4420 W 111th St #104 · Oak Lawn, IL 60453

$142,500

2 bd · 1.0 ba · 1,000 sqft · Condo · 10 Days on market

Built 1968 Fair condition $300/mo HOA · 17% of rent ↓ 5% since listing

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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 +18.4/30.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• Rent growth +4.6/5.0
• Livability +4.0/5.0
• Condition / age +2.2/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Desirable 1st floor 2 bedroom condo set in convenient Oak Lawn location. Steps to transportation , shopping, and restaurants. Unit is freshly painted and has new carpeting. Spacious living room and dining room and features a balcony with new patio doors. Lower level coin operated laundry plus extra storage. Monthly maintenance includes heat, water, exterior maintenance, and garbage removal.

Key facts

• 1st floor
• Oak lawn location
• New carpeting

Tags

• 1ST FLOOR
• OAK LAWN LOCATION
• NEW CARPETING
• BALCONY
• COIN OPERATED LAUNDRY
• EXTRA STORAGE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $142k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $133 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $142k).
• Cap rate 7.4% vs local median 4.4% in Oak Lawn — 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 80/100 on livability (#102 in IL, #1,614 nationally) — a professional / high-income tenant draw. Strengths: commute A+, housing A+, employment A-.
• 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: Rents rising fast (+8.2%/yr); 188 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $985 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $40k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $142,500

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. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 1.26% ✓
• Cap rate: 7.41%
• Cash-on-cash: 4.00%
• DSCR: 1.18
• GRM: 6.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -3.1%
• Equity multiple: 0.88×
• Total profit: $-4,918
• Equity at exit: $21,247

10-year hold

• IRR: 12.5%
• Equity multiple: 2.27×
• Total profit: $50,662
• Equity at exit: $12,321

Cash invested: $39,900 (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 60453

• Rents YoY: 8.2%
• Active inventory: 188
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,795 high
• Mortgage (P&I): −$747
• Tax est. 1.5%: −$178 /mo · $2,138/yr
• Insurance: −$59
• HOA: −$300
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $133

Break-even live

Break-even rent $1,626

Max offer price $142,500

Occupancy floor 88%

Sensitivity live

Price	-10% $232	-5% $182	+0% $133	+5% $84	+10% $35
Rent	-10% $-9	-5% $62	+0% $133	+5% $204	+10% $275
Rate	-1.0pp $205	-0.5pp $169	base $133	+0.5pp $96	+1.0pp $59

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: $35,625
• Closing costs: $4,275
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4116 W 109th St Oak Lawn, IL	3.0	1.5	1200	$2,650	$2.21	0d	1	0.46mi
10831 S Keating Ave Oak Lawn, IL	2.0	1.0	1000	$1,650	$1.65	3d	1	0.49mi
10716 Kilpatrick Ave Unit 2SW Oak Lawn, IL	2.0	1.0	1150	$1,650	$1.43	20d	1	0.58mi
4209 W 115th St Bldg 82-A Alsip, IL	2.0	1.0	865	$1,710	$1.98	0d	1	0.59mi
4209 W 115th St Bldg 123-C Alsip, IL	2.0	1.0	865	$1,710	$1.98	3d	1	0.59mi
10701 S Keating Ave Unit 3D Oak Lawn, IL	2.0	1.0	800	$1,700	$2.12	0d	1	0.62mi
4925 W 109th St Unit 102 Oak Lawn, IL	2.0	1.0	900	$1,600	$1.78	3d	1	0.70mi
10435 S Keating Ave Apt 3N Oak Lawn, IL	2.0	1.0	1080	$1,650	$1.53	2d	1	0.87mi
11720 S Kedvale Ave Alsip, IL	3.0	1.0	1100	$2,200	$2.00	20d	1	0.88mi
11635 S Pulaski Rd Unit 1A Alsip, IL	1.0	1.0	700	$1,100	$1.57	23d	1	0.91mi
11810 S Komensky Ave #102 Alsip, IL	1.0	1.0	800	$1,350	$1.69	3d	1	1.03mi
12013 S Kildare Ave Unit 1N Alsip, IL	3.0	1.5	1200	$1,750	$1.46	0d	1	1.17mi
12026 S Kildare Ave #19 Alsip, IL	2.0	1.0	944	$1,650	$1.75	17d	1	1.21mi
3700 W 119th St Unit 3700-3C Alsip, IL	2.0	1.0	730	$1,595	$2.18	0d	1	1.34mi
10439 S Drake Ave Chicago, IL	3.0	1.5	1165	$3,000	$2.58	0d	1	1.39mi
3621 W 119th St Alsip, IL	1.0	1.0	700	$1,525	$2.18	0d	3	1.45mi
9957 S Cicero Ave Unit 308 Oak Lawn, IL	2.0	1.0	1000	$1,799	$1.80	3d	1	1.47mi
9955 S Cicero Ave Oak Lawn, IL	2.0	1.0	1000	$1,799	$1.80	2d	1	1.48mi

HOA detail condo

• Monthly dues: $300 · $3,600/yr
• Likely covers: watertrashexterior maint.
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 9 events

1. 2026-06-21
   days on market $142,500 Active 10 DOM
2. 2026-06-18
   days on market $142,500 Active 7 DOM
3. 2026-06-17
   days on market $142,500 Active 6 DOM
4. 2026-06-16
   days on market $142,500 Active 5 DOM
5. 2026-06-15
   days on market $142,500 Active 4 DOM
6. 2026-06-13
   statusdays on marketlisting id $142,500 Active 2 DOM
7. 2026-04-19
   status Pending
8. 2026-04-02
   price $142,500
9. 2026-03-23
   listed $149,900 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
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,537
• − Mortgage interest: −$7,982
• − Property taxes: −$2,138
• − Insurance: −$712
• − Repairs & maintenance: −$1,723
• − Management: −$1,723
• − HOA: −$3,600
• − Depreciation: −$4,145
• Taxable loss: −$486
• Est. tax savings @ 24.0%: +$117
• After-tax cash flow: $1,714/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 · 14 photos

Fair 45/100 Moderate rehab

The property requires moderate renovations to its kitchen, bathroom, and flooring, but is otherwise in fair condition. Upgrading these areas will significantly increase its value.

Repairs flagged

• Major kitchen cabinets — severely dated and worn
• Major kitchen appliances — outdated and worn
• Major bathroom fixtures — dated and worn
• Major flooring — carpeted and worn
• Minor interior walls — chipped paint in some areas

Value-add opportunities

• Resale kitchen renovation — modernizing the kitchen will attract more buyers
• Resale bathroom renovation — updating the bathroom will improve the home's appeal
• Both flooring replacement — new flooring will improve both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · severely dated and worn	Major	$15,000–50,000
kitchen appliances · outdated and worn	Major	$15,000–50,000
bathroom fixtures · dated and worn	Major	$15,000–50,000
flooring · carpeted and worn	Major	$15,000–50,000
interior walls · chipped paint in some areas	Minor	$500–3,000
Total estimated repair cost · 5 items		$60,500–203,000

Value-add ROI direction

• Resale kitchen renovation — modernizing the kitchen will attract more buyers ↑
• Resale bathroom renovation — updating the bathroom will improve the home's appeal ↑
• Both flooring replacement — new flooring will improve both resale and rental 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: 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 — Oak Lawn

• Score: 80/100
• State rank: #102
• US rank: #1614

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oak Lawn, IL
• County: Cook County · 4,486,803 people
• City population: 56,861
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 56,861
• Household income: $83,911
• Rent vs Own: 17.5% rent · 82.5% own
• Severe rent burden: 827.0

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: Majority White (64%)
• Race & ethnicity: White 64% Hispanic / Latino 24% Two or more races 9% Black 8% Asian 2%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: Romanian 16% Iranian 1% Armenian 1%
• Foreign-born: 16% · Canada, Vietnam
• Languages at home: 70% English-only · Spanish 17% Russian/Polish/Slavic 5% Arabic 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: ▼ -259.83%
• Current HPI: 214.6977
• Rent YoY: ▲ 8.23%
• 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

-4.9% since first listed

3 events — show timeline

• 2026-04-19 Pending — MRED as Distributed by MLS Grid
• 2026-04-02 Price Changed $142,500 MRED as Distributed by MLS Grid
• 2026-03-23 Listed $149,900 MRED as Distributed by MLS Grid