1304 S 58th Ave · Cicero, IL 60804

$370,000

9 bd · 3.0 ba · 3,599 sqft · MultiFamily public records · 9 Days on market

Built 1919 4,158 sqft lot

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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
• ARV discount +7.5/15.0
• Livability +4.1/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks

Brick legal 3-unit multifamily property in Cicero. Each unit features 3 bedrooms, hardwood floors, formal dining rooms, and generous living space. The second floor unit features access to a front balcony. Full unfinished basement with exterior access, full bathroom, and laundry area. Property is well maintained and fully occupied with long term month-to-month tenants. Separate utilities for each unit. Additional features include a 2 car garage and private yard. Conveniently located near schools, public transportation, shopping, and just minutes to the I290 expressway. Strong opportunity for investors or owner occupants seeking a well maintained multiunit property.

Key facts

• 4,158 sq ft lot
• 2 garage spots
• Built 1919

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/1.3-bath units multifamily listed at $370k.

Deal economics

• At list price, monthly cash flow is $2k ($22k/yr) — positive. Per door: $601/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $370k).
• Cap rate 12.1% vs local median 4.6% in Cicero — 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 (#77 in IL, #1,276 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: schools F.
• J S Morton Hsd 201 (suburban): math 9% / reading 14% proficiency, ranked #557 of 620 in IL (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising (+2.4%/yr); 103 active listings in the ZIP; 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).
• At $6,030/mo this rent would consume 102% of the median local household income ($71k/yr) (locally 2178% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 2.4% rent growth), your $104k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $146k; list at $370k implies a 153% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1919 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $370,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1919 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.63% ✓
• Cap rate: 12.14%
• Cash-on-cash: 20.90%
• DSCR: 1.93
• GRM: 5.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.43% rent growth · sell at horizon

5-year hold

• IRR: 12.7%
• Equity multiple: 1.50×
• Total profit: $51,852
• Equity at exit: $55,168

10-year hold

• IRR: 21.1%
• Equity multiple: 2.74×
• Total profit: $180,540
• Equity at exit: $31,991

Cash invested: $103,600 (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 60804

• Rents YoY: 2.4%
• Active inventory: 103
• Price-to-rent: 15.3×

Monthly cashflow live

• Estimated rent: $6,030 high
• Mortgage (P&I): −$1,940
• Tax from tax record: −$865 /mo · $10,381/yr
• Insurance: −$154
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,266
• Net cashflow: $1,804

Break-even live

Break-even rent $3,746

Max offer price $370,000

Occupancy floor 65%

Sensitivity live

Price	-10% $2,014	-5% $1,909	+0% $1,804	+5% $1,699	+10% $1,595
Rent	-10% $1,328	-5% $1,566	+0% $1,804	+5% $2,042	+10% $2,281
Rate	-1.0pp $1,991	-0.5pp $1,898	base $1,804	+0.5pp $1,708	+1.0pp $1,611

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	3	1.3	$6,030
Total (3 units)			$6,030

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: $92,500
• Closing costs: $11,100
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-18
   days on market $370,000 Active 9 DOM
2. 2026-06-17
   days on market $370,000 Active 8 DOM
3. 2026-06-16
   days on market $370,000 Active 7 DOM
4. 2026-06-15
   days on market $370,000 Active 6 DOM
5. 2026-06-13
   days on market $370,000 Active 4 DOM
6. 2026-06-10
   remarks 672-char remark
7. 2026-06-10
   statusdays on marketlisting id $370,000 Active 1 DOM
8. 2026-06-09
   days on market $370,000 Coming Soon 4 DOM
9. 2026-06-08
   days on market $370,000 Coming Soon 3 DOM
10. 2026-06-07
    statusdays on marketlisting id $370,000 Coming Soon 2 DOM
11. 2025-03-31
    status Pending
12. 2024-12-26
    historical Contingent - No Showings
13. 2024-12-26
    historical
14. 2024-12-11
    listed Active
15. 2019-12-31
    historical
16. 2019-11-15
    listed New
17. 2019-11-15
    historical
18. 2019-10-01
    price
19. 2019-08-26
    listed New
20. 2009-11-26
    historical
21. 2009-07-02
    price Price Change
22. 2009-01-06
    price
23. 2008-11-26
    listed
24. 2008-10-30
    historical
25. 2008-07-22
    listed
26. 2008-07-15
    historical
27. 2008-04-09
    listed
28. 2008-03-30
    historical
29. 2007-10-11
    listed
30. 1996-11-27
    soldstatus $146,000
31. 1986-01-29
    soldstatus $76,000
32. 1986-01-01
    soldstatus $76,000

ⓘ 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: $10,381 · $865/mo
• Projected year-2 tax: $10,381 · $865/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥100°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $72,360
• − Mortgage interest: −$20,726
• − Property taxes: −$10,381
• − Insurance: −$1,850
• − Repairs & maintenance: −$5,789
• − Management: −$5,789
• − Depreciation: −$10,764
• Taxable income: $17,062
• Est. tax owed @ 24.0%: −$4,095
• After-tax cash flow: $17,555/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: J S Morton Hsd 201
• NCES district ID: 1726880
• Math proficiency: 9% ▲ 1.00%
• Reading proficiency: 14% ▼ -1.00%
• Median HH income: $48,698
• Composite: 10.73/100
• National rank: #9768
• State rank: #557 of 620 in IL

Livability — Cicero

• Score: 82/100
• State rank: #77
• US rank: #1276

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cicero, IL
• County: Cook County · 4,486,803 people
• City population: 82,797
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 82,797
• Household income: $70,842
• Rent vs Own: 45.4% rent · 54.6% own
• Severe rent burden: 2178.0

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: Predominantly Hispanic (89%)
• Race & ethnicity: Hispanic / Latino 89% Two or more races 17% White 7% Black 3% Native American 2%
• Hispanic origin (detail): Mexican 80% Puerto Rican 3%
• Common ancestry: Romanian 2%
• Foreign-born: 40% · Canada, Jamaica
• Languages at home: 18% English-only · Spanish 80%

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: ▼ -165.38%
• Current HPI: 262.83
• Rent YoY: ▲ 2.43%
• 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

+92.1% since first listed

22 events — show timeline

• 2025-03-31 Pending — MRED as Distributed by MLS Grid
• 2024-12-26 Contingent — MRED as Distributed by MLS Grid
• 2024-12-26 Listing Removed — MRED as Distributed by MLS Grid
• 2024-12-11 Listed — MRED as Distributed by MLS Grid
• 2019-12-31 Listing Removed — MRED as Distributed by MLS Grid
• 2019-11-15 Listing Removed — MRED as Distributed by MLS Grid
• 2019-11-15 Listed — MRED as Distributed by MLS Grid
• 2019-10-01 Price Changed — MRED as Distributed by MLS Grid
• 2019-08-26 Listed — MRED as Distributed by MLS Grid
• 2009-11-26 Listing Removed — MRED as Distributed by MLS Grid
• 2009-07-02 Price Changed — MRED as Distributed by MLS Grid
• 2009-01-06 Price Changed — MRED as Distributed by MLS Grid
• 2008-11-26 Listed — MRED as Distributed by MLS Grid
• 2008-10-30 Listing Removed — MRED as Distributed by MLS Grid
• 2008-07-22 Listed — MRED as Distributed by MLS Grid
• 2008-07-15 Listing Removed — MRED as Distributed by MLS Grid
• 2008-04-09 Listed — MRED as Distributed by MLS Grid
• 2008-03-30 Listing Removed — MRED as Distributed by MLS Grid
• 2007-10-11 Listed — MRED as Distributed by MLS Grid
• 1996-11-27 Sold (Public Records) $146,000 Public Records
• 1986-01-29 Sold (Public Records) $76,000 Public Records
• 1986-01-01 Sold (Public Records) $76,000 Public Records

Property tax history

+3.0%/yr

Latest (2023): $10,381 · +3.1% YoY. Source: county tax records.