: Common lot/grounds; Commuter bus access

Interior

• Kitchen: Kitchen on main level (9 x 8)
• Bedrooms: Two bedrooms (both on main level); Master bedroom on main level with a half bath
• Flooring: Carpet in dining room and living room
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Natural gas baseboard heating; Window air conditioning units
• Interior features: Five total rooms
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $140k.

Deal economics

• At list price, monthly cash flow is $174 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Cap rate 7.8% vs local median 4.4% in Oak Lawn — 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 80/100 on livability (#102 in IL, #1,614 nationally) — a professional / high-income tenant draw. Strengths: commute A+, housing A+, employment A-.
• Oak Lawn Chsd 229 (suburban): math 22% / reading 21% proficiency, ranked #384 of 620 in IL (top 62%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Oak Lawn Comm High School (math 22% / reading 21%, grade F, #345 of 693 statewide, top 50%, 1,834 students, 0% FRL).
• Market conditions: Rents rising fast (+8.2%/yr); 188 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 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 $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $39k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $87k; list at $140k implies a 61% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.

Recommended offer $140,000

Questions for the listing agent

1. Built in 1968 — 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. 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.
6. 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.
7. 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: 1.31% ✓
• Cap rate: 7.79%
• Cash-on-cash: 5.34%
• DSCR: 1.24
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -1.0%
• Equity multiple: 0.96×
• Total profit: $-1,640
• Equity at exit: $20,874

10-year hold

• IRR: 14.3%
• Equity multiple: 2.48×
• Total profit: $58,018
• Equity at exit: $12,105

Cash invested: $39,200 (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 60453

• Rents YoY: 8.2%
• Active inventory: 188
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,840 high
• Mortgage (P&I): −$734
• Tax from tax record: −$27 /mo · $322/yr
• Insurance: −$58
• HOA: −$460
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $174

Break-even live

Break-even rent $1,619

Max offer price $140,000

Occupancy floor 86%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9600 S Komensky Ave Oak Lawn, IL	2.0	2.0	900	$1,800	$2.00	25d	1	0.24mi
9515 S Kildare Ave Oak Lawn, IL	1.0	1.0	950	$1,275	$1.34	25d	1	0.45mi
9957 S Cicero Ave Unit 308 Oak Lawn, IL	2.0	1.0	1000	$1,799	$1.80	2d	1	0.94mi
9955 S Cicero Ave Oak Lawn, IL	2.0	1.0	1000	$1,799	$1.80	1d	1	0.96mi
4134 W 90th St Hometown, IL	2.0	1.0	740	$1,500	$2.03	21d	1	1.00mi
9305 S Homan Ave Unit 1 Evergreen Park, IL	3.0	1.0	893	$2,195	$2.46	17d	1	1.02mi
10439 S Drake Ave Chicago, IL	3.0	1.5	1165	$3,000	$2.58	1d	1	1.04mi
9739 S Kedzie Ave Evergreen Park, IL	1.0	1.0	700	$1,455	$2.08	1d	1	1.08mi
10435 S Keating Ave Apt 3N Oak Lawn, IL	2.0	1.0	1080	$1,650	$1.53	1d	1	1.23mi
4116 W 109th St Oak Lawn, IL	3.0	1.5	1200	$2,650	$2.21	1d	1	1.37mi
5100 W 96th St Oak Lawn, IL	2.0	2.0	1380	$2,350	$1.70	3d	1	1.39mi
10716 Kilpatrick Ave Unit 2SW Oak Lawn, IL	2.0	1.0	1150	$1,650	$1.43	19d	1	1.45mi
10701 S Keating Ave Unit 3D Oak Lawn, IL	2.0	1.0	800	$1,700	$2.12	1d	1	1.45mi

HOA detail condo

• Monthly dues: $460 · $5,520/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 10 events

1. 2026-06-18
   days on market $140,000 Active 14 DOM
2. 2026-06-17
   days on market $140,000 Active 13 DOM
3. 2026-06-16
   days on market $140,000 Active 12 DOM
4. 2026-06-15
   days on market $140,000 Active 11 DOM
5. 2026-06-13
   days on market $140,000 Active 9 DOM
6. 2026-06-13
   days on market $140,000 Active 8 DOM
7. 2026-06-09
   days on market $140,000 Active 5 DOM
8. 2026-06-08
   days on market $140,000 Active 4 DOM
9. 2026-06-07
   remarks 279-char remark
10. 2026-06-07
    listed $140,000 Active 3 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: $322 · $27/mo
• Projected year-2 tax: $1,750 · $146/mo
• Expected delta: +$1,428/yr (+$119/mo · 444.2%)

ⓘ 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 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,080
• − Mortgage interest: −$7,842
• − Property taxes: −$322
• − Insurance: −$700
• − Repairs & maintenance: −$1,766
• − Management: −$1,766
• − HOA: −$5,520
• − Depreciation: −$4,073
• Taxable income: $91
• Est. tax owed @ 24.0%: −$22
• After-tax cash flow: $2,070/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: Oak Lawn Chsd 229
• NCES district ID: 1729220
• Math proficiency: 22% ▼ -4.00%
• Reading proficiency: 21% ▼ -4.00%
• Median HH income: $52,505
• Composite: 19.41/100
• National rank: #8777
• State rank: #384 of 620 in IL

Livability — Oak Lawn

• Score: 80/100
• State rank: #102
• US rank: #1614

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oak Lawn, IL
• County: Cook County · 4,486,803 people
• City population: 56,861
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 56,861
• Household income: $83,911
• Rent vs Own: 17.5% rent · 82.5% own
• Severe rent burden: 827.0

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: Majority White (64%)
• Race & ethnicity: White 64% Hispanic / Latino 24% Two or more races 9% Black 8% Asian 2%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: Romanian 16% Iranian 1% Armenian 1%
• Foreign-born: 16% · Canada, Vietnam
• Languages at home: 70% English-only · Spanish 17% Russian/Polish/Slavic 5% Arabic 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: ▼ -259.83%
• Current HPI: 214.6977
• Rent YoY: ▲ 8.23%
• 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

+218.2% since first listed

3 events — show timeline

• 2026-06-04 Listed $140,000 MRED as Distributed by MLS Grid
• 2004-02-18 Sold (Public Records) $87,000 Public Records
• 1986-05-23 Sold (Public Records) $44,000 Public Records

Property tax history

-9.6%/yr

Latest (2018): $322 · -6.3% YoY. Source: county tax records.