9721 S Cicero Ave Unit 3C · Oak Lawn, IL 60453

$159,900

2 bd · 1.0 ba · 880 sqft · Condo · 39 Days on market

Built 1966 Good condition $325/mo HOA · 18% of rent

---

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).

• Cash flow +12.2/30.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Rent growth +4.6/5.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• DSCR +3.6/10.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully remodeled in 2024, hosting 2 bedrooms and 1 bathroom - this amazing unit offers modern updates for effortless living. The kitchen features new cabinetry, sleek quartz countertops, a stainless steel appliances, and a stylish backsplash. Enjoy durable vinyl plank flooring throughout and a completely renovated bathroom with a new enclosure and updated flooring. Additional upgrades include new bedroom windows, fresh paint, and two new air conditioning units. Located in a solid, all-brick Flexicore building, this home offers both comfort and peace of mind. The property has been well maintained with a new roof (2020), updated security cameras (2021), and new balcony fascia (2023). Ste

Key facts

• Remodeled
• Quartz countertops
• Stylish backsplash

Tags

• REMODELED
• NEW CABINETRY
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• STYLISH BACKSPLASH
• VINYL PLANK FLOORING

Property features AI

Finance

• Other: 15 units in the building; Common commuter access: bus, commuter train, interstate
• HOA & community: Monthly association fee of $325; Association includes heat, water, gas, parking, insurance, exterior maintenance, lawn care, trash pickup, and snow removal; Manager off-site; Association amenities include bike room/trails and storage; Pets allowed (cats and dogs), max pet weight ~30 lbs

Exterior

• Parking: Assigned parking (1 space)
• Utilities: Water source: Lake Michigan; Public sewer and storm sewer
• Home design: Attached single, condo; End unit; Entry level: 3rd floor; Rehab completed in 2024
• Construction: Brick construction; Building age about 51–60 years
• Exterior features: Balcony

Interior

• Kitchen: Galley kitchen on main level (7 x 8); Range; Microwave; Dishwasher; Refrigerator
• Bedrooms: Master bedroom on main level (11 x 14); Second bedroom on main level (10 x 12); Additional bedroom(s) listed
• Flooring: Vinyl flooring in main rooms; Laminate flooring
• Bathrooms: One full bathroom with full body spray shower
• Heating & cooling: Natural gas heating with baseboard units; Wall cooling unit(s); Circuit breaker electrical panel; Ceiling fan(s)
• Interior features: Storage; Flexicore construction elements; Walk-in closet(s); Window treatments
• Laundry & utility: Laundry on main level in a common area

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $160k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-33 ($-394/yr) — negative.
• To cash-flow at today's rent, offer at most $155k (3.0% below list).
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $155k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.0% 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; 14 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $155,103 (3.0% 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. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.11% ✓
• Cap rate: 6.05%
• Cash-on-cash: -0.88%
• DSCR: 0.96
• GRM: 7.5

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: -10.7%
• Equity multiple: 0.59×
• Total profit: $-18,428
• Equity at exit: $23,842

10-year hold

• IRR: 5.8%
• Equity multiple: 1.55×
• Total profit: $24,722
• Equity at exit: $13,825

Cash invested: $44,772 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,769 high
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,398/yr
• Insurance: −$67
• HOA: −$325
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $-33

Break-even live

Break-even rent $1,810

Max offer price $155,150

Occupancy floor 97%

Sensitivity live

Price	-10% $78	-5% $22	+0% $-33	+5% $-88	+10% $-143
Rent	-10% $-173	-5% $-103	+0% $-33	+5% $37	+10% $107
Rate	-1.0pp $48	-0.5pp $8	base $-33	+0.5pp $-74	+1.0pp $-116

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9955 S Cicero Ave Oak Lawn, IL	2.0	1.0	1000	$1,799	$1.80	3d	1	0.32mi
9957 S Cicero Ave Unit 308 Oak Lawn, IL	2.0	1.0	1000	$1,799	$1.80	4d	1	0.32mi
4831 Columbus Dr Unit 4835-2 Oak Lawn, IL	1.0	1.0	685	$1,595	$2.33	7d	1	0.46mi
9515 S Kildare Ave Oak Lawn, IL	1.0	1.0	950	$1,275	$1.34	26d	1	0.66mi
9522 S 53rd Ave Unit 3S Oak Lawn, IL	2.0	1.0	900	$2,150	$2.39	26d	1	0.72mi
9522 S 53rd Ave Unit 1S Oak Lawn, IL	1.0	1.0	800	$1,900	$2.38	26d	1	0.72mi
9522 S 53rd Ave Unit 1N Oak Lawn, IL	2.0	1.0	900	$2,150	$2.39	12d	1	0.72mi
9517 Minnick Ave Oak Lawn, IL	2.0	2.0	900	$2,000	$2.22	7d	1	0.75mi
9600 S Komensky Ave Oak Lawn, IL	2.0	2.0	900	$1,800	$2.00	26d	1	0.91mi
10435 S Keating Ave Apt 3N Oak Lawn, IL	2.0	1.0	1080	$1,650	$1.53	3d	1	0.95mi
4134 W 90th St Hometown, IL	2.0	1.0	740	$1,500	$2.03	22d	1	1.18mi
10701 S Keating Ave Unit 3D Oak Lawn, IL	2.0	1.0	800	$1,700	$2.12	0d	1	1.24mi
8633 Leamington Ave Unit GN Burbank, IL	1.0	1.0	650	$1,300	$2.00	5d	1	1.41mi
10831 S Keating Ave Oak Lawn, IL	2.0	1.0	1000	$1,650	$1.65	5d	1	1.42mi

HOA detail condo

• Monthly dues: $325 · $3,900/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-21
   days on market $159,900 Active 39 DOM
2. 2026-06-18
   days on market $159,900 Active 36 DOM
3. 2026-06-17
   days on market $159,900 Active 35 DOM
4. 2026-06-16
   days on market $159,900 Active 34 DOM
5. 2026-06-15
   days on market $159,900 Active 33 DOM
6. 2026-06-13
   days on market $159,900 Active 31 DOM
7. 2026-06-13
   days on market $159,900 Active 30 DOM
8. 2026-06-09
   days on market $159,900 Active 27 DOM
9. 2026-06-08
   days on market $159,900 Active 26 DOM
10. 2026-06-07
    days on market $159,900 Active 25 DOM
11. 2026-06-04
    days on market $159,900 Active 22 DOM
12. 2026-06-03
    days on market $159,900 Active 21 DOM
13. 2026-06-02
    days on market $159,900 Active 20 DOM
14. 2026-06-01
    days on market $159,900 Active 19 DOM
15. 2026-05-31
    days on market $159,900 Active 18 DOM
16. 2026-05-13
    historical
17. 2026-05-13
    listed $159,900 Active
18. 2026-04-07
    listed Active

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 22% 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 · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,223
• − Mortgage interest: −$8,957
• − Property taxes: −$2,398
• − Insurance: −$800
• − Repairs & maintenance: −$1,698
• − Management: −$1,698
• − HOA: −$3,900
• − Depreciation: −$4,652
• Taxable loss: −$2,879
• Est. tax savings @ 24.0%: +$691
• After-tax cash flow: $297/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This well-maintained, remodeled condo offers modern updates and is ready for move-in. Consider exterior painting and landscaping improvements to further enhance its curb appeal and value.

Value-add opportunities

• Both Painting exterior brick — Enhances curb appeal and property value.
• Both Landscaping improvements — Enhances curb appeal and property value.
• Both New flooring in living areas — Enhances aesthetics and durability.
• Both New lighting fixtures — Enhances aesthetics and functionality.
• Both New window treatments — Enhances aesthetics and energy efficiency.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior brick — Enhances curb appeal and property value. ↑
• Both Landscaping improvements — Enhances curb appeal and property value. ↑
• Both New flooring in living areas — Enhances aesthetics and durability. ↑
• Both New lighting fixtures — Enhances aesthetics and functionality. ↑
• Both New window treatments — Enhances aesthetics and energy efficiency. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

3 events — show timeline

• 2026-05-13 Listed $159,900 MRED as Distributed by MLS Grid
• 2026-05-13 Listing Removed — MRED as Distributed by MLS Grid
• 2026-04-07 Listed — MRED as Distributed by MLS Grid