2127 S 15th Ave · Broadview, IL 60155

$600,000

10 bd · 5.0 ba · 3,600 sqft · MultiFamily public records · 19 Days on market

Built 1965

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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 +23.2/30.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• 1% rule +5.7/10.0
• 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

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 5 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

sold before print!!

Key facts

• Fully leased
• Turnkey
• Solid location

Tags

• TURNKEY
• ON-SITE COIN OPERATED LAUNDRY
• FULLY LEASED
• INCOME PRODUCING PROPERTY
• SOLID LOCATION

Property features AI

Finance

• Other: Possession at closing
• Financial info: Total monthly income approximately $7,050; Reported gross income $7,050; Example unit monthly rents: 1-bedroom units $1,400; 3-bedroom unit $1,750; Reported expenses (examples): water/sewer $2,600, electric $5,100, trash $1,200, insurance $7,500

Exterior

• Utilities: Water expense (owner projection); Electric service; Trash service
• Home design: Multi-family building (5+ units)
• Construction: Brick construction; Built before 1978
• Exterior features: Lot dimensions approximately 126.4 x 25 x 126.4 x 25

Interior

• Kitchen: Five ranges (stoves) across the building
• Bedrooms: Four 1-bedroom units; One 3-bedroom unit
• Bathrooms: Four units with 1 full bathroom; One unit with 2 full bathrooms
• Heating & cooling: Gas heating; Baseboard heating
• Interior features: Building contains 5 total units; Leased tenancy
• Laundry & utility: One washer and one dryer in the building; Washer/Dryer not leased

What this means for you Summary

Snapshot

• This is a 4×1bd/1ba + 1×3bd/1ba units multifamily listed at $600k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive. Per door: $217/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $600k).
• Recommended offer: $591k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 77/100 on livability (#164 in IL, #3,027 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: health & safety D+, amenities F.
• 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: Washington Dual Language Academy (363 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: 8 active listings in the ZIP; 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).
• At $6,426/mo this rent would consume 119% of the median local household income ($65k/yr) (locally 276% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $18k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($591k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 10y 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.

Recommended offer $591,000 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1965 — 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 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?
6. 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.
7. 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.
8. 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: 1.07% ✓
• Cap rate: 8.46%
• Cash-on-cash: 7.74%
• DSCR: 1.34
• GRM: 7.8

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: -4.5%
• Equity multiple: 0.83×
• Total profit: $-28,180
• Equity at exit: $89,462

10-year hold

• IRR: 5.2%
• Equity multiple: 1.38×
• Total profit: $64,376
• Equity at exit: $51,877

Cash invested: $168,000 (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 60155

• Home prices YoY: -27.5%
• Active inventory: 8
• Price-to-rent: 40.9×

Monthly cashflow live

• Estimated rent: $6,426 high
• Mortgage (P&I): −$3,146
• Tax from tax record: −$596 /mo · $7,152/yr
• Insurance: −$250
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,349
• Net cashflow: $1,084

Break-even live

Break-even rent $5,054

Max offer price $600,000

Occupancy floor 78%

Sensitivity live

Price	-10% $1,424	-5% $1,254	+0% $1,084	+5% $914	+10% $744
Rent	-10% $576	-5% $830	+0% $1,084	+5% $1,338	+10% $1,592
Rate	-1.0pp $1,386	-0.5pp $1,237	base $1,084	+0.5pp $929	+1.0pp $770

5-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	1	1	$4,888
1× unit	3	1	$1,538
Total (5 units)			$6,426

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: $150,000
• Closing costs: $18,000
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-05-04
   status Pending
2. 2026-04-26
   status Active
3. 2026-04-14
   listed $600,000 Active
4. 2024-04-08
   historical
5. 2024-03-26
   status Active
6. 2024-02-09
   status Pending
7. 2023-06-06
   listed Active
8. 2022-04-25
   soldstatus $530,000
9. 2019-06-19
   soldstatus $425,000
10. 2019-06-13
    soldstatus $425,000 Closed Sale 19-char remark

    Show marketing remark (19 chars)

    sold before print!!

11. 2019-06-04
    status Pending 19-char remark

    Show marketing remark (19 chars)

    sold before print!!

12. 2019-05-30
    historical 19-char remark

    Show marketing remark (19 chars)

    sold before print!!

13. 2019-05-30
    listed $450,000 19-char remark

    Show marketing remark (19 chars)

    sold before print!!

14. 2017-03-31
    historical
15. 2017-01-27
    listed New
16. 2017-01-26
    historical
17. 2016-09-23
    price
18. 2016-09-22
    price
19. 2016-07-19
    listed New
20. 2015-04-29
    soldstatus $180,000

ⓘ 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: $7,152 · $596/mo
• Projected year-2 tax: $10,386 · $866/mo
• Expected delta: +$3,234/yr (+$269/mo · 45.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% 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
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $77,112
• − Mortgage interest: −$33,609
• − Property taxes: −$7,152
• − Insurance: −$3,000
• − Repairs & maintenance: −$6,169
• − Management: −$6,169
• − Depreciation: −$17,455
• Taxable income: $3,558
• Est. tax owed @ 24.0%: −$854
• After-tax cash flow: $12,155/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 — Broadview

• Score: 77/100
• State rank: #164
• US rank: #3027

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Broadview, IL
• County: Cook County · 4,486,803 people
• City population: 7,906
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 7,906
• Household income: $64,566
• Rent vs Own: 39.8% rent · 60.2% own
• Severe rent burden: 276.0

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 Black (63%)
• Race & ethnicity: Black 63% Hispanic / Latino 21% White 11% Two or more races 4% Asian 2%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Romanian 2% Iranian 1% Italian 1%
• Foreign-born: 11% · Canada, Vietnam
• Languages at home: 74% English-only · Spanish 25% Vietnamese 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: ▼ -94.85%
• Current HPI: 250.0983
• 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

+233.3% since first listed

20 events — show timeline

• 2026-05-04 Pending — MRED as Distributed by MLS Grid
• 2026-04-26 Relisted — MRED as Distributed by MLS Grid
• 2026-04-14 Listed $600,000 MRED as Distributed by MLS Grid
• 2024-04-08 Listing Removed — MRED as Distributed by MLS Grid
• 2024-03-26 Relisted — MRED as Distributed by MLS Grid
• 2024-02-09 Pending — MRED as Distributed by MLS Grid
• 2023-06-06 Listed — MRED as Distributed by MLS Grid
• 2022-04-25 Sold (Public Records) $530,000 Public Records
• 2019-06-19 Sold (Public Records) $425,000 Public Records
• 2019-06-13 Sold (MLS) $425,000 MRED as Distributed by MLS Grid
• 2019-06-04 Pending — MRED as Distributed by MLS Grid
• 2019-05-30 Listed $450,000 MRED as Distributed by MLS Grid
• 2019-05-30 Listing Removed — MRED as Distributed by MLS Grid
• 2017-03-31 Listing Removed — MRED as Distributed by MLS Grid
• 2017-01-27 Listed — MRED as Distributed by MLS Grid
• 2017-01-26 Listing Removed — MRED as Distributed by MLS Grid
• 2016-09-23 Price Changed — MRED as Distributed by MLS Grid
• 2016-09-22 Price Changed — MRED as Distributed by MLS Grid
• 2016-07-19 Listed — MRED as Distributed by MLS Grid
• 2015-04-29 Sold (Public Records) $180,000 Public Records

Property tax history

+4.5%/yr

Latest (2023): $7,152 · +14.5% YoY. Source: county tax records.