9745 S Karlov Ave #610 · Oak Lawn, IL 60453

$105,000

2 bd · 1.5 ba · 1,200 sqft · Condo · 148 Days on market

$481/mo HOA · 26% 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 +20.2/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• Rent growth +4.6/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Cozy two bedroom with large closets and plenty of room for bedroom furniture, front room and dinning are comfortably acommodates a young family. New Laminate floorimg throuhout the home, plenty of sunlight makes this unit bright.

Key facts

• $481 HOA
• Parking
• Listed 148 days

Property features AI

Finance

• Other: Building has 60 units; Living area reported as estimated; Property not currently leased; Commuter bus access; Property was built before 1978
• HOA & community: Monthly association fee of $481; Association fee includes heat, water, parking, exterior maintenance, trash (scavenger) and snow removal; Pets not allowed

Exterior

• Parking: One assigned, owned parking space
• Utilities: Lake Michigan water supply; Public sewer; Electric service with circuit breakers (100 amp)
• Home design: Attached single condo, fee simple ownership; Entry on level 6
• Construction: Brick construction; Built approximately 61–70 years ago; Rehab completed in 2023; Rubber roof; Concrete perimeter foundation
• Exterior features: Common grounds; Other exterior features

Interior

• Kitchen: Galley kitchen
• Bedrooms: Master bedroom on main level (full bath); Second bedroom on main level (10 x 10)
• Flooring: Wood laminate flooring in living room, family room, kitchen, master and other listed rooms; Laminate flooring in laundry
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Steam heating; Wall cooling units
• Interior features: Six total rooms; Dining room combined with living room; Common area laundry
• Laundry & utility: Laundry in common area

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $105k.

Deal economics

• At list price, monthly cash flow is $133 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 4.4% in Oak Lawn — 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 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.
• Zoned schools: J M Hannum Elem School (math 17% / reading 27%, grade F, #940 of 2,056 statewide, top 49%, 416 students, 0% FRL); Oak Lawn-Hometown Middle Sch (math 20% / reading 21%, grade F, #410 of 665 statewide, top 62%, 1,121 students, 0% FRL); Oak Lawn Comm High School (math 22% / reading 21%, grade F, #345 of 693 statewide, top 50%, 1,834 students, 0% FRL).
• Market conditions: Rents rising fast (+8.2%/yr); 189 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $726 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $29k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 148 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $86k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; HOA is 26% of rent.

Recommended offer $92,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 148 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 1.75% ✓
• Cap rate: 7.81%
• Cash-on-cash: 5.42%
• DSCR: 1.24
• GRM: 4.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 1.3%
• Equity multiple: 1.05×
• Total profit: $1,569
• Equity at exit: $15,656

10-year hold

• IRR: 17.5%
• Equity multiple: 2.98×
• Total profit: $58,176
• Equity at exit: $9,078

Cash invested: $29,400 (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: 189
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,843 high
• Mortgage (P&I): −$551
• Tax from tax record: −$248 /mo · $2,972/yr
• Insurance: −$44
• HOA: −$481
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $133

Break-even live

Break-even rent $1,675

Max offer price $105,000

Occupancy floor 88%

Sensitivity live

Price	-10% $192	-5% $162	+0% $133	+5% $103	+10% $73
Rent	-10% $-13	-5% $60	+0% $133	+5% $205	+10% $278
Rate	-1.0pp $186	-0.5pp $159	base $133	+0.5pp $105	+1.0pp $78

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9600 S Komensky Ave Oak Lawn, IL	2.0	2.0	900	$1,800	$2.00	26d	1	0.24mi
9515 S Kildare Ave Oak Lawn, IL	1.0	1.0	950	$1,275	$1.34	26d	1	0.42mi
9957 S Cicero Ave Unit 308 Oak Lawn, IL	2.0	1.0	1000	$1,799	$1.80	3d	1	0.89mi
9955 S Cicero Ave Oak Lawn, IL	2.0	1.0	1000	$1,799	$1.80	3d	1	0.91mi
4134 W 90th St Hometown, IL	2.0	1.0	740	$1,500	$2.03	22d	1	0.99mi
9305 S Homan Ave Unit 1 Evergreen Park, IL	3.0	1.0	893	$2,195	$2.46	18d	1	1.06mi
10439 S Drake Ave Chicago, IL	3.0	1.5	1165	$3,000	$2.58	0d	1	1.08mi
9739 S Kedzie Ave Evergreen Park, IL	1.0–2.0	1.0	825	$1,700	$2.06	0d	1	1.13mi
10435 S Keating Ave Apt 3N Oak Lawn, IL	2.0	1.0	1080	$1,650	$1.53	3d	1	1.19mi
5100 W 96th St Oak Lawn, IL	2.0	2.0	1380	$2,350	$1.70	4d	1	1.34mi
4116 W 109th St Oak Lawn, IL	3.0	1.5	1200	$2,650	$2.21	0d	1	1.36mi
10701 S Keating Ave Unit 3D Oak Lawn, IL	2.0	1.0	800	$1,700	$2.12	0d	1	1.42mi
10716 Kilpatrick Ave Unit 2SW Oak Lawn, IL	2.0	1.0	1150	$1,650	$1.43	21d	1	1.42mi

HOA detail condo

• Monthly dues: $481 · $5,772/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-21
   days on market $105,000 Active 148 DOM
2. 2026-06-18
   days on market $105,000 Active 145 DOM
3. 2026-06-17
   days on market $105,000 Active 144 DOM
4. 2026-06-16
   days on market $105,000 Active 143 DOM
5. 2026-06-15
   days on market $105,000 Active 142 DOM
6. 2026-06-13
   days on market $105,000 Active 140 DOM
7. 2026-06-13
   days on market $105,000 Active 139 DOM
8. 2026-06-09
   days on market $105,000 Active 136 DOM
9. 2026-06-08
   days on market $105,000 Active 135 DOM
10. 2026-06-07
    days on market $105,000 Active 134 DOM
11. 2026-06-04
    days on market $105,000 Active 131 DOM
12. 2026-06-03
    days on market $105,000 Active 130 DOM
13. 2026-06-02
    days on market $105,000 Active 129 DOM
14. 2026-06-01
    days on market $105,000 Active 128 DOM
15. 2026-05-31
    days on market $105,000 Active 127 DOM
16. 2002-12-02
    soldstatus $85,500
17. 1985-12-01
    soldstatus $47,300

ⓘ 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: $2,972 · $248/mo
• Projected year-2 tax: $2,972 · $248/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 ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,113
• − Mortgage interest: −$5,882
• − Property taxes: −$2,972
• − Insurance: −$525
• − Repairs & maintenance: −$1,769
• − Management: −$1,769
• − HOA: −$5,772
• − Depreciation: −$3,055
• Taxable income: $369
• Est. tax owed @ 24.0%: −$89
• After-tax cash flow: $1,504/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

+80.8% since first listed

2 events — show timeline

• 2002-12-02 Sold (Public Records) $85,500 Public Records
• 1985-12-01 Sold (Public Records) $47,300 Public Records

Property tax history

+5.3%/yr

Latest (2023): $2,972 · +43.3% YoY. Source: county tax records.