316 W 138th St · Riverdale, IL 60827

$110,000

3 bd · 1.5 ba · 1,533 sqft · SingleFamily public records · 83 Days on market

Built 1915 4,960 sqft lot Est $189k · 42% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.5/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks

There's room to grow in this oversized home. It has great potential. Full attic that can be finished with 1 bath and 2 bedrooms along with an open floor concept for the first floor. Livingroom is combined with formal dining room, eat-in kitchen & 1 bathroom on the main level. Enclosed back porch and a full unfinished basement waiting your ideas for your new home. Seller has updated the roof, windows and Boiler. Owner has owned property for almost 30 yrs. and is ready to downsizes. This is not a FORCLOSURE, SHORT SALE nor ESTATE SALE. THIS PROPERTY IS BEING SOLD AS-IS. Buyer is to assume Village required inspection and repairs. The property is near public Transportation etc. .. In term

Key facts

• Enclosed back porch
• Updated windows
• Updated roof

Tags

• FULL ATTIC
• ENCLOSED BACK PORCH
• FULL UNFINISHED BASEMENT
• UPDATED ROOF
• UPDATED WINDOWS
• UPDATED BOILER

Property features AI

Finance

• Other: Directions: Halsted north or south to 138th Street, then east to the property
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage (2 garage spaces, 2 total parking spaces)
• Utilities: Water source: Lake Michigan; Public sewer
• Home design: Detached single-family home; 2-story residence; Fee simple ownership; Built before 1978
• Construction: Frame construction; Asphalt roof; Age: approximately 91–100 years
• Exterior features: Lot dimensions: 40 x 124; Less than 0.25 acre lot; Located near commuter train

Interior

• Kitchen: Kitchen (main level)
• Bedrooms: 2 bedrooms (both on the main level); Master bedroom on the main level
• Bathrooms: 1 full bathroom
• Heating & cooling: Steam heat with radiators
• Interior features: Enclosed porch; Full unfinished attic; Unfinished full basement; 5 total rooms
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $687 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $103k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.8% vs local median 9.5% in Riverdale — 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 69/100 on livability (#434 in IL) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A-; Watch: health & safety C-, schools F, crime F.
• Thornton Twp Hsd 205 (suburban): math 7% / reading 8% proficiency, ranked #594 of 620 in IL (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+7.8%/yr); 77 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).
• At $1,909/mo this rent would consume 62% of the median local household income ($37k/yr) (locally 1868% 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 $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 7.8% rent growth), your $31k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $49k; list at $110k implies a 124% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $103,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. Crime grade is F 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?
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: 1.74% ✓
• Cap rate: 13.79%
• Cash-on-cash: 26.77%
• DSCR: 2.19
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $188,559
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13841 S School St	0.11mi	4/2.0 (+1)	1,475 (-4%)	11mo	$140,000	$95	73
13704 S Atlantic Ave	0.11mi	3/1.0	1,440 (-6%)	12mo	$65,000	$45	72
13845 S Wabash Ave	0.39mi	3/1.0	1,415 (-8%)	2mo	$155,000	$110	66
14107 S State St	0.51mi	4/1.0 (+1)	1,496 (-2%)	8mo	$195,000	$130	58
14115 S Wabash Ave	0.57mi	3/2.0	1,600 (+4%)	8mo	$237,000	$148	58
14209 S Tracy Ave	0.55mi	3/1.5	1,700 (+11%)	0mo	$210,000	$124	56
14233 S Wentworth Ave	0.61mi	4/2.5 (+1)	1,630 (+6%)	2mo	$200,000	$123	51
163 W 142nd St	0.49mi	3/2.0	1,339 (-13%)	7mo	$189,900	$142	48
14206 S Eggleston Ave	0.60mi	3/1.5	1,660 (+8%)	13mo	$170,000	$102	48
14237 S La Salle St	0.63mi	2/1.5 (-1)	1,679 (+10%)	5mo	$128,229	$76	45
14126 S Wabash Ave	0.59mi	3/1.0	1,384 (-10%)	11mo	$212,000	$153	45
13934 S Edbrooke Ave	0.52mi	4/2.5 (+1)	1,313 (-14%)	5mo	$73,000	$56	39

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 · 7.82% rent growth · sell at horizon

5-year hold

• IRR: 26.3%
• Equity multiple: 2.16×
• Total profit: $35,718
• Equity at exit: $16,401

10-year hold

• IRR: 36.8%
• Equity multiple: 5.28×
• Total profit: $131,743
• Equity at exit: $9,511

Cash invested: $30,800 (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 60827

• Home prices YoY: -31.8%
• Rents YoY: 7.8%
• Active inventory: 77
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,909 high
• Mortgage (P&I): −$577
• Tax from tax record: −$198 /mo · $2,376/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $687

Break-even live

Break-even rent $1,039

Max offer price $110,000

Occupancy floor 59%

Sensitivity live

Price	-10% $749	-5% $718	+0% $687	+5% $656	+10% $625
Rent	-10% $536	-5% $612	+0% $687	+5% $763	+10% $838
Rate	-1.0pp $743	-0.5pp $715	base $687	+0.5pp $659	+1.0pp $630

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13708 S Wentworth Ave Riverdale, IL	3.0	1.5	1500	$2,200	$1.47	23d	1	0.13mi
13604 S Wentworth Ave Riverdale, IL	3.0	1.0	1100	$1,200	$1.09	25d	1	0.25mi
19 E 140th Ct Riverdale, IL	3.0	2.0	2076	$2,231	$1.07	9d	1	0.47mi
14124 Manor Ave Dolton, IL	3.0	2.0	1440	$2,390	$1.66	25d	1	0.80mi
14844 Wabash Ave Dolton, IL	3.0	1.5	1277	$2,320	$1.82	25d	1	1.38mi
14305 Irving Ave Unit 2 Dolton, IL	3.0	1.0	1100	$2,200	$2.00	25d	1	1.46mi

Listing history 18 events

1. 2026-06-21
   days on market $110,000 Active 83 DOM
2. 2026-06-18
   days on market $110,000 Active 80 DOM
3. 2026-06-17
   days on market $110,000 Active 79 DOM
4. 2026-06-16
   days on market $110,000 Active 78 DOM
5. 2026-06-15
   days on market $110,000 Active 77 DOM
6. 2026-06-13
   days on market $110,000 Active 75 DOM
7. 2026-06-13
   days on market $110,000 Active 74 DOM
8. 2026-06-09
   days on market $110,000 Active 71 DOM
9. 2026-06-08
   days on market $110,000 Active 70 DOM
10. 2026-06-07
    days on market $110,000 Active 69 DOM
11. 2026-06-04
    days on market $110,000 Active 66 DOM
12. 2026-06-03
    days on market $110,000 Active 65 DOM
13. 2026-06-02
    days on market $110,000 Active 64 DOM
14. 2026-06-01
    days on market $110,000 Active 63 DOM
15. 2026-05-31
    days on market $110,000 Active 62 DOM
16. 2026-04-29
    price $114,900
17. 2026-03-30
    listed $119,900 Active
18. 1996-09-26
    soldstatus $49,000

ⓘ 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: $2,376 · $198/mo
• Projected year-2 tax: $2,437 · $203/mo
• Expected delta: +$60/yr (+$5/mo · 2.5%)

ⓘ 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
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,905
• − Mortgage interest: −$6,162
• − Property taxes: −$2,376
• − Insurance: −$550
• − Repairs & maintenance: −$1,832
• − Management: −$1,832
• − Depreciation: −$3,200
• Taxable income: $6,952
• Est. tax owed @ 24.0%: −$1,669
• After-tax cash flow: $6,578/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: Thornton Twp Hsd 205
• NCES district ID: 1738970
• Math proficiency: 7% ▬ 0.00%
• Reading proficiency: 8% ▼ -2.00%
• Median HH income: $43,392
• Composite: 6.92/100
• National rank: #9976
• State rank: #594 of 620 in IL

Livability — Riverdale

• Score: 69/100
• State rank: #434
• US rank: #8867

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Riverdale, IL
• County: Cook County · 4,486,803 people
• City population: 24,713
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 24,713
• Household income: $37,217
• Rent vs Own: 59.8% rent · 40.2% own
• Severe rent burden: 1868.0

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: Predominantly Black (88%)
• Race & ethnicity: Black 88% Two or more races 5% Hispanic / Latino 5% White 2%
• Common ancestry: Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -76.39%
• Current HPI: 163.7725
• Rent YoY: ▲ 7.82%
• 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

+134.5% since first listed

3 events — show timeline

• 2026-04-29 Price Changed $114,900 MRED as Distributed by MLS Grid
• 2026-03-30 Listed $119,900 MRED as Distributed by MLS Grid
• 1996-09-26 Sold (Public Records) $49,000 Public Records

Property tax history

-1.1%/yr

Latest (2023): $2,376 · +445.4% YoY. Source: county tax records.