1528 Euclid Ave · Berwyn, IL 60402

$219,900

5 bd · 3.0 ba · — sqft · MultiFamily · 15 Days on market

Built 1908 Fair condition 3,125 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
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Rent growth +3.6/5.0
• Condition / age +2.2/5.0
• 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: 1 unit. estimate disagrees with records

Listing remarks

Welcome to Berwyn and take a look at this investor special. This two-unit building has already started the rehab process. Bottom floor and top floor have already been gutted for a fast project start time. Middle level is tenant occupied and host two bedrooms with an additional back space being used as a third bedroom. Large yard with large two car garage. Don't miss this opportunity in Berwyn.

Key facts

• Large yard
• Two car garage
• 3,125 sq ft lot

Tags

• LARGE YARD
• TWO CAR GARAGE

Property features AI

Finance

• Other: Property located in Berwyn; Directions: West on 16th St, North on Euclid Ave to property
• Financial info: Special service area: No

Exterior

• Parking: Detached garage with 2 garage spaces (2 total parking spaces)
• Utilities: Public water; Public sewer
• Home design: Two-to-four unit property (2 units total); Fee simple ownership; Over 100 years old; Built before 1978
• Construction: Aluminum siding and frame construction
• Exterior features: Lot dimensions approximately 25 x 125; Lot size less than 0.25 acre

Interior

• Kitchen: Unit 2 includes stove and refrigerator; Unit 1 has no appliances listed
• Bedrooms: Five bedrooms total (Unit 1: 2 bedrooms on first floor; Unit 2: 2 bedrooms on second floor)
• Bathrooms: Three full bathrooms total (each unit has one full bathroom)
• Heating & cooling: Natural gas heating
• Interior features: Five total rooms
• Laundry & utility: Tenants pay electric, gas, and heat (for both units)

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath multifamily listed at $220k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $220k).
• Recommended offer: $217k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.8% vs local median 3.1% in Berwyn — 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 83/100 on livability (#46 in IL, #966 nationally) — a professional / high-income tenant draw. Strengths: commute A+, housing A+, crime A; Watch: schools D-.
• 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 fast (+4.6%/yr); 123 active listings in the ZIP; solid renter incomes; 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).
• At $3,212/mo this rent would consume 50% of the median local household income ($78k/yr) (locally 1998% 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.6% rent growth), your $62k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($217k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1908 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $216,601 (1.5% below list)

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 1908 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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.
6. 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.
7. 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: 1.46% ✓
• Cap rate: 11.85%
• Cash-on-cash: 19.84%
• DSCR: 1.88
• GRM: 5.7

CMA / ARV

No comps found within radius.

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1833 Oak Park Ave	0.27mi	5/3.0	—	1mo	$395,000	—	74
1819 Kenilworth Ave	0.28mi	5/3.0	—	1mo	$535,000	—	73
1512 East Ave	0.19mi	4/3.5 (-1)	—	1mo	$375,000	—	70
1835 Home Ave	0.40mi	5/3.0	—	1mo	$500,000	—	68
1334 S Clinton Ave	0.36mi	5/2.0	—	2mo	$245,000	—	65
1322 Scoville Ave	0.37mi	4/2.0 (-1)	—	1mo	$384,000	—	60
1832 Elmwood Ave	0.46mi	4/2.0 (-1)	—	2mo	$340,000	—	56
1905 Highland Ave	0.68mi	5/3.0	—	2mo	$485,000	—	54
1940 Ridgeland Ave	0.60mi	6/2.0 (+1)	—	1mo	$500,000	—	49
1329 Harvey Ave	0.70mi	6/2.0 (+1)	—	1mo	$460,000	—	45
1404 Elgin Ave	0.66mi	4/2.0 (-1)	—	3mo	$400,000	—	45
2114 Highland Ave	0.73mi	4/2.0 (-1)	—	3mo	$299,501	—	42

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 · 4.57% rent growth · sell at horizon

5-year hold

• IRR: 13.7%
• Equity multiple: 1.56×
• Total profit: $34,393
• Equity at exit: $32,788

10-year hold

• IRR: 23.7%
• Equity multiple: 3.20×
• Total profit: $135,451
• Equity at exit: $19,013

Cash invested: $61,572 (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 60402

• Rents YoY: 4.6%
• Active inventory: 123
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $3,212 high
• Mortgage (P&I): −$1,153
• Tax est. 1.5%: −$275 /mo · $3,298/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$675
• Net cashflow: $1,018

Break-even live

Break-even rent $1,924

Max offer price $219,900

Occupancy floor 63%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,212
Total (2 units)			$3,212

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-18
   days on market $219,900 Active 15 DOM
2. 2026-06-17
   days on market $219,900 Active 14 DOM
3. 2026-06-16
   days on market $219,900 Active 13 DOM
4. 2026-06-15
   days on market $219,900 Active 12 DOM
5. 2026-06-13
   days on market $219,900 Active 10 DOM
6. 2026-06-09
   days on market $219,900 Active 6 DOM
7. 2026-06-08
   days on market $219,900 Active 5 DOM
8. 2026-06-07
   days on market $219,900 Active 4 DOM
9. 2026-06-04
   remarks 396-char remark
10. 2026-06-04
    listed $219,900 Active 1 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 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $38,544
• − Mortgage interest: −$12,318
• − Property taxes: −$3,298
• − Insurance: −$1,100
• − Repairs & maintenance: −$3,084
• − Management: −$3,084
• − Depreciation: −$6,397
• Taxable income: $9,264
• Est. tax owed @ 24.0%: −$2,223
• After-tax cash flow: $9,990/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 Extensive rehab

This two-unit building requires extensive renovations, including kitchen and bathroom renovations, HVAC and mechanical systems upgrade, and landscaping. The home is currently in fair condition, but the repairs and maintenance needed will significantly increase its value.

Repairs flagged

• Major Kitchen cabinets — The cabinets are visibly worn and may need to be replaced or refinished.
• Major Kitchen countertops — The countertops are visibly worn and may need to be replaced or refinished.
• Major Bathroom fixtures — The fixtures are visibly worn and may need to be replaced or refinished.
• Major Bathroom tiles — The tiles are visibly worn and may need to be replaced or refinished.
• Major Plumbing — The plumbing may be outdated or in need of replacement.
• Major HVAC and mechanical systems — The systems are visibly worn and may need to be replaced or repaired.

Value-add opportunities

• Resale Kitchen renovation — A new kitchen will attract more buyers and increase the home's value.
• Resale Bathroom renovation — A new bathroom will attract more buyers and increase the home's value.
• Both HVAC and mechanical systems upgrade — Upgrading the HVAC and mechanical systems will improve the home's comfort and energy efficiency, attracting more buyers and renters.
• Both Landscaping — A well-maintained and landscaped yard will improve the home's curb appeal and attract more buyers and renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · The cabinets are visibly worn and may need to be replaced or refinished.	Major	$15,000–50,000
Kitchen countertops · The countertops are visibly worn and may need to be replaced or refinished.	Major	$15,000–50,000
Bathroom fixtures · The fixtures are visibly worn and may need to be replaced or refinished.	Major	$15,000–50,000
Bathroom tiles · The tiles are visibly worn and may need to be replaced or refinished.	Major	$15,000–50,000
Plumbing · The plumbing may be outdated or in need of replacement.	Major	$15,000–50,000
HVAC and mechanical systems · The systems are visibly worn and may need to be replaced or repaired.	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Resale Kitchen renovation — A new kitchen will attract more buyers and increase the home's value. ↑
• Resale Bathroom renovation — A new bathroom will attract more buyers and increase the home's value. ↑
• Both HVAC and mechanical systems upgrade — Upgrading the HVAC and mechanical systems will improve the home's comfort and energy efficiency, attracting more buyers and renters. ↑
• Both Landscaping — A well-maintained and landscaped yard will improve the home's curb appeal and attract more buyers and renters. ↑

ⓘ 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: 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 — Berwyn

• Score: 83/100
• State rank: #46
• US rank: #966

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Berwyn, IL
• County: Cook County · 4,486,803 people
• City population: 63,721
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 63,721
• Household income: $77,718
• Rent vs Own: 36.1% rent · 63.9% own
• Severe rent burden: 1998.0

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 0.55)
• Race & ethnicity: Hispanic / Latino 61% White 27% Two or more races 19% Black 7% Asian 4% Native American 1%
• Hispanic origin (detail): Mexican 47% Puerto Rican 8%
• Common ancestry: Romanian 7% Italian 1% Lithuanian 0%
• Foreign-born: 23% · Canada, Vietnam, Jamaica
• Languages at home: 47% English-only · Spanish 47% Tagalog/Filipino 2% Other Indo-European 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: ▼ -318.33%
• Current HPI: 236.662
• Rent YoY: ▲ 4.57%
• 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

1 event — show timeline

• 2026-06-03 Listed $219,900 MRED as Distributed by MLS Grid