13719 S Spaulding Ave · Robbins, IL 60472

$50,000

3 bd · 2.0 ba · 1,370 sqft · MultiFamily public records · 185 Days on market

Built 1938 3,199 sqft lot $36/sqft · 66% below area ↓ 24% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

This property needs a full gut rehab. However, the current owner installed new siding, soffit, fascia, gutters and roof. This is a cash only sale. This property is in Flood Zone X but flood insurance is not required in Flood Zone X. This is an as-is, where-is sale.

Key facts

• New siding
• New gutters
• New soffit

Tags

• NEW SIDING
• NEW SOFFIT
• NEW FASCIA
• NEW GUTTERS
• NEW ROOF

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $50k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#583 in IL) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime D+, schools F, amenities F.
• Chsd 218 (suburban): math 14% / reading 20% proficiency, ranked #454 of 620 in IL (top 73%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 28 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($346 loan paydown + $5k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 185 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y 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.
• Current owner paid $24k; list at $50k implies a 108% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1938 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $44,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 185 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1938 — 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 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?
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: 4.00% ✓
• Cap rate: 35.88%
• Cash-on-cash: 105.67%
• DSCR: 5.70
• GRM: 2.1

CMA / ARV

• ARV (median comp): $146,509
• List price: $50,000
• Delta: -65.87%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 8.56×
• Total profit: $105,782
• Equity at exit: $45,044

10-year hold

• IRR: —
• Equity multiple: 18.84×
• Total profit: $249,822
• Equity at exit: $97,139

Cash invested: $14,000 (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 60472

• Home prices YoY: 3.5%
• Active inventory: 28
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $1,998 high
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $750/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $1,233

Break-even live

Break-even rent $437

Max offer price $50,000

Occupancy floor 33%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13906 Central Park Ave Unit 2N Robbins, IL	3.0	2.0	900	$2,200	$2.44	1d	1	0.49mi
3025 140th St Blue Island, IL	4.0	1.0	1144	$2,000	$1.75	1d	1	0.49mi
3028 141st St Blue Island, IL	4.0	1.0	1144	$1,911	$1.67	1d	1	0.57mi
13443 Greenwood Ave Unit 2E Blue Island, IL	2.0	1.0	1200	$1,550	$1.29	1d	1	1.04mi
14336 S Harrison Ave Posen, IL	4.0	3.0	1707	$2,600	$1.52	1d	1	1.06mi
2640 Vermont St Unit 1 Blue Island, IL	3.0	1.5	1500	$2,200	$1.47	1d	1	1.10mi
13308 Old Western Ave Unit 2 Blue Island, IL	3.0	1.5	1350	$2,200	$1.63	11d	1	1.13mi
13308 Old Western Ave Unit 2 Blue Island, IL	3.0	1.5	1350	$2,200	$1.63	22d	1	1.13mi
2119 135th Pl Unit 4 Blue Island, IL	2.0	1.0	900	$1,250	$1.39	8d	1	1.45mi
2119 135th Pl Blue Island, IL	2.0	1.0	900	$1,250	$1.39	4d	1	1.45mi
12710 Elm St Unit 2B Blue Island, IL	3.0	2.0	900	$1,850	$2.06	1d	1	1.47mi

Listing history 30 events

1. 2026-06-18
   days on market $50,000 Active 185 DOM
2. 2026-06-17
   days on market $50,000 Active 184 DOM
3. 2026-06-16
   days on market $50,000 Active 183 DOM
4. 2026-06-15
   days on market $50,000 Active 182 DOM
5. 2026-06-13
   days on market $50,000 Active 180 DOM
6. 2026-06-09
   days on market $50,000 Active 176 DOM
7. 2026-06-08
   days on market $50,000 Active 175 DOM
8. 2026-06-07
   days on market $50,000 Active 174 DOM
9. 2026-06-04
   days on market $50,000 Active 171 DOM
10. 2026-06-03
    days on market $50,000 Active 170 DOM
11. 2026-06-02
    days on market $50,000 Active 169 DOM
12. 2026-06-01
    days on market $50,000 Active 168 DOM
13. 2026-05-31
    days on market $50,000 Active 167 DOM
14. 2025-12-15
    listed $50,000 Active 269-char remark

    Show marketing remark (269 chars)

    This property needs a full gut rehab. However, the current owner installed new siding, soffit, fascia, gutters and roof. This is a cash only sale. This property is in Flood Zone X but flood insurance is not required in Flood Zone X. This is an as-is, where-is sale.

15. 2021-07-26
    soldstatus $24,000
16. 2021-07-14
    status Active Under Contract 165-char remark

    Show marketing remark (165 chars)

    Investors come and look at this fixer-upper gem with NEW construction next door!!! Price is discounted for a quick sale - cash offers and quick closes are preferred.

17. 2021-07-12
    soldstatus $24,000 Closed 165-char remark

    Show marketing remark (165 chars)

    Investors come and look at this fixer-upper gem with NEW construction next door!!! Price is discounted for a quick sale - cash offers and quick closes are preferred.

18. 2021-05-18
    status Contingent 165-char remark

    Show marketing remark (165 chars)

    Investors come and look at this fixer-upper gem with NEW construction next door!!! Price is discounted for a quick sale - cash offers and quick closes are preferred.

19. 2021-03-01
    listed $25,000 New 165-char remark

    Show marketing remark (165 chars)

    Investors come and look at this fixer-upper gem with NEW construction next door!!! Price is discounted for a quick sale - cash offers and quick closes are preferred.

20. 2021-03-01
    historical

    Show marketing remark (165 chars)

    Investors come and look at this fixer-upper gem with NEW construction next door!!! Price is discounted for a quick sale - cash offers and quick closes are preferred.

21. 2021-01-23
    price
22. 2020-12-01
    price
23. 2020-11-18
    price
24. 2020-11-12
    price
25. 2020-11-07
    listed New
26. 2020-11-07
    historical
27. 2020-11-07
    listed New
28. 2018-05-08
    historical
29. 2018-04-27
    listed
30. 1997-12-10
    soldstatus $66,000

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 96% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥102°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,975
• − Mortgage interest: −$2,801
• − Property taxes: −$750
• − Insurance: −$250
• − Repairs & maintenance: −$1,918
• − Management: −$1,918
• − Depreciation: −$1,455
• Taxable income: $14,884
• Est. tax owed @ 24.0%: −$3,572
• After-tax cash flow: $11,222/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: Chsd 218
• NCES district ID: 1706540
• Math proficiency: 14% ▼ -4.00%
• Reading proficiency: 20% ▼ -1.00%
• Median HH income: $57,166
• Composite: 16.09/100
• National rank: #9235
• State rank: #454 of 620 in IL

Livability — Robbins

• Score: 66/100
• State rank: #583
• US rank: #12161

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Robbins, IL
• City population: 4,961
• Population (ZIP): 4,961

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 (85%)
• Race & ethnicity: Black 85% Hispanic / Latino 9% White 4% Two or more races 3%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Hispanic 4%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 7%

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: ▲ 16.74%
• Current HPI: 494.1622
• Rent YoY: —
• Metro: —
• 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

-24.2% since first listed

17 events — show timeline

• 2025-12-15 Listed $50,000 MRED as Distributed by MLS Grid
• 2021-07-26 Sold (Public Records) $24,000 Public Records
• 2021-07-14 Pending — MRED as Distributed by MLS Grid
• 2021-07-12 Sold (MLS) $24,000 MRED as Distributed by MLS Grid
• 2021-05-18 Pending — MRED as Distributed by MLS Grid
• 2021-03-01 Listing Removed — MRED as Distributed by MLS Grid
• 2021-03-01 Listed $25,000 MRED as Distributed by MLS Grid
• 2021-01-23 Price Changed — MRED as Distributed by MLS Grid
• 2020-12-01 Price Changed — MRED as Distributed by MLS Grid
• 2020-11-18 Price Changed — MRED as Distributed by MLS Grid
• 2020-11-12 Price Changed — MRED as Distributed by MLS Grid
• 2020-11-07 Listed — MRED as Distributed by MLS Grid
• 2020-11-07 Listing Removed — MRED as Distributed by MLS Grid
• 2020-11-07 Listed — MRED as Distributed by MLS Grid
• 2018-05-08 Listing Removed — MRED as Distributed by MLS Grid
• 2018-04-27 Listed — MRED as Distributed by MLS Grid
• 1997-12-10 Sold (Public Records) $66,000 Public Records

Property tax history

+5.9%/yr

Latest (2023): $4,053 · -19.3% YoY. Source: county tax records.