833 S 21st Ave · Maywood, IL 60153

$172,250

2 bd · 1.0 ba · 1,095 sqft · SingleFamily public records · 21 Days on market

Built 1927 Est $297k · 42% under

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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 +24.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.9/10.0
• 1% rule +6.3/10.0
• 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

Listing remarks

Listing price $172,250 Great opportunity on this bungalow style home with detached 1 car garage. It offers approximately 1,095 square feet of living space with 3 bedrooms and 1 bathroom. Basement. Built in 1927 repairs and updates are needed but has potential. Property has Village Code violations. Property sold "AS-IS" without contingencies, repairs, warranties, guarantees or representation as to listing accuracy, property information, photo or other depiction included or described herein. Inspect prior bidding. Auction.

Key facts

• Garage
• Built 1927
• Listed 21 days

Property features AI

Finance

• Financial info: Special service area: yes
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; 1.5-story design; Fee simple ownership
• Construction: Built 91–100 years ago; Brick and frame construction; Block foundation; Shake roof
• Exterior features: Lot under 0.25 acre; Lot dimensions: 5320

Interior

• Kitchen: Kitchen (main level) — 10 x 10
• Bedrooms: Master bedroom (main level) — 12 x 11; Bedroom — 11 x 11 (main level); Bedroom — 10 x 10 (main level)
• Bathrooms: 1 full bathroom
• Heating & cooling: Radiator heating
• Interior features: 6 total rooms; Full unfinished basement
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $172k.

Deal economics

• At list price, monthly cash flow is $353 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $172k).
• Recommended offer: $170k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.7% 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+, schools 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.
• Market conditions: 72 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).
• This rent runs 34% 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 4 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.
• Current owner paid $51k; list at $172k implies a 238% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $169,666 (1.5% below list)

Questions for the listing agent

1. Built in 1927 — 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: 1.13% ✓
• Cap rate: 8.75%
• Cash-on-cash: 8.77%
• DSCR: 1.39
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $296,745
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1037 24th Ave	0.43mi	2/1.0	1,106 (+1%)	2mo	$215,000	$194	77
245 S 18th Ave	0.39mi	3/2.0 (+1)	1,100 (+0%)	3mo	$339,900	$309	70
430 23rd Ave	0.41mi	3/2.0 (+1)	1,016 (-7%)	0mo	$80,000	$79	60
437 24th Ave	0.41mi	2/2.0	1,197 (+9%)	4mo	$80,000	$67	58
536 24th Ave	0.32mi	3/1.0 (+1)	961 (-12%)	3mo	$302,000	$314	57
1125 24th Ave	0.52mi	3/2.0 (+1)	1,016 (-7%)	3mo	$297,500	$293	52
1433 S 21st Ave	0.39mi	3/2.0 (+1)	1,226 (+12%)	1mo	$290,000	$237	52
1909 S 22nd Ave	0.71mi	2/1.0	1,000 (-9%)	3mo	$242,000	$242	50
907 S 10th Ave	0.70mi	3/2.0 (+1)	1,057 (-4%)	5mo	$165,000	$156	48
1910 S 22nd Ave	0.72mi	2/1.0	958 (-12%)	1mo	$260,000	$271	45
1910 S 24th Ave	0.74mi	3/2.0 (+1)	1,055 (-4%)	8mo	$306,000	$290	44
639 S 12th Ave	0.58mi	3/2.0 (+1)	945 (-14%)	1mo	$310,000	$328	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: -3.0%
• Equity multiple: 0.89×
• Total profit: $-5,425
• Equity at exit: $25,683

10-year hold

• IRR: 6.7%
• Equity multiple: 1.50×
• Total profit: $24,313
• Equity at exit: $14,893

Cash invested: $48,230 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,953 high
• Mortgage (P&I): −$903
• Tax est. 1.5%: −$215 /mo · $2,584/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $353

Break-even live

Break-even rent $1,507

Max offer price $172,250

Occupancy floor 77%

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: $43,062
• Closing costs: $5,168
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1814 Warren St Unit 2W Maywood, IL	3.0	1.0	1200	$2,500	$2.08	1d	1	0.14mi
1814 Warren St Maywood, IL	3.0	1.0	1200	$2,500	$2.08	10d	1	0.14mi
323 22nd Ave Unit G Bellwood, IL	2.0	1.0	750	$1,750	$2.33	24d	1	0.55mi
312 23rd Ave Unit 2 Bellwood, IL	2.0	1.0	850	$1,775	$2.09	20d	1	0.59mi
218 S 13th Ave Unit 2 Maywood, IL	2.0	1.0	1050	$1,650	$1.57	5d	1	0.62mi
12 23rd Ave Melrose Park, IL	2.0	1.0	850	$1,775	$2.09	12d	1	0.86mi
12 23rd Ave Melrose Park, IL	2.0	1.0	850	$1,775	$2.09	20d	1	0.86mi
3108 Saint Charles Rd Unit 2B Bellwood, IL	2.0	1.0	750	$1,550	$2.07	24d	1	0.88mi
723 Manchester Ave Westchester, IL	3.0	2.0	1151	$2,721	$2.36	24d	1	0.92mi
2040 16th Ave Unit 2C Broadview, IL	2.0	1.0	900	$1,595	$1.77	13d	1	0.94mi
1104 Rice Ave Bellwood, IL	2.0	1.0	995	$1,725	$1.73	22d	1	0.97mi
903 S 5th Ave Unit 2D Maywood, IL	3.0	2.0	1008	$2,100	$2.08	1d	1	1.00mi
410 School St Unit 1B Maywood, IL	3.0	2.0	1218	$2,200	$1.81	1d	1	1.01mi
410 School St Apt 2A Maywood, IL	1.0	1.0	817	$1,400	$1.71	1d	1	1.01mi
404 School St Maywood, IL	2.0	1.0	737	$1,565	$2.12	1d	1	1.03mi
1013 Bellwood Ave Unit 2W Bellwood, IL	2.0	1.0	925	$1,850	$2.00	20d	1	1.08mi
2416 W Roosevelt Rd Apt 1S Broadview, IL	2.0	1.0	884	$1,475	$1.67	24d	1	1.09mi
604 N 8th Ave Maywood, IL	2.0	1.0	1200	$2,350	$1.96	22d	1	1.21mi
631 Balmoral Ave Westchester, IL	2.0	1.0	903	$2,100	$2.33	24d	1	1.27mi
1618 Division St Unit 3 Melrose Park, IL	1.0	1.0	750	$1,545	$2.06	17d	1	1.50mi

Listing history 11 events

1. 2026-04-20
   status Pending
2. 2026-04-10
   status Active
3. 2026-02-28
   status Pending
4. 2026-02-17
   listed $172,250 Active
5. 2025-10-08
   status Pending
6. 2025-10-08
   historical
7. 2025-09-08
   status Active
8. 2025-09-06
   status Pending
9. 2025-09-03
   listed Active
10. 1983-01-26
    soldstatus $51,000
11. 1983-01-01
    soldstatus $51,000

ⓘ 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 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 · 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: $23,438
• − Mortgage interest: −$9,649
• − Property taxes: −$2,584
• − Insurance: −$861
• − Repairs & maintenance: −$1,875
• − Management: −$1,875
• − Depreciation: −$5,011
• Taxable income: $1,583
• Est. tax owed @ 24.0%: −$380
• After-tax cash flow: $3,851/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

+237.7% since first listed

11 events — show timeline

• 2026-04-20 Pending — MRED as Distributed by MLS Grid
• 2026-04-10 Relisted — MRED as Distributed by MLS Grid
• 2026-02-28 Pending — MRED as Distributed by MLS Grid
• 2026-02-17 Listed $172,250 MRED as Distributed by MLS Grid
• 2025-10-08 Pending — MRED as Distributed by MLS Grid
• 2025-10-08 Listing Removed — MRED as Distributed by MLS Grid
• 2025-09-08 Relisted — MRED as Distributed by MLS Grid
• 2025-09-06 Pending — MRED as Distributed by MLS Grid
• 2025-09-03 Listed — MRED as Distributed by MLS Grid
• 1983-01-26 Sold (Public Records) $51,000 Public Records
• 1983-01-01 Sold (Public Records) $51,000 Public Records

Property tax history

+7.9%/yr

Latest (2023): $9,910 · +19.4% YoY. Source: county tax records.