10430 S Ridgeland Ave · Chicago Ridge, IL 60415

$154,900

2 bd · 1.0 ba · 850 sqft · SingleFamily · 13 Days on market

Poor condition Est $225k · 31% 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 +21.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.7/10.0
• 1% rule +5.6/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Schools +1.6/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks

MOST SOUGHT AFTER 2nd FLOOR CONDO FEATURING, BEAUTIFUL 2 BED 1BATH WITH BALCONY. IN UNIT WASHER & amp; DRYER, FLEXICORE CONSTRUCTION, FRESHLY PAINTED, LOTS OF CLOSET & acirc; & euro; & trade; S SPACE, NEUTRAL DECOR, QUIET AND HAS PLENTY OF PARKING. IT IS CONVENIENTLY LOCATED TO TRANSPORTATION, SHOPPING, SCHOOLS, EXPRESSWAYS. GREAT HOME OR INVESTMENT FOR YOU!!! [email protected]

Key facts

• Balcony
• Plenty of parking
• 2nd floor condo

Tags

• 2ND FLOOR CONDO
• BALCONY
• IN UNIT WASHER
• FLEXICORE CONSTRUCTION
• PLENTY OF PARKING
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $155k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $223 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Cap rate 8.0% vs local median 4.4% in Chicago Ridge — 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 77/100 on livability (#169 in IL, #3,110 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: employment C-, health & safety C-, amenities D+.
• 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: 30 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $154,900

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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.
5. 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.
6. 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: 1.06% ✓
• Cap rate: 8.02%
• Cash-on-cash: 6.18%
• DSCR: 1.27
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $225,250
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10540 Princess Ave	0.19mi	3/1.0 (+1)	750 (-12%)	3mo	$191,000	$255	64
10825 Oxford Ave	0.52mi	2/1.0	904 (+6%)	8mo	$230,000	$254	59
6027 Washington St	0.52mi	3/1.0 (+1)	907 (+7%)	1mo	$240,000	$265	58
10838 S Neenah Ave	0.56mi	3/1.0 (+1)	906 (+7%)	8mo	$245,000	$270	51
10036 Merrimac Ave	0.50mi	3/1.0 (+1)	743 (-13%)	19mo	$236,000	$318	35

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: -6.8%
• Equity multiple: 0.75×
• Total profit: $-10,857
• Equity at exit: $23,096

10-year hold

• IRR: 2.9%
• Equity multiple: 1.21×
• Total profit: $8,955
• Equity at exit: $13,393

Cash invested: $43,372 (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 60415

• Active inventory: 30
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,638 high
• Mortgage (P&I): −$812
• Tax est. 1.5%: −$194 /mo · $2,324/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $223

Break-even live

Break-even rent $1,355

Max offer price $154,900

Occupancy floor 81%

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10440 Natoma Ave #5 Chicago Ridge, IL	2.0	1.0	850	$1,700	$2.00	1d	1	0.31mi
10210 Ridgeland Ave Chicago Ridge, IL	1.0	1.0	700	$1,425	$2.04	1d	2	0.31mi
10210 Ridgeland Ave Chicago Ridge, IL	1.0	1.0	700	$1,500	$2.14	16d	1	0.31mi
6139 Marshall Ave Apt 1E Chicago Ridge, IL	2.0	2.0	950	$1,850	$1.95	2d	1	0.36mi
6135 Birmingham St Chicago Ridge, IL	3.0	2.0	1100	$2,800	$2.55	1d	1	0.37mi
10410 Moody Ave Unit 1S Chicago Ridge, IL	2.0	1.0	900	$1,600	$1.78	12d	1	0.42mi
6005 Marshall Ave #8 Chicago Ridge, IL	2.0	1.0	1000	$1,700	$1.70	4d	1	0.52mi
10805 S Lloyd Dr #2 Worth, IL	1.0	1.0	550	$1,350	$2.45	1d	1	0.54mi
10326 Mayfield Ave Oak Lawn, IL	2.0	1.0	850	$1,650	$1.94	17d	1	0.67mi
10326 Mayfield Ave Apt 2S Oak Lawn, IL	2.0	1.0	850	$1,650	$1.94	18d	1	0.67mi
11011 S Lloyd Dr Worth, IL	2.0	1.0	800	$1,600	$2.00	16d	1	0.73mi
11011 S Lloyd Dr Worth, IL	1.0	1.0	600	$1,400	$2.33	1d	1	0.73mi
11011 S Lloyd Dr Worth, IL	1.0	1.0	600	$1,400	$2.33	16d	1	0.73mi
11013 S Lloyd Dr Unit 4 Worth, IL	1.0	1.0	600	$1,400	$2.33	20d	1	0.74mi
11013 S Lloyd Dr Unit 6 Worth, IL	1.0	1.0	600	$1,400	$2.33	1d	1	0.74mi
10408 Menard Ave Unit 2B Oak Lawn, IL	1.0	1.0	800	$1,495	$1.87	12d	1	0.78mi
10435 Menard Ave Oak Lawn, IL	2.0	2.0	1050	$1,850	$1.76	24d	1	0.81mi
10435 Menard Ave Oak Lawn, IL	1.0	1.0	750	$1,475	$1.97	16d	1	0.81mi
10435 Menard Ave Oak Lawn, IL	2.0	1.0	850	$1,750	$2.06	1d	1	0.81mi
9806 Marion Ave Oak Lawn, IL	3.0	1.0	897	$1,950	$2.17	24d	1	0.81mi
5644 105th St Unit 2W Oak Lawn, IL	2.0	1.0	1100	$1,750	$1.59	24d	1	0.90mi
9950 Sayre Ave Unit 108 Chicago Ridge, IL	2.0	1.0	900	$1,400	$1.56	20d	1	0.94mi
10541 Parkside Ave Unit 2W Chicago Ridge, IL	2.0	2.0	1000	$1,700	$1.70	10d	1	1.01mi
10604 S Oak Tree Dr Worth, IL	2.0	1.0	800	$1,450	$1.81	24d	1	1.10mi
7121 W 110th St Unit 2W Worth, IL	2.0	1.0	900	$1,550	$1.72	15d	1	1.10mi
9841 S Harlem Ave Unit 1D Chicago Ridge, IL	1.0	1.0	890	$1,299	$1.46	15d	1	1.17mi
6101 W 94th St Unit A2 Oak Lawn, IL	2.0	2.0	1100	$1,900	$1.73	5d	1	1.37mi

Listing history 9 events

1. 2026-06-18
   days on market $154,900 Active 13 DOM
2. 2026-06-17
   days on market $154,900 Active 12 DOM
3. 2026-06-16
   days on market $154,900 Active 11 DOM
4. 2026-06-15
   days on market $154,900 Active 10 DOM
5. 2026-06-13
   days on market $154,900 Active 8 DOM
6. 2026-06-09
   days on market $154,900 Active 4 DOM
7. 2026-06-08
   days on market $154,900 Active 3 DOM
8. 2026-06-07
   remarks 389-char remark
9. 2026-06-07
   listed $154,900 Active 2 DOM

ⓘ 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) · 69% 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: $19,652
• − Mortgage interest: −$8,677
• − Property taxes: −$2,324
• − Insurance: −$774
• − Repairs & maintenance: −$1,572
• − Management: −$1,572
• − Depreciation: −$4,506
• Taxable income: $226
• Est. tax owed @ 24.0%: −$54
• After-tax cash flow: $2,625/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 · 1 photo

Poor 20/100 Extensive rehab

This property requires extensive repairs and maintenance, including driveway repair, exterior siding replacement, and roof replacement. Painting would also significantly improve its curb appeal and value.

Repairs flagged

• Major Driveway — Severe cracking and deterioration
• Major Exterior siding — Signs of aging and potential peeling
• Major Roof — Aged appearance, potential need for replacement

Value-add opportunities

• Resale Driveway repair — Aesthetic improvement and better curb appeal
• Resale Exterior siding repair — Enhances the home's appearance and value
• Resale Roof replacement — Improves the home's structural integrity and longevity
• Both Painting — Enhances curb appeal and interior aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
Driveway · Severe cracking and deterioration	Major	$15,000–50,000
Exterior siding · Signs of aging and potential peeling	Major	$15,000–50,000
Roof · Aged appearance, potential need for replacement	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Resale Driveway repair — Aesthetic improvement and better curb appeal ↑
• Resale Exterior siding repair — Enhances the home's appearance and value ↑
• Resale Roof replacement — Improves the home's structural integrity and longevity ↑
• Both Painting — Enhances curb appeal and interior aesthetics ↑

ⓘ 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: 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 — Chicago Ridge

• Score: 77/100
• State rank: #169
• US rank: #3110

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chicago Ridge, IL
• County: Cook County · 4,486,803 people
• City population: 14,099
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 14,099
• Household income: $68,964
• Rent vs Own: 49.9% rent · 50.1% own
• Severe rent burden: 414.0

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 0.61)
• Race & ethnicity: White 59% Two or more races 18% Hispanic / Latino 17% Black 9% Asian 4%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Romanian 13% Armenian 3% Italian 1%
• Foreign-born: 26% · Canada, China
• Languages at home: 60% English-only · Arabic 19% Spanish 8% Tagalog/Filipino 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: ▼ -120.93%
• Current HPI: 202.2673
• 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

+11590.6% since first listed

2 events — show timeline

• 2026-06-05 Listed $154,900 FSBO.com
• 2022-06-09 Price Changed $1,325 RENT.