8150 Brookside Dr #204 · Palos Park, IL 60464

$299,500

2 bd · 2.0 ba · 1,300 sqft · Condo · 81 Days on market

Built 1984 Good condition $321/mo HOA · 11% of rent

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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 +12.7/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• Livability +4.1/5.0
• Condition / age +4.0/5.0
• DSCR +3.8/10.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Don't miss your chance to snag this stunning & rarely available 2 bd / 2 bth PENTHOUSE condo in Palos Park. You can literally MOVE RIGHT IN to this zero-maintenance, recently refreshed beauty. With vaulted ceilings, a skylight, & 3 (yes, THREE!!!) private balconies off the living room & both bedrooms, this expanded & natural light-filled space is sure to impress. As you enter this warm & inviting space, you are greeted by gorgeous hardwood flooring that flows effortlessly throughout the living room, dining room, & hallway. The living room features a beautiful gas fireplace as the center of attention & pairs perfectly with the large dining room, provid

Key facts

• Private balconies
• Hardwood flooring
• Walk-in closet

Tags

• PRIVATE BALCONIES
• HARDWOOD FLOORING
• GAS FIREPLACE
• UPDATED KITCHEN
• STAINLESS STEEL FRIDGE
• WALK-IN CLOSET

Property features AI

Finance

• Other: Six-unit building; Some photos are virtually staged; Possession at closing
• HOA & community: Monthly association fee of $321; Association fee covers water, insurance, exterior maintenance, trash (scavenger) and snow removal; Pets allowed (cats and dogs) with limits; max pet weight 20 lbs

Exterior

• Parking: Attached garage with 2.5 garage spaces (tandem); Asphalt driveway; Garage door opener; Owned garage
• Utilities: Water source: Lake Michigan; Public sewer
• Home design: Attached single condo; End unit; Entry level 2; Commute-friendly location with commuter train and interstate access
• Construction: Brick construction; Estimated living area; Building age approximately 41–50 years
• Exterior features: Balcony

Interior

• Kitchen: Kitchen with eating area/breakfast bar, table space, and pantry-closet; Range; Microwave; Dishwasher; Refrigerator
• Bedrooms: Master bedroom on main level with full bath; Second bedroom on main level (15 x 11) with blinds; Two additional bedrooms (locations not specified)
• Flooring: Hardwood in foyer, dining room, living room and other areas; Carpet in bedrooms
• Bathrooms: Two full bathrooms
• Heating & cooling: Natural gas forced air heating; Central air conditioning
• Interior features: First-floor bedroom; First-floor full bathroom; Storage; Walk-in closet(s); Skylight(s); L-shaped dining room; One fireplace with gas log and gas starter located in the living room; Total of 5 rooms
• Laundry & utility: Main-level laundry with washer hookup (washer and dryer included, in unit)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $300k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-33 ($-396/yr) — negative.
• To cash-flow at today's rent, offer at most $295k (1.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $298k (0.3% below list).
• Recommended offer: $282k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.2% vs local median 1.3% in Palos Park — 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 82/100 on livability (#79 in IL, #1,280 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: health & safety D+, amenities F, cost of living F.
• Cons Hsd 230 (suburban): math 35% / reading 39% proficiency, ranked #146 of 620 in IL (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Palos East Elementary School (math 46% / reading 51%, grade D, #213 of 2,056 statewide, top 10%, 689 students, 0% FRL); Palos South Middle School (math 44% / reading 60%, grade C+, #41 of 665 statewide, top 6%, 701 students, 0% FRL); Amos Alonzo Stagg High School (math 30% / reading 35%, grade F, #152 of 693 statewide, top 22%, 2,538 students, 0% FRL).
• Market conditions: 31 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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

• It's been on market 81 days — a 6% lower offer ($282k) is reasonable based on typical stale-listing flexibility.

Recommended offer $281,530 (6.0% 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 81 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are A-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?
8. 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?
9. 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.
10. 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.
11. 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: 1.00% ✗
• Cap rate: 6.16%
• Cash-on-cash: -0.47%
• DSCR: 0.98
• GRM: 8.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -17.0%
• Equity multiple: 0.40×
• Total profit: $-50,389
• Equity at exit: $44,656

10-year hold

• IRR: -8.7%
• Equity multiple: 0.46×
• Total profit: $-45,596
• Equity at exit: $25,895

Cash invested: $83,860 (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 60464

• Home prices YoY: -31.9%
• Active inventory: 31
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,985 medium
• Mortgage (P&I): −$1,571
• Tax est. 1.5%: −$374 /mo · $4,492/yr
• Insurance: −$125
• HOA: −$321
• Vacancy / Maint / Mgmt: −$627
• Net cashflow: $-33

Break-even live

Break-even rent $3,026

Max offer price $294,731

Occupancy floor 96%

Sensitivity live

Price	-10% $174	-5% $71	+0% $-33	+5% $-136	+10% $-240
Rent	-10% $-269	-5% $-151	+0% $-33	+5% $85	+10% $203
Rate	-1.0pp $118	-0.5pp $43	base $-33	+0.5pp $-111	+1.0pp $-190

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: $74,875
• Closing costs: $8,985
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11920 S 74th Ave Palos Heights, IL	3.0	1.0	950	$3,100	$3.26	0d	1	0.99mi
11225 S Kean Ave Unit 1A Palos Hills, IL	3.0	2.0	1400	$2,850	$2.04	26d	1	1.46mi

HOA detail condo

• Monthly dues: $321 · $3,852/yr
• Likely covers: gas
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-21
   days on market $299,500 Active 81 DOM
2. 2026-06-18
   days on market $299,500 Active 78 DOM
3. 2026-06-17
   days on market $299,500 Active 77 DOM
4. 2026-06-16
   days on market $299,500 Active 76 DOM
5. 2026-06-15
   days on market $299,500 Active 75 DOM
6. 2026-06-13
   statusdays on market $299,500 Active 73 DOM
7. 2026-06-09
   days on market $299,500 Contingent - No Showings 69 DOM
8. 2026-06-08
   days on market $299,500 Contingent - No Showings 68 DOM
9. 2026-06-07
   days on market $299,500 Contingent - No Showings 67 DOM
10. 2026-06-04
    days on market $299,500 Contingent - No Showings 64 DOM
11. 2026-06-03
    days on market $299,500 Contingent - No Showings 63 DOM
12. 2026-06-02
    days on market $299,500 Contingent - No Showings 62 DOM
13. 2026-06-01
    days on market $299,500 Contingent - No Showings 61 DOM
14. 2026-05-31
    days on market $299,500 Contingent - No Showings 60 DOM
15. 2026-04-14
    historical Contingent - No Showings
16. 2026-04-01
    listed $299,500 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 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 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,815
• − Mortgage interest: −$16,777
• − Property taxes: −$4,492
• − Insurance: −$1,498
• − Repairs & maintenance: −$2,865
• − Management: −$2,865
• − HOA: −$3,852
• − Depreciation: −$8,713
• Taxable loss: −$5,247
• Est. tax savings @ 24.0%: +$1,259
• After-tax cash flow: $864/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 · 13 photos

Good 80/100 Cosmetic rehab

This well-maintained, recently refreshed penthouse condo is move-in ready with modern updates and a good condition score. It offers a great opportunity for investors looking to capitalize on its current condition and potential for further improvements.

Value-add opportunities

• Both paint interior walls — Fresh paint can make a significant difference in the home's appearance and value
• Both landscape and mulch front yard — A well-maintained front yard can enhance curb appeal and property value

Renovation cost estimate screening

Value-add ROI direction

• Both paint interior walls — Fresh paint can make a significant difference in the home's appearance and value ↑
• Both landscape and mulch front yard — A well-maintained front yard can enhance curb appeal and property value ↑

ⓘ 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: Cons Hsd 230
• NCES district ID: 1708400
• Math proficiency: 35% ▼ -8.00%
• Reading proficiency: 39% ▼ -6.00%
• Median HH income: $73,953
• Composite: 34.29/100
• National rank: #5244
• State rank: #146 of 620 in IL

Livability — Palos Park

• Score: 82/100
• State rank: #79
• US rank: #1280

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Palos Park, IL
• Population (ZIP): 9,889

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 White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 5% Asian 5% Two or more races 5% Black 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 18% Iranian 2% Slovak 1%
• Foreign-born: 14% · Canada
• Languages at home: 80% English-only · Russian/Polish/Slavic 7% Other Indo-European 5% Spanish 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: ▼ -93.16%
• Current HPI: 199.0881
• 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

2 events — show timeline

• 2026-04-14 Contingent — MRED as Distributed by MLS Grid
• 2026-04-01 Listed $299,500 MRED as Distributed by MLS Grid