9005 S Utica Ave · Evergreen Park, IL 60805

$295,000

3 bd · 1.0 ba · 1,242 sqft · SingleFamily public records · 4 Days on market

Built 1953 5,120 sqft lot Est $301k · at est.

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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 +13.5/30.0
• ARV discount +8.3/15.0
• Livability +4.4/5.0
• 1% rule +4.2/10.0
• DSCR +4.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 9001 S. Utica Avenue in Evergreen Park! This well-maintained all-brick ranch offers 3 spacious bedrooms and a full bath on the main level, along with a finished basement featuring a second full bath, second kitchen, and plenty of additional living space-perfect for related living, entertaining, or extended family gatherings. Although this is an estate sale and is being sold in as-is condition, the home has been lovingly cared for and is in excellent condition. Major updates include newer HVAC, roof, and windows, providing peace of mind for the next owner. Outside, you'll find a detached garage with a convenient electric awning, creating a comfortable outdoor space to relax and en

Key facts

• Newer roof
• Second kitchen
• Finished basement

Tags

• FINISHED BASEMENT
• SECOND KITCHEN
• DETACHED GARAGE
• NEWER HVAC
• NEWER ROOF
• NEWER WINDOWS

Property features AI

Finance

• Other: Fee simple ownership; Directions: 95th St to Utica, north to property
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage (2 garage spaces) with garage door opener; Concrete driveway/parking; 2 total parking spaces
• Utilities: Water source: Lake Michigan; Public sewer
• Home design: Detached single-family raised ranch; Approximately 2,000 total finished square feet; Upper level approximately 1,242; lower level approximately 758
• Construction: Brick construction; Asphalt roof; Concrete perimeter foundation; Built approximately 71–80 years ago; Property built before 1978
• Exterior features: Lot approximately 40 x 128; Less than 0.25 acre lot; School bus, commuter bus, and commuter train service nearby

Interior

• Kitchen: Main-level kitchen with eating area/table space (17 x 10); Second kitchen in basement (16 x 11)
• Bedrooms: Master bedroom on main level (12 x 12); Bedroom 2 on main level (12 x 11); Bedroom 3 on main level (12 x 10)
• Flooring: Carpet in main living areas and bedrooms; Vinyl flooring in basement rooms and laundry; Sustainable flooring in main kitchen
• Bathrooms: 2 full bathrooms; Basement has a bathroom
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Finished full basement; Separate dining room; 8 total rooms
• Laundry & utility: Basement laundry room (4 x 6)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $295k.

Deal economics

• At list price, monthly cash flow is $11 ($132/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $270k (8.3% below list).
• Recommended offer: $270k (8.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 87/100 on livability (#14 in IL, #327 nationally) — a professional / high-income tenant draw. Strengths: commute A+, employment A+, housing A+; Watch: crime D+.
• Evergreen Park Chsd 231 (suburban): math 25% / reading 23% proficiency, ranked #303 of 620 in IL (top 49%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Evergreen Park High School (math 25% / reading 23%, grade F, #304 of 693 statewide, top 44%, 931 students, 0% FRL).
• Market conditions: 37 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 8d 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

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $270,492 (8.3% below list)

Questions for the listing agent

1. Built in 1953 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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. 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?
6. 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.
7. 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.
8. 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: 0.92% ✗
• Cap rate: 6.34%
• Cash-on-cash: 0.16%
• DSCR: 1.01
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $300,564
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9258 S Albany Ave	0.36mi	3/1.0	1,250 (+1%)	4mo	$295,000	$236	79
8949 S Utica Ave	0.04mi	3/1.0	1,071 (-14%)	4mo	$315,000	$294	72
8841 S Utica St	0.18mi	4/2.5 (+1)	1,300 (+5%)	4mo	$333,000	$256	70
2641 W 89th Pl	0.47mi	3/2.0	1,200 (-3%)	0mo	$300,000	$250	68
9219 S Spaulding Ave	0.42mi	3/1.0	1,156 (-7%)	4mo	$285,000	$247	65
8729 S Fairfield Ave	0.50mi	3/1.0	1,141 (-8%)	5mo	$205,000	$180	59
2612 W 89th Pl	0.53mi	3/1.5	1,328 (+7%)	5mo	$240,000	$181	58
9534 S Sacramento Ave	0.68mi	3/2.0	1,190 (-4%)	1mo	$270,000	$227	56
9243 S Francisco Ave	0.37mi	4/2.0 (+1)	1,127 (-9%)	3mo	$225,300	$200	56
9117 S Saint Louis Ave	0.59mi	3/1.0	1,099 (-12%)	5mo	$203,000	$185	49
8738 S Troy Ave	0.36mi	3/3.0	1,424 (+15%)	2mo	$372,999	$262	49
9240 S Trumbull Ave	0.63mi	3/2.0	1,137 (-8%)	5mo	$275,000	$242	48

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: -16.0%
• Equity multiple: 0.43×
• Total profit: $-47,009
• Equity at exit: $43,985

10-year hold

• IRR: -7.6%
• Equity multiple: 0.52×
• Total profit: $-39,651
• Equity at exit: $25,506

Cash invested: $82,600 (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 60805

• Home prices YoY: -34.0%
• Active inventory: 37
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,705 high
• Mortgage (P&I): −$1,547
• Tax from tax record: −$456 /mo · $5,472/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$568
• Net cashflow: $11

Break-even live

Break-even rent $2,691

Max offer price $295,000

Occupancy floor 95%

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8755 S Fairfield Ave Evergreen Park, IL	3.0	1.5	1463	$2,900	$1.98	5d	1	0.45mi
9305 S Homan Ave Unit 1 Evergreen Park, IL	3.0	1.0	893	$2,195	$2.46	17d	1	0.60mi
8138 S Kedzie Ave Unit 1546084P Chicago, IL	2.0	1.0	1399	$3,161	$2.26	7d	1	1.06mi
4134 W 90th St Hometown, IL	2.0	1.0	740	$1,500	$2.03	21d	1	1.42mi
10043 S Talman Ave Chicago, IL	3.0	2.0	1374	$3,300	$2.40	3d	1	1.45mi

Listing history 3 events

1. 2026-06-18
   days on market $295,000 Active 4 DOM
2. 2026-06-17
   remarks 699-char remark
3. 2026-06-17
   listed $295,000 Active 3 DOM

ⓘ 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: $5,472 · $456/mo
• Projected year-2 tax: $6,084 · $507/mo
• Expected delta: +$612/yr (+$51/mo · 11.2%)

ⓘ 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 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,459
• − Mortgage interest: −$16,525
• − Property taxes: −$5,472
• − Insurance: −$1,475
• − Repairs & maintenance: −$2,597
• − Management: −$2,597
• − Depreciation: −$8,582
• Taxable loss: −$4,788
• Est. tax savings @ 24.0%: +$1,149
• After-tax cash flow: $1,281/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: Evergreen Park Chsd 231
• NCES district ID: 1714580
• Math proficiency: 25% ▼ -10.00%
• Reading proficiency: 23% ▼ -12.00%
• Median HH income: $64,735
• Composite: 22.65/100
• National rank: #8054
• State rank: #303 of 620 in IL

Livability — Evergreen Park

• Score: 87/100
• State rank: #14
• US rank: #327

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Evergreen Park, IL
• City population: 19,498
• Population (ZIP): 19,498

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 0.63)
• Race & ethnicity: White 53% Black 22% Hispanic / Latino 18% Two or more races 10% Asian 3%
• Hispanic origin (detail): Mexican 16% Cuban 1%
• Common ancestry: Romanian 8% Iranian 1% Lithuanian 1%
• Foreign-born: 10% · Canada, Jamaica
• Languages at home: 83% English-only · Spanish 12% Other Indo-European 1% Tagalog/Filipino 1%

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: ▼ -118.60%
• Current HPI: 229.8185
• 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

Property tax history

+3.9%/yr

Latest (2023): $5,472 · +121.5% YoY. Source: county tax records.