9300 Major Ave · Oak Lawn, IL 60453

$250,000

3 bd · 1.5 ba · 1,267 sqft · SingleFamily public records · 19 Days on market

Built 1988 6,534 sqft lot Est $338k · 26% under

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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 +7.0/30.0
• Rent growth +4.6/5.0
• Livability +4.0/5.0
• 1% rule +3.4/10.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• DSCR +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 BEDROOM BRICK WITH FORMAL DINING ROOM & 2 CAR ATTACHED GARAGE. SOLD AS IS. BUYER TO TAKE ON CITY REPAIRS & PUT UP ESCROW IF REQUIRED. NO DISCLOSURES, NO SURVEY OR TERMITE PROVIDED. PRESENT DETAILED PRE-QUAL OR PROOF OF FUNDS WITH OFFER. EM CERTIFIED FUNDS ONLY.

Key facts

• 6,534 sq ft lot
• 2 garage spots
• Built 1988

Property features AI

Finance

• Other: Living area recorded from assessor; Approximately 1,115 main-level finished sq ft; total finished/unfinished area approximately 1,808
• HOA & community: No master association fee required

Exterior

• Parking: Attached garage (2 garage spaces; 2 total parking spaces)
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; Split-level design; Fee simple ownership
• Construction: Brick and frame construction; Approximately 31–40 years old
• Exterior features: Less than 0.25 acre lot; Property includes commuter bus/train access and nearby interstate access; School bus service available

Interior

• Kitchen: Kitchen on main level (19 x 12)
• Bedrooms: 3 bedrooms; Master bedroom on second level (15 x 14); Second bedroom on second level (14 x 12); Third bedroom on second level (11 x 12)
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Natural gas heating with forced air
• Interior features: 7 total rooms; Basement with finished area (693 sq ft)
• Laundry & utility: Laundry room on lower level (16 x 11)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-371 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $184k (26.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $211k (15.6% below list).
• Recommended offer: $184k (26.2% below list) — sets the bar for cash-flow.

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.
• Market conditions: Rents rising fast (+8.2%/yr); 188 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals leasing fast (median 7d 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).
• This rent runs 30% of the median local income ($84k/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 19 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 18y 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 $143k; list at $250k implies a 75% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price.

Recommended offer $184,457 (26.2% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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 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: 0.84% ✗
• Cap rate: 4.51%
• Cash-on-cash: -6.36%
• DSCR: 0.72
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $338,289
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9225 Massasoit Ave	0.08mi	3/2.0	1,141 (-10%)	2mo	$305,000	$267	76
5707 W 90th Pl	0.31mi	4/2.5 (+1)	1,300 (+3%)	1mo	$350,000	$269	71
9013 Melvina Ave	0.70mi	3/1.5	1,260 (-1%)	1mo	$370,000	$294	66
5416 Franklin Ave	0.60mi	3/2.0	1,301 (+3%)	1mo	$268,000	$206	65
9634 Meade Ave	0.66mi	3/1.5	1,300 (+3%)	1mo	$320,800	$247	64
5312 Kimball Pl	0.67mi	3/2.0	1,217 (-4%)	1mo	$275,000	$226	60
9342 Austin Ave	0.39mi	3/1.5	1,438 (+14%)	1mo	$345,000	$240	58
9246 S 54th Ave	0.38mi	3/1.0	1,437 (+13%)	0mo	$332,000	$231	58
9817 Washington Ave	0.71mi	3/2.0	1,142 (-10%)	1mo	$350,000	$306	48
9820 Menard Ave	0.68mi	3/2.0	1,125 (-11%)	1mo	$312,000	$277	47
5428 W 91st St	0.42mi	4/3.5 (+1)	1,448 (+14%)	2mo	$432,000	$298	42
6201 W 90th Pl	0.70mi	4/2.0 (+1)	1,451 (+14%)	1mo	$316,500	$218	35

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -20.7%
• Equity multiple: 0.25×
• Total profit: $-52,774
• Equity at exit: $37,276

10-year hold

• IRR: -4.3%
• Equity multiple: 0.65×
• Total profit: $-24,752
• 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 60453

• Rents YoY: 8.2%
• Active inventory: 188
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,109 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$622 /mo · $7,463/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$443
• Net cashflow: $-371

Break-even live

Break-even rent $2,579

Max offer price $184,457

Occupancy floor —

Sensitivity live

Price	-10% $-230	-5% $-300	+0% $-371	+5% $-442	+10% $-513
Rent	-10% $-538	-5% $-454	+0% $-371	+5% $-288	+10% $-204
Rate	-1.0pp $-245	-0.5pp $-307	base $-371	+0.5pp $-436	+1.0pp $-502

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 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5834 W 89th Pl Oak Lawn, IL	3.0	1.0	1100	$2,150	$1.95	23d	1	0.53mi
6101 W 94th St Unit A2 Oak Lawn, IL	2.0	2.0	1100	$1,900	$1.73	6d	1	0.53mi
9517 Minnick Ave Oak Lawn, IL	2.0	2.0	900	$2,000	$2.22	6d	1	0.54mi
9522 S 53rd Ave Unit 3S Oak Lawn, IL	2.0	1.0	900	$2,150	$2.39	25d	1	0.57mi
9522 S 53rd Ave Unit 1N Oak Lawn, IL	2.0	1.0	900	$2,150	$2.39	11d	1	0.57mi
5901 W 87th St Unit 3W Oak Lawn, IL	2.0	2.0	960	$2,100	$2.19	0d	1	0.80mi
5100 W 96th St Oak Lawn, IL	2.0	2.0	1380	$2,350	$1.70	4d	1	0.81mi
5217 W 87th St Unit 2 Oak Lawn, IL	3.0	1.0	1200	$1,800	$1.50	8d	1	0.92mi
9806 Marion Ave Oak Lawn, IL	3.0	1.0	897	$1,950	$2.17	25d	1	1.03mi
10326 Mayfield Ave Unit 1N Oak Lawn, IL	4.0	2.0	1300	$2,400	$1.85	17d	1	1.31mi
6101 W 82nd Pl Burbank, IL	3.0	2.0	1071	$2,900	$2.71	0d	1	1.41mi
6139 Marshall Ave Apt 1E Chicago Ridge, IL	2.0	2.0	950	$1,850	$1.95	4d	1	1.42mi
10029 Harnew Rd E Oak Lawn, IL	4.0	2.0	1575	$2,600	$1.65	4d	1	1.43mi
9955 S Cicero Ave Oak Lawn, IL	2.0	1.0	1000	$1,799	$1.80	2d	1	1.44mi
9957 S Cicero Ave Unit 308 Oak Lawn, IL	2.0	1.0	1000	$1,799	$1.80	3d	1	1.45mi
10435 Menard Ave Oak Lawn, IL	2.0	2.0	1050	$1,850	$1.76	25d	1	1.46mi
5644 105th St Unit 2W Oak Lawn, IL	2.0	1.0	1100	$1,750	$1.59	25d	1	1.47mi
6005 Marshall Ave #8 Chicago Ridge, IL	2.0	1.0	1000	$1,700	$1.70	5d	1	1.49mi

Listing history 25 events

1. 2026-06-10
   status $250,000 Pending 19 DOM
2. 2026-06-09
   days on market $250,000 Contingent - Continue to Show 19 DOM
3. 2026-06-08
   days on market $250,000 Contingent - Continue to Show 18 DOM
4. 2026-06-07
   days on market $250,000 Contingent - Continue to Show 17 DOM
5. 2026-06-04
   days on market $250,000 Contingent - Continue to Show 14 DOM
6. 2026-06-03
   days on market $250,000 Contingent - Continue to Show 13 DOM
7. 2026-06-02
   days on market $250,000 Contingent - Continue to Show 12 DOM
8. 2026-06-01
   days on market $250,000 Contingent - Continue to Show 11 DOM
9. 2026-05-31
   days on market $250,000 Contingent - Continue to Show 10 DOM
10. 2026-05-21
    listed $250,000 Active
11. 2024-08-30
    historical
12. 2024-06-04
    listed Active
13. 2011-02-25
    soldstatus $143,000 Closed Sale 275-char remark

    Show marketing remark (275 chars)

    3 BEDROOM BRICK WITH FORMAL DINING ROOM & 2 CAR ATTACHED GARAGE. SOLD AS IS. BUYER TO TAKE ON CITY REPAIRS & PUT UP ESCROW IF REQUIRED. NO DISCLOSURES, NO SURVEY OR TERMITE PROVIDED. PRESENT DETAILED PRE-QUAL OR PROOF OF FUNDS WITH OFFER. EM CERTIFIED FUNDS ONLY.

14. 2011-02-08
    status Pending 275-char remark

    Show marketing remark (275 chars)

    3 BEDROOM BRICK WITH FORMAL DINING ROOM & 2 CAR ATTACHED GARAGE. SOLD AS IS. BUYER TO TAKE ON CITY REPAIRS & PUT UP ESCROW IF REQUIRED. NO DISCLOSURES, NO SURVEY OR TERMITE PROVIDED. PRESENT DETAILED PRE-QUAL OR PROOF OF FUNDS WITH OFFER. EM CERTIFIED FUNDS ONLY.

15. 2011-01-05
    price $159,900 Price Change 275-char remark

    Show marketing remark (275 chars)

    3 BEDROOM BRICK WITH FORMAL DINING ROOM & 2 CAR ATTACHED GARAGE. SOLD AS IS. BUYER TO TAKE ON CITY REPAIRS & PUT UP ESCROW IF REQUIRED. NO DISCLOSURES, NO SURVEY OR TERMITE PROVIDED. PRESENT DETAILED PRE-QUAL OR PROOF OF FUNDS WITH OFFER. EM CERTIFIED FUNDS ONLY.

16. 2010-12-08
    price $169,900 Price Change 275-char remark

    Show marketing remark (275 chars)

    3 BEDROOM BRICK WITH FORMAL DINING ROOM & 2 CAR ATTACHED GARAGE. SOLD AS IS. BUYER TO TAKE ON CITY REPAIRS & PUT UP ESCROW IF REQUIRED. NO DISCLOSURES, NO SURVEY OR TERMITE PROVIDED. PRESENT DETAILED PRE-QUAL OR PROOF OF FUNDS WITH OFFER. EM CERTIFIED FUNDS ONLY.

17. 2010-11-12
    listed $179,900 New 275-char remark

    Show marketing remark (275 chars)

    3 BEDROOM BRICK WITH FORMAL DINING ROOM & 2 CAR ATTACHED GARAGE. SOLD AS IS. BUYER TO TAKE ON CITY REPAIRS & PUT UP ESCROW IF REQUIRED. NO DISCLOSURES, NO SURVEY OR TERMITE PROVIDED. PRESENT DETAILED PRE-QUAL OR PROOF OF FUNDS WITH OFFER. EM CERTIFIED FUNDS ONLY.

18. 2010-05-07
    historical
19. 2010-04-21
    price Price Change
20. 2009-07-27
    status Back On Market
21. 2009-07-23
    historical
22. 2009-04-22
    listed
23. 2008-11-30
    historical
24. 2008-07-02
    listed
25. 1988-05-23
    soldstatus $33,000

ⓘ 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: $7,463 · $622/mo
• Projected year-2 tax: $7,463 · $622/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 ≥101°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: $25,308
• − Mortgage interest: −$14,004
• − Property taxes: −$7,463
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,025
• − Management: −$2,025
• − Depreciation: −$7,273
• Taxable loss: −$8,731
• Est. tax savings @ 24.0%: +$2,095
• After-tax cash flow: $-2,357/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

+657.6% since first listed

16 events — show timeline

• 2026-05-21 Listed $250,000 MRED as Distributed by MLS Grid
• 2024-08-30 Listing Removed — MRED as Distributed by MLS Grid
• 2024-06-04 Listed — MRED as Distributed by MLS Grid
• 2011-02-25 Sold (MLS) $143,000 MRED as Distributed by MLS Grid
• 2011-02-08 Pending — MRED as Distributed by MLS Grid
• 2011-01-05 Price Changed $159,900 MRED as Distributed by MLS Grid
• 2010-12-08 Price Changed $169,900 MRED as Distributed by MLS Grid
• 2010-11-12 Listed $179,900 MRED as Distributed by MLS Grid
• 2010-05-07 Listing Removed — MRED as Distributed by MLS Grid
• 2010-04-21 Price Changed — MRED as Distributed by MLS Grid
• 2009-07-27 Relisted — MRED as Distributed by MLS Grid
• 2009-07-23 Listing Removed — MRED as Distributed by MLS Grid
• 2009-04-22 Listed — MRED as Distributed by MLS Grid
• 2008-11-30 Listing Removed — MRED as Distributed by MLS Grid
• 2008-07-02 Listed — MRED as Distributed by MLS Grid
• 1988-05-23 Sold (Public Records) $33,000 Public Records

Property tax history

+1.9%/yr

Latest (2023): $7,463 · +24.9% YoY. Source: county tax records.