7902 Nagle Ave Unit 2S · Burbank, IL 60459

$234,870

2 bd · 2.0 ba · 1,300 sqft · Condo · 8 Days on market

Built 1999 $200/mo HOA · 7% 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 +24.6/30.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

MOVE IN CONDITION SPACIOUS 2ND FLOOR UNIT WITH 2 BATHS, IN UNIT LAUNDRY,PLENTY OF CLOSETS AND CABINETS IN KITCHEN, GARAGE. CLOSE TO TRANSPORTATION.

Key facts

• $200 HOA
• Garage
• Built 1999

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $235k.

Deal economics

• At list price, monthly cash flow is $487 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $235k).
• Cap rate 8.8% vs local median 5.4% in Burbank — 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 (#132 in IL, #2,422 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, employment A-; Watch: health & safety C-, schools D-, amenities F.
• Reavis Twp Hsd 220 (suburban): math 18% / reading 21% proficiency, ranked #420 of 620 in IL (top 68%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 51 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 11y 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 $112k; list at $235k implies a 110% gain — meaningful room to come down on a strong offer.

Recommended offer $234,870

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.16% ✓
• Cap rate: 8.78%
• Cash-on-cash: 8.89%
• DSCR: 1.40
• GRM: 7.2

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: -2.8%
• Equity multiple: 0.89×
• Total profit: $-6,958
• Equity at exit: $35,020

10-year hold

• IRR: 6.9%
• Equity multiple: 1.52×
• Total profit: $34,189
• Equity at exit: $20,307

Cash invested: $65,764 (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 60459

• Active inventory: 51
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,735 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$144 /mo · $1,726/yr
• Insurance: −$98
• HOA: −$200
• Vacancy / Maint / Mgmt: −$574
• Net cashflow: $487

Break-even live

Break-even rent $2,118

Max offer price $234,870

Occupancy floor 77%

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: $58,718
• Closing costs: $7,046
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7847 Melvina Ave Burbank, IL	3.0	1.0	1056	$3,900	$3.69	1d	1	0.37mi
6048 W 79th St Unit 3 Burbank, IL	3.0	1.0	1200	$2,100	$1.75	5d	1	0.50mi
6101 W 82nd Pl Burbank, IL	3.0	2.0	1071	$2,900	$2.71	1d	1	0.61mi
7700 S Harlem Ave Apt 1C Bridgeview, IL	1.0	1.0	900	$1,395	$1.55	17d	1	0.99mi
7139 W 74th St Chicago, IL	3.0	1.5	1323	$2,700	$2.04	7d	1	1.10mi
7732 Lotus Ave Burbank, IL	3.0	1.0	1065	$2,475	$2.32	24d	1	1.29mi
7732 Lotus Ave Burbank, IL	3.0	1.0	1056	$2,475	$2.34	22d	1	1.29mi
5834 W 89th Pl Oak Lawn, IL	3.0	1.0	1100	$2,150	$1.95	22d	1	1.46mi

HOA detail condo

• Monthly dues: $200 · $2,400/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 7 events

1. 2026-04-18
   status Pending
2. 2026-04-10
   listed $234,870 Active
3. 2015-08-18
   soldstatus $112,000
4. 2015-08-04
   soldstatus $112,000 Closed Sale 147-char remark

   Show marketing remark (147 chars)

   MOVE IN CONDITION SPACIOUS 2ND FLOOR UNIT WITH 2 BATHS, IN UNIT LAUNDRY,PLENTY OF CLOSETS AND CABINETS IN KITCHEN, GARAGE. CLOSE TO TRANSPORTATION.

5. 2015-06-26
   historical Contingent 147-char remark

   Show marketing remark (147 chars)

   MOVE IN CONDITION SPACIOUS 2ND FLOOR UNIT WITH 2 BATHS, IN UNIT LAUNDRY,PLENTY OF CLOSETS AND CABINETS IN KITCHEN, GARAGE. CLOSE TO TRANSPORTATION.

6. 2015-06-04
   price $120,000 147-char remark

   Show marketing remark (147 chars)

   MOVE IN CONDITION SPACIOUS 2ND FLOOR UNIT WITH 2 BATHS, IN UNIT LAUNDRY,PLENTY OF CLOSETS AND CABINETS IN KITCHEN, GARAGE. CLOSE TO TRANSPORTATION.

7. 2015-04-09
   listed $125,000 New 147-char remark

   Show marketing remark (147 chars)

   MOVE IN CONDITION SPACIOUS 2ND FLOOR UNIT WITH 2 BATHS, IN UNIT LAUNDRY,PLENTY OF CLOSETS AND CABINETS IN KITCHEN, GARAGE. CLOSE TO TRANSPORTATION.

ⓘ 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: $1,726 · $144/mo
• Projected year-2 tax: $3,529 · $294/mo
• Expected delta: +$1,803/yr (+$150/mo · 104.5%)

ⓘ 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 ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,818
• − Mortgage interest: −$13,156
• − Property taxes: −$1,726
• − Insurance: −$1,174
• − Repairs & maintenance: −$2,625
• − Management: −$2,625
• − HOA: −$2,400
• − Depreciation: −$6,833
• Taxable income: $2,278
• Est. tax owed @ 24.0%: −$547
• After-tax cash flow: $5,299/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: Reavis Twp Hsd 220
• NCES district ID: 1733270
• Math proficiency: 18% ▼ -3.00%
• Reading proficiency: 21% ▼ -4.00%
• Median HH income: $54,732
• Composite: 17.94/100
• National rank: #8994
• State rank: #420 of 620 in IL

Livability — Burbank

• Score: 78/100
• State rank: #132
• US rank: #2422

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Burbank, IL
• City population: 28,822
• Population (ZIP): 28,822

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 0.56)
• Race & ethnicity: Hispanic / Latino 50% White 44% Two or more races 21% Asian 3% Black 1%
• Hispanic origin (detail): Mexican 45% Puerto Rican 2%
• Common ancestry: Romanian 17% Armenian 1% Iranian 1%
• Foreign-born: 32% · Canada, Jamaica, Vietnam
• Languages at home: 40% English-only · Spanish 39% Russian/Polish/Slavic 12% Arabic 5%

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: ▼ -188.56%
• Current HPI: 223.2294
• 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

+87.9% since first listed

7 events — show timeline

• 2026-04-18 Pending — MRED as Distributed by MLS Grid
• 2026-04-10 Listed $234,870 MRED as Distributed by MLS Grid
• 2015-08-18 Sold (Public Records) $112,000 Public Records
• 2015-08-04 Sold (MLS) $112,000 MRED as Distributed by MLS Grid
• 2015-06-26 Contingent — MRED as Distributed by MLS Grid
• 2015-06-04 Price Changed $120,000 MRED as Distributed by MLS Grid
• 2015-04-09 Listed $125,000 MRED as Distributed by MLS Grid

Property tax history

+12.7%/yr

Latest (2023): $1,726 · -11.5% YoY. Source: county tax records.