14 S 16th Ave · Maywood, IL 60153

$127,900

3 bd · 1.5 ba · 1,372 sqft · SingleFamily public records · 18 Days on market

Built 1906 6,300 sqft lot

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

INVESTOR SPECIAL!! Bring your toolbox and get ready to roll up your sleeves for this one of a kind, deeply discounted Maywood two-story home in need of a full gut rehab. This 5 bedroom, 2 bath, 11 room single-family home features great backyard and full unfinished basement. This property is ideal for investors/contractors/new landlords looking to customize the layout. Great opportunity to maximize ARV in a solid area! Property is sold in "as-is" condition. Seller makes no repairs or offers any repair credits. Property conveyed with Special Warranty Deed and tax proration at 100%. No survey or termite provided by Seller.

Key facts

• Two story home
• Great backyard
• 6,300 sq ft lot

Tags

• TWO STORY HOME
• GREAT BACKYARD
• FULL UNFINISHED BASEMENT

Property features AI

Finance

• Other: Parcel number: 15102230160000; Directions: Take North Mannheim Road to Railroad Ave. in Maywood, continue on Railroad Ave., drive to South 16th Ave.
• Financial info: Special service area: No
• HOA & community: No master association fee required

Exterior

• Parking: 2 parking spaces total; Concrete driveway with off-alley access
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; 2 stories; Fee simple ownership; 100+ years old; Built before 1978
• Construction: Frame construction
• Exterior features: Lot dimensions approximately 50 x 126; Less than 0.25 acre lot; Curbs, sidewalks, street lights, paved streets; School bus service

Interior

• Kitchen: Kitchen with eating area/table space (9 x 11)
• Bedrooms: 4 bedrooms total, plus a possible 5th bedroom; Master bedroom on second floor (12 x 14); Second-floor bedrooms: one 14 x 18, one 15 x 18; Main-floor bedroom (12 x 12); Basement bedroom (10 x 13)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Other heating; Other cooling
• Interior features: 8 total rooms; Unfinished full basement; Storage room in basement (45 x 32)
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $128k.

Deal economics

• At list price, monthly cash flow is $732 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $128k).
• Recommended offer: $126k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.2% vs local median 4.5% in Maywood — 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 (#146 in IL, #2,694 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: health & safety C-, crime D+, amenities D-.
• Maywood-Melrose Park-Broadview 89 (suburban): math 14% / reading 21% proficiency, ranked #738 of 919 in IL (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Garfield Elem School (435 students, 0% FRL); Irving Middle School (math 24% / reading 24%, grade F, #332 of 665 statewide, top 55%, 541 students, 0% FRL); Proviso West High School (math 6% / reading 11%, grade F, #584 of 693 statewide, top 85%, 1,868 students, 0% FRL) — zoned schools average 0% FRL vs 74% district-wide (74 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 72 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).
• This rent runs 36% of the median local income ($69k/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 $884 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 17y 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 $99k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1906 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,981 (1.5% below list)

Questions for the listing agent

1. Built in 1906 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.60% ✓
• Cap rate: 13.16%
• Cash-on-cash: 24.51%
• DSCR: 2.09
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $277,144
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
35 S 16th Ave	0.05mi	2/1.0 (-1)	1,465 (+7%)	3mo	$296,000	$202	76
133 N 17th Ave	0.19mi	4/2.0 (+1)	1,424 (+4%)	4mo	$370,000	$260	75
126 S 12th Ave	0.30mi	3/1.5	1,440 (+5%)	5mo	$290,000	$201	73
820 S 17th Ave	0.66mi	3/2.0	1,420 (+4%)	4mo	$290,000	$204	58
401 23rd Ave	0.48mi	4/2.0 (+1)	1,437 (+5%)	10mo	$209,000	$145	54
1415 Washington Blvd	0.47mi	3/2.0	1,240 (-10%)	9mo	$347,900	$281	53
208 27th Ave	0.68mi	3/2.0	1,500 (+9%)	9mo	$265,000	$177	43
419 S 18th Ave	0.43mi	4/1.0 (+1)	1,572 (+15%)	8mo	$86,500	$55	42
624 22nd Ave	0.67mi	3/2.0	1,505 (+10%)	10mo	$330,000	$219	42
437 24th Ave	0.58mi	2/2.0 (-1)	1,197 (-13%)	4mo	$80,000	$67	41
622 S 11th Ave	0.62mi	3/1.0	1,200 (-12%)	9mo	$77,914	$65	41
501 S 9th Ave	0.64mi	3/2.0	1,170 (-15%)	5mo	$310,000	$265	40

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: 17.9%
• Equity multiple: 1.72×
• Total profit: $25,897
• Equity at exit: $19,070

10-year hold

• IRR: 26.3%
• Equity multiple: 3.31×
• Total profit: $82,671
• Equity at exit: $11,058

Cash invested: $35,812 (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 60153

• Home prices YoY: -20.5%
• Active inventory: 72
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $2,045 high
• Mortgage (P&I): −$671
• Tax est. 1.5%: −$160 /mo · $1,918/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $732

Break-even live

Break-even rent $1,119

Max offer price $127,900

Occupancy floor 59%

Sensitivity live

Price	-10% $820	-5% $776	+0% $732	+5% $687	+10% $643
Rent	-10% $570	-5% $651	+0% $732	+5% $812	+10% $893
Rate	-1.0pp $796	-0.5pp $764	base $732	+0.5pp $698	+1.0pp $665

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: $31,975
• Closing costs: $3,837
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
218 S 13th Ave Unit 2 Maywood, IL	2.0	1.0	1050	$1,650	$1.57	6d	1	0.32mi
604 N 8th Ave Maywood, IL	2.0	1.0	1200	$2,350	$1.96	23d	1	0.55mi
1814 Warren St Maywood, IL	3.0	1.0	1200	$2,500	$2.08	12d	1	0.62mi
1814 Warren St Unit 2W Maywood, IL	3.0	1.0	1200	$2,500	$2.08	0d	1	0.62mi
1419 N 16th Ave Melrose Park, IL	2.0	1.0	1000	$1,650	$1.65	0d	1	0.79mi
903 S 5th Ave Unit 2D Maywood, IL	3.0	2.0	1008	$2,100	$2.08	0d	1	0.98mi
410 School St Unit 1B Maywood, IL	3.0	2.0	1218	$2,200	$1.81	0d	1	0.99mi
1610 S 4th Ave Maywood, IL	3.0	2.5	1754	$4,500	$2.57	0d	1	1.36mi

Listing history 12 events

1. 2026-06-21
   pricedays on market $127,900 Active 18 DOM
2. 2026-06-18
   days on market $128,000 Active 15 DOM
3. 2026-06-17
   days on market $128,000 Active 14 DOM
4. 2026-06-16
   days on market $128,000 Active 13 DOM
5. 2026-06-15
   days on market $128,000 Active 12 DOM
6. 2026-06-13
   days on market $128,000 Active 10 DOM
7. 2026-06-13
   days on market $128,000 Active 9 DOM
8. 2026-06-09
   days on market $128,000 Active 6 DOM
9. 2026-06-08
   pricedays on market $128,000 Active 5 DOM
10. 2026-06-07
    days on market $129,000 Active 4 DOM
11. 2026-06-04
    remarks 631-char remark
12. 2026-06-04
    listed $129,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 47% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥101°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $24,538
• − Mortgage interest: −$7,164
• − Property taxes: −$1,918
• − Insurance: −$640
• − Repairs & maintenance: −$1,963
• − Management: −$1,963
• − Depreciation: −$3,721
• Taxable income: $7,169
• Est. tax owed @ 24.0%: −$1,721
• After-tax cash flow: $7,058/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: Maywood-Melrose Park-Broadview 89
• NCES district ID: 1725110
• Math proficiency: 14% ▲ 1.00%
• Reading proficiency: 21% ▲ 4.00%
• Median HH income: $45,567
• Composite: 18.75/100
• National rank: #14003
• State rank: #738 of 919 in IL

Livability — Maywood

• Score: 78/100
• State rank: #146
• US rank: #2694

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Maywood, IL
• County: Cook County · 4,486,803 people
• City population: 23,201
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 23,201
• Household income: $68,815
• Rent vs Own: 40.0% rent · 60.0% own
• Severe rent burden: 869.0

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 0.56)
• Race & ethnicity: Black 57% Hispanic / Latino 33% Two or more races 11% White 6%
• Hispanic origin (detail): Mexican 28% Puerto Rican 3%
• Common ancestry: Romanian 1% British 1%
• Foreign-born: 14% · Canada, Jamaica
• Languages at home: 68% English-only · Spanish 30% French/Haitian/Cajun 2%

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: ▼ -86.90%
• Current HPI: 336.2159
• Rent YoY: —
• 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

+760.0% since first listed

7 events — show timeline

• 2026-06-03 Listed $129,000 MRED as Distributed by MLS Grid
• 2009-10-23 Listing Removed — MRED as Distributed by MLS Grid
• 2009-10-23 Price Changed — MRED as Distributed by MLS Grid
• 2009-08-26 Listed — MRED as Distributed by MLS Grid
• 2002-06-12 Sold (Public Records) $99,000 Public Records
• 1996-06-17 Sold (Public Records) $87,500 Public Records
• 1983-04-28 Sold (Public Records) $15,000 Public Records

Property tax history

+2.1%/yr

Latest (2023): $6,894 · +5.8% YoY. Source: county tax records.