4552 W 89th St · Hometown, IL 60456

$295,000

5 bd · 1.5 ba · 1,576 sqft · Townhouse public records · 52 Days on market

Built 1953 Est $266k · 11% over ↓ 3% since listing

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Why this score? — see what drove the F 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 +12.4/30.0
• Livability +4.3/5.0
• 1% rule +3.8/10.0
• DSCR +3.7/10.0
• ARV discount +2.7/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Spacious and versatile, this 5-bedroom, 2-bath home offers approximately 1,806 square feet of comfortable living space in a convenient Hometown location. With a flexible layout, there's plenty of room for larger households, home offices, or guest accommodations. The bright living areas provide a welcoming atmosphere, while the generously sized bedrooms offer comfort and privacy for everyone. Recent updates add value and peace of mind, including a new driveway (August), new hardwood floors, and new carpet upstairs (August). The kitchen has been refreshed with a new sink, and additional improvements include new interior and storm doors as well as a privacy fence (September), enhancing both co

Key facts

• Garage
• Built 1953
• Listed 51 days

Property features AI

Finance

• Other: Two units in building (duplex configuration indicated)
• Financial info: Homeowner tax exemption listed
• HOA & community: Monthly association fee frequency; Master association not required; Pets allowed (cats and dogs OK; large max pet weight indicated)

Exterior

• Parking: Detached garage (garage owned) providing 1 garage space and 1 total parking space
• Utilities: Public water; Public sewer; Electric with circuit breakers
• Home design: Attached single property configured as a townhouse-ranch; Single-level entry (entry level 1); Fee simple ownership; Built approximately 71–80 years ago; Property built before 1978
• Construction: Shingle siding and other construction materials
• Exterior features: 4000 (lot dimension listed)

Interior

• Kitchen: Eating area with breakfast bar and table space; Pantry closet and custom cabinetry; Lower-height (34 inch or lower) countertops; Range, oven, range hood, dishwasher, refrigerator; Stainless steel appliances
• Bedrooms: Five bedrooms (master on main); Bedroom dimensions include 12 x 10 (master), 10 x 11, 11 x 13, 10 x 18, and 15 x 10
• Flooring: Hardwood in main living areas; Parquet in family room; Carpet in several bedrooms and laundry; Other flooring in one bedroom
• Bathrooms: Two full bathrooms; Separate shower
• Heating & cooling: Natural gas forced-air heating; Central air conditioning (partial)
• Interior features: First-floor bedroom and first-floor full bath; Eight total rooms; Ceiling fan(s)
• Laundry & utility: Main-level laundry with washer hookup, gas dryer hookup, and laundry closet; Dryer included

What this means for you Summary

Snapshot

• This is a 5-bed/1.5-bath townhouse listed at $295k.

Deal economics

• At list price, monthly cash flow is $-48 ($-578/yr) — negative.
• To cash-flow at today's rent, offer at most $286k (2.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $260k (11.9% below list).
• Recommended offer: $260k (11.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 86/100 on livability (#21 in IL, #416 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities C-.
• 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: 8 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $9k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $260,000 (11.9% 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 52 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 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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 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: 0.88% ✗
• Cap rate: 6.10%
• Cash-on-cash: -0.70%
• DSCR: 0.97
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $266,344
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4612 W 89th Pl	0.05mi	4/2.0 (-1)	1,740 (+10%)	9mo	$222,500	$128	66
9025 S Corcoran Rd	0.26mi	4/2.0 (-1)	1,627 (+3%)	12mo	$295,000	$181	65
4452 W 87th Pl	0.31mi	4/2.0 (-1)	1,633 (+4%)	18mo	$212,000	$130	57
8912 S Ryan Rd	0.58mi	4/2.0 (-1)	1,680 (+7%)	8mo	$299,900	$179	49
4037 W 90th Pl	0.68mi	4/2.0 (-1)	1,500 (-5%)	11mo	$235,000	$157	44
8828 S Beck Pl	0.37mi	4/2.0 (-1)	1,806 (+15%)	9mo	$305,900	$169	44

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -17.4%
• Equity multiple: 0.39×
• Total profit: $-50,793
• Equity at exit: $43,985

10-year hold

• IRR: -9.4%
• Equity multiple: 0.42×
• Total profit: $-47,864
• Equity at exit: $25,506

Cash invested: $82,600 (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 60456

• Home prices YoY: -18.3%
• Active inventory: 8
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,600 medium
• Mortgage (P&I): −$1,547
• Tax from tax record: −$432 /mo · $5,187/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$546
• Net cashflow: $-48

Break-even live

Break-even rent $2,661

Max offer price $286,488

Occupancy floor 97%

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10029 Harnew Rd E Oak Lawn, IL	4.0	2.0	1575	$2,600	$1.65	3d	1	1.43mi

Listing history 18 events

1. 2026-06-18
   days on market $295,000 Active 52 DOM
2. 2026-06-17
   days on market $295,000 Active 51 DOM
3. 2026-06-16
   days on market $295,000 Active 50 DOM
4. 2026-06-15
   days on market $295,000 Active 49 DOM
5. 2026-06-13
   days on market $295,000 Active 47 DOM
6. 2026-06-13
   days on market $295,000 Active 46 DOM
7. 2026-06-09
   days on market $295,000 Active 43 DOM
8. 2026-06-08
   days on market $295,000 Active 42 DOM
9. 2026-06-07
   days on market $295,000 Active 41 DOM
10. 2026-06-04
    days on market $295,000 Active 38 DOM
11. 2026-06-03
    days on market $295,000 Active 37 DOM
12. 2026-06-02
    days on market $295,000 Active 36 DOM
13. 2026-06-01
    days on market $295,000 Active 35 DOM
14. 2026-05-31
    days on market $295,000 Active 34 DOM
15. 2026-05-20
    price $295,000
16. 2026-04-27
    listed $305,000 Active
17. 2026-04-27
    historical
18. 2026-04-02
    listed 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: $5,187 · $432/mo
• Projected year-2 tax: $5,942 · $495/mo
• Expected delta: +$755/yr (+$63/mo · 14.5%)

ⓘ 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 ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,200
• − Mortgage interest: −$16,525
• − Property taxes: −$5,187
• − Insurance: −$1,475
• − Repairs & maintenance: −$2,496
• − Management: −$2,496
• − Depreciation: −$8,582
• Taxable loss: −$5,561
• Est. tax savings @ 24.0%: +$1,335
• After-tax cash flow: $756/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 — Hometown

• Score: 86/100
• State rank: #21
• US rank: #416

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hometown, IL
• City population: 4,244
• Population (ZIP): 4,244

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 (63%)
• Race & ethnicity: White 63% Hispanic / Latino 32% Two or more races 16% Asian 1%
• Hispanic origin (detail): Mexican 24% Puerto Rican 5%
• Common ancestry: Romanian 12% Lithuanian 1% Danish 1%
• Foreign-born: 10% · Canada
• Languages at home: 78% English-only · Spanish 20% Other Indo-European 1%

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: ▼ -64.51%
• Current HPI: 287.2695
• 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

-3.3% since first listed

4 events — show timeline

• 2026-05-20 Price Changed $295,000 MRED as Distributed by MLS Grid
• 2026-04-27 Listing Removed — MRED as Distributed by MLS Grid
• 2026-04-27 Listed $305,000 MRED as Distributed by MLS Grid
• 2026-04-02 Listed — MRED as Distributed by MLS Grid

Property tax history

+4.7%/yr

Latest (2023): $5,187 · +34.2% YoY. Source: county tax records.