9326 Greenwood Ave · Niles, IL 60016

$250,000

3 bd · 1.0 ba · 1,404 sqft · SingleFamily public records · 163 Days on market

Built 1939 6,762 sqft lot Est $444k · 44% under ↓ 21% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +11.6/30.0
• 1% rule +4.6/10.0
• Livability +4.2/5.0
• Rent growth +3.7/5.0
• DSCR +3.4/10.0
• Schools +3.4/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity knocks - don't wait to put your personal touches on this home and make it yours! Property being sold as-is by the Cook County Public Guardian's office.

Key facts

• 6,762 sq ft lot
• Built 1939
• Listed 163 days

Property features AI

Finance

• HOA & community: No master association fee required

Exterior

• Utilities: Public water; Public sewer
• Home design: Detached single-family home; One-story layout; Fee simple ownership
• Construction: Built approximately 81–90 years ago; Aluminum siding; Property built before 1978
• Exterior features: Lot dimensions approximately 69 x 98; Lot smaller than 0.25 acre

Interior

• Kitchen: Eating area / table space in kitchen
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Wood laminate flooring throughout main living areas and bedrooms
• Bathrooms: 4 full bathrooms; Basement bathroom(s) present
• Heating & cooling: Natural gas forced air heating; Central air conditioning
• Interior features: Finished full basement; 8 total rooms
• Laundry & utility: Basement laundry room (8 x 8)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-77 ($-925/yr) — negative.
• To cash-flow at today's rent, offer at most $236k (5.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $241k (3.6% below list).
• Recommended offer: $220k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.9% vs local median 4.4% in Niles — 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 83/100 on livability (#53 in IL, #1,001 nationally) — a professional / high-income tenant draw. Strengths: commute A+, amenities A, housing A; Watch: health & safety D+.
• 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: Maine East High School (math 26% / reading 31%, grade F, #213 of 693 statewide, top 31%, 1,808 students, 0% FRL).
• Market conditions: Rents rising fast (+4.7%/yr); 126 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).
• This rent runs 33% of the median local income ($87k/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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 163 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $65k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1939 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $220,000 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 163 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1939 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 0.96% ✗
• Cap rate: 5.92%
• Cash-on-cash: -1.32%
• DSCR: 0.94
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $443,664
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9326 Greenwood Ave	0.00mi	3/4.0	1,404 (0%)	0mo	$250,000	$178	88
9275 Clancy Dr	0.29mi	3/2.0	1,353 (-4%)	1mo	$431,000	$319	76
9532 Greenwood Dr	0.27mi	2/2.0 (-1)	1,400 (-0%)	4mo	$322,000	$230	74
9388 N Western Ave	0.26mi	3/1.5	1,407 (+0%)	15mo	$445,000	$316	73
9345 N Western Ave	0.21mi	4/2.0 (+1)	1,369 (-2%)	11mo	$255,000	$186	68
9276 N Western Ave	0.26mi	3/2.0	1,259 (-10%)	4mo	$330,000	$262	63
9450 Greenwood Ave	0.17mi	2/1.0 (-1)	1,218 (-13%)	11mo	$306,000	$251	56
9037 N Chester Ave	0.34mi	2/1.5 (-1)	1,265 (-10%)	6mo	$411,101	$325	55
8213 W Lyons St	0.50mi	3/3.0	1,344 (-4%)	9mo	$520,000	$387	54
3241 Ronald Rd	0.71mi	3/2.0	1,420 (+1%)	13mo	$460,000	$324	50
8136 W Davis St	0.65mi	4/1.5 (+1)	1,488 (+6%)	10mo	$460,000	$309	45
8361 W Maynard Rd	0.62mi	3/2.0	1,224 (-13%)	16mo	$455,000	$372	32

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 · 4.74% rent growth · sell at horizon

5-year hold

• IRR: -16.2%
• Equity multiple: 0.42×
• Total profit: $-40,936
• Equity at exit: $37,276

10-year hold

• IRR: -4.6%
• Equity multiple: 0.67×
• Total profit: $-22,940
• Equity at exit: $21,615

Cash invested: $70,000 (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 60016

• Rents YoY: 4.7%
• Active inventory: 126
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,409 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$565 /mo · $6,784/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$506
• Net cashflow: $-77

Break-even live

Break-even rent $2,507

Max offer price $236,388

Occupancy floor 98%

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8975 W Golf Rd Niles, IL	1.0–2.0	1.0–2.0	804	$2,300	$2.86	2d	1	0.49mi
9201 N Milwaukee Ave Niles, IL	2.0	2.0	1364	$2,962	$2.17	24d	1	0.50mi
8961 W Golf Rd Niles, IL	1.0–2.0	1.0–2.0	804	$2,300	$2.86	2d	1	0.50mi
8970 N Parkside Ave #418 Des Plaines, IL	2.0	2.0	1100	$2,250	$2.05	24d	1	0.54mi
8841 Chester Ave Unit 3 Niles, IL	3.0	2.0	1600	$2,700	$1.69	10d	1	0.60mi
8928 Steven Dr Unit 2D Des Plaines, IL	2.0	1.0	900	$1,795	$1.99	24d	1	0.64mi
8058 W Lyons St Unit B Niles, IL	3.0	1.5	1200	$2,800	$2.33	20d	1	0.69mi
1302 Carol St Park Ridge, IL	2.0	1.0	900	$2,000	$2.22	24d	1	0.78mi
9030 Kennedy Dr Des Plaines, IL	1.0–2.0	1.0–1.5	770	$2,029	$2.64	1d	26	0.78mi
1418 Carol St Unit 2 Park Ridge, IL	2.0	1.0	1100	$2,000	$1.82	5d	1	0.79mi
9268 Barberry Ln Des Plaines, IL	3.0	2.5	1568	$3,000	$1.91	16d	1	0.83mi
8544 W Roseview Dr Niles, IL	3.0	2.0	1165	$3,950	$3.39	2d	1	0.90mi
9700 Sumac Rd Des Plaines, IL	1.0–2.0	1.0–2.0	950	$2,120	$2.23	1d	5	0.91mi
8994 Kennedy Dr Unit 1B Des Plaines, IL	2.0	1.0	1000	$1,700	$1.70	24d	1	0.93mi
9717 Bianco Ter Unit E Des Plaines, IL	2.0	1.0	900	$1,800	$2.00	16d	1	0.96mi
9350 Congress Dr Des Plaines, IL	1.0–2.0	1.0–1.5	1030	$1,995	$1.94	3d	5	0.97mi
9407 Bay Colony Dr Unit 2W Des Plaines, IL	2.0	1.0	1000	$1,800	$1.80	24d	1	1.16mi
9439 Bay Colony Dr Unit 3N Des Plaines, IL	2.0	1.0	975	$1,950	$2.00	14d	1	1.19mi
9481 Bay Colony Dr Unit 3N Des Plaines, IL	2.0	1.0	1000	$2,100	$2.10	3d	1	1.29mi
9482 Bay Colony Dr Unit 3N Des Plaines, IL	2.0	1.0	1000	$1,800	$1.80	2d	1	1.32mi
9480 Bay Colony Dr Unit 3S Des Plaines, IL	2.0	1.0	1000	$1,750	$1.75	22d	1	1.32mi
133 James Ct Glenview, IL	3.0	2.0	1634	$3,600	$2.20	24d	1	1.36mi
9446 Bay Colony Dr Unit 1S Des Plaines, IL	2.0	1.0	950	$2,000	$2.11	15d	1	1.37mi
9446 Bay Colony Dr Unit 2S Des Plaines, IL	2.0	1.0	1100	$1,850	$1.68	19d	1	1.37mi
9440 Bay Colony Dr Unit 2E Des Plaines, IL	2.0	1.0	1000	$1,900	$1.90	24d	1	1.39mi
9422 Bay Colony Dr Unit 2W Des Plaines, IL	2.0	1.0	1000	$1,800	$1.80	24d	1	1.40mi
9462 Bay Colony Dr Unit 3rd Floor Des Plaines, IL	2.0	1.0	1000	$1,850	$1.85	24d	1	1.40mi
10020 Holly Ln Des Plaines, IL	1.0–2.0	1.0	700	$1,780	$2.54	2d	15	1.47mi

Listing history 13 events

1. 2026-06-07
   statusdays on market $250,000 Pending 163 DOM
2. 2026-06-04
   days on market $250,000 Active 162 DOM
3. 2026-06-03
   days on market $250,000 Active 161 DOM
4. 2026-06-02
   days on market $250,000 Active 160 DOM
5. 2026-06-01
   days on market $250,000 Active 159 DOM
6. 2026-05-31
   days on market $250,000 Active 158 DOM
7. 2026-05-12
   price $250,000
8. 2026-04-22
   price $270,000
9. 2026-04-21
   status Active
10. 2026-03-12
    status Pending
11. 2026-01-15
    price $284,900
12. 2025-12-09
    price $295,000
13. 2025-11-14
    listed $315,000 Active

ⓘ 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: $6,784 · $565/mo
• Projected year-2 tax: $6,784 · $565/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 ≥99°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 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,913
• − Mortgage interest: −$14,004
• − Property taxes: −$6,784
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,313
• − Management: −$2,313
• − Depreciation: −$7,273
• Taxable loss: −$5,023
• Est. tax savings @ 24.0%: +$1,206
• After-tax cash flow: $281/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: 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 — Niles

• Score: 83/100
• State rank: #53
• US rank: #1001

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Cook County · 4,486,803 people
• City population: 30,305
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 60,898
• Household income: $86,571
• Rent vs Own: 32.4% rent · 67.6% own
• Severe rent burden: 1719.0

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: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 52% Asian 22% Hispanic / Latino 17% Two or more races 10% Black 5%
• Hispanic origin (detail): Mexican 12% Puerto Rican 2%
• Common ancestry: Romanian 13% Subsaharan African 2% Scotch-Irish 2%
• Foreign-born: 38% · Canada, South Korea, China
• Languages at home: 49% English-only · Russian/Polish/Slavic 13% Other Indo-European 12% Spanish 11%

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: ▼ -238.52%
• Current HPI: 223.0247
• Rent YoY: ▲ 4.74%
• 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

-20.6% since first listed

7 events — show timeline

• 2026-05-12 Price Changed $250,000 MRED as Distributed by MLS Grid
• 2026-04-22 Price Changed $270,000 MRED as Distributed by MLS Grid
• 2026-04-21 Relisted — MRED as Distributed by MLS Grid
• 2026-03-12 Pending — MRED as Distributed by MLS Grid
• 2026-01-15 Price Changed $284,900 MRED as Distributed by MLS Grid
• 2025-12-09 Price Changed $295,000 MRED as Distributed by MLS Grid
• 2025-11-14 Listed $315,000 MRED as Distributed by MLS Grid

Property tax history

+4.6%/yr

Latest (2023): $6,784 · +5.9% YoY. Source: county tax records.