12452 Fairview Ave · Blue Island, IL 60406

$545,000

10 bd · 6.0 ba · 5,306 sqft · MultiFamily public records · 422 Days on market

Built 1962 6,426 sqft lot Est $501k · 9% over

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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 +28.7/30.0
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• Livability +3.9/5.0
• ARV discount +3.6/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 6 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Six unit multifamily in a good rental area. The property is fully rented. Located close to I-57 & I-294. Six parking spaces. A good addition to an investors portfolio. * Please reference 12456 Fairview that is owned by the seller. Marketing package is available on request.

Key facts

• Six parking spaces
• Good rental area
• Fully rented

Tags

• GOOD RENTAL AREA
• FULLY RENTED
• CLOSE TO I-57
• CLOSE TO I-294
• SIX PARKING SPACES

What this means for you Summary

Snapshot

• This is a 6 × 1-bed/1-bath units multifamily listed at $545k.

Deal economics

• At list price, monthly cash flow is $2k ($22k/yr) — positive. Per door: $302/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $545k).
• Recommended offer: $480k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.3% vs local median 6.5% in Blue Island — 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 (#159 in IL, #2,964 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: employment C-, schools F, crime F.
• 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: 43 active listings in the ZIP; 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 $4k of loan paydown is wiped out by about $16k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $153k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 422 days — a 12% lower offer ($480k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y ago; this cycle's ask has dropped $50k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price.

Recommended offer $479,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 422 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
10. 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.
11. 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.
12. 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: 1.48% ✓
• Cap rate: 10.28%
• Cash-on-cash: 14.23%
• DSCR: 1.63
• GRM: 5.6

CMA / ARV

• ARV (median comp): $501,350
• List price: $545,000
• Delta: 8.71%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12840 Mozart St	0.49mi	10/5.0	5,030 (-5%)	18mo	$440,000	$87	49

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: 4.7%
• Equity multiple: 1.18×
• Total profit: $27,557
• Equity at exit: $81,261

10-year hold

• IRR: 14.2%
• Equity multiple: 2.15×
• Total profit: $174,884
• Equity at exit: $47,122

Cash invested: $152,600 (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 60406

• Home prices YoY: -26.8%
• Active inventory: 43
• Price-to-rent: 33.8×

Monthly cashflow live

• Estimated rent: $8,059 high
• Mortgage (P&I): −$2,858
• Tax from tax record: −$1,472 /mo · $17,661/yr
• Insurance: −$227
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,692
• Net cashflow: $1,810

Break-even live

Break-even rent $5,768

Max offer price $545,000

Occupancy floor 73%

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

Units	Beds	Baths	Est. rent
▸ 6× units	1	1	$8,058
Total (6 units)			$8,059

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: $136,250
• Closing costs: $16,350
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $545,000 Active 422 DOM
2. 2026-06-17
   days on market $545,000 Active 421 DOM
3. 2026-06-16
   days on market $545,000 Active 420 DOM
4. 2026-06-15
   days on market $545,000 Active 419 DOM
5. 2026-06-13
   days on market $545,000 Active 417 DOM
6. 2026-06-09
   days on market $545,000 Active 413 DOM
7. 2026-06-08
   days on market $545,000 Active 412 DOM
8. 2026-06-07
   days on market $545,000 Active 411 DOM
9. 2026-06-04
   days on market $545,000 Active 408 DOM
10. 2026-06-03
    days on market $545,000 Active 407 DOM
11. 2026-06-02
    days on market $545,000 Active 406 DOM
12. 2026-06-01
    days on market $545,000 Active 405 DOM
13. 2026-05-31
    days on market $545,000 Active 404 DOM
14. 2025-04-25
    price $545,000 279-char remark

    Show marketing remark (279 chars)

    Six unit multifamily in a good rental area. The property is fully rented. Located close to I-57 & I-294. Six parking spaces. A good addition to an investors portfolio. * Please reference 12456 Fairview that is owned by the seller. Marketing package is available on request.

15. 2025-04-22
    listed $595,000 Active 279-char remark

    Show marketing remark (279 chars)

    Six unit multifamily in a good rental area. The property is fully rented. Located close to I-57 & I-294. Six parking spaces. A good addition to an investors portfolio. * Please reference 12456 Fairview that is owned by the seller. Marketing package is available on request.

16. 2021-04-27
    soldstatus $640,000
17. 2021-02-26
    soldstatus $640,000 Closed Sale 956-char remark

    Show marketing remark (956 chars)

    Two 6-unit, all brick multi-family buildings tucked away in a neighborhood of historic Blue Island that offers 10+% Cap Rate! These buildings are comprised of ten, 2 bedroom, 1 bathroom units (all the same floor plan) and two, 1 bedroom, 1 bathroom units (both the same floor plan). With rents below market value these properties still boast a Cap Rate of over 10.5%. Rents range from $741 to $900 a month with extra income from Laundry located in each buildings's basement. Several tenants have been there for years and rent rolls are available on request. Most units have hard wood floors with only a couple with carpet left due to long term tenants that have not moved yet. The buildings are voucher approved so the owners rarely have vacancies. Close to the highway, Metra and Red line these properties make great rentals for commuters. Price reflects the sale of both buildings together which the owners prefer. Tax IDs: 24254080300000, 24254080310000

18. 2021-01-15
    historical 956-char remark

    Show marketing remark (956 chars)

    Two 6-unit, all brick multi-family buildings tucked away in a neighborhood of historic Blue Island that offers 10+% Cap Rate! These buildings are comprised of ten, 2 bedroom, 1 bathroom units (all the same floor plan) and two, 1 bedroom, 1 bathroom units (both the same floor plan). With rents below market value these properties still boast a Cap Rate of over 10.5%. Rents range from $741 to $900 a month with extra income from Laundry located in each buildings's basement. Several tenants have been there for years and rent rolls are available on request. Most units have hard wood floors with only a couple with carpet left due to long term tenants that have not moved yet. The buildings are voucher approved so the owners rarely have vacancies. Close to the highway, Metra and Red line these properties make great rentals for commuters. Price reflects the sale of both buildings together which the owners prefer. Tax IDs: 24254080300000, 24254080310000

19. 2021-01-15
    listed $670,000 956-char remark

    Show marketing remark (956 chars)

    Two 6-unit, all brick multi-family buildings tucked away in a neighborhood of historic Blue Island that offers 10+% Cap Rate! These buildings are comprised of ten, 2 bedroom, 1 bathroom units (all the same floor plan) and two, 1 bedroom, 1 bathroom units (both the same floor plan). With rents below market value these properties still boast a Cap Rate of over 10.5%. Rents range from $741 to $900 a month with extra income from Laundry located in each buildings's basement. Several tenants have been there for years and rent rolls are available on request. Most units have hard wood floors with only a couple with carpet left due to long term tenants that have not moved yet. The buildings are voucher approved so the owners rarely have vacancies. Close to the highway, Metra and Red line these properties make great rentals for commuters. Price reflects the sale of both buildings together which the owners prefer. Tax IDs: 24254080300000, 24254080310000

20. 2008-07-10
    soldstatus $520,000
21. 2008-07-01
    soldstatus $520,000
22. 2008-05-14
    historical
23. 2007-10-03
    listed $609,900
24. 1987-10-28
    soldstatus $155,000

ⓘ 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: $17,661 · $1,472/mo
• Projected year-2 tax: $17,661 · $1,472/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 ≥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: $96,708
• − Mortgage interest: −$30,528
• − Property taxes: −$17,661
• − Insurance: −$2,725
• − Repairs & maintenance: −$7,737
• − Management: −$7,737
• − Depreciation: −$15,855
• Taxable income: $14,466
• Est. tax owed @ 24.0%: −$3,472
• After-tax cash flow: $18,245/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: 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 — Blue Island

• Score: 77/100
• State rank: #159
• US rank: #2964

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Blue Island, IL
• City population: 24,887
• Population (ZIP): 24,887

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 0.65)
• Race & ethnicity: Hispanic / Latino 44% Black 34% White 19% Two or more races 8%
• Hispanic origin (detail): Mexican 39%
• Common ancestry: Romanian 2% English 1% Iranian 1%
• Foreign-born: 19% · Canada
• Languages at home: 65% English-only · Spanish 33% 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: ▼ -94.77%
• Current HPI: 259.492
• 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

+251.6% since first listed

11 events — show timeline

• 2025-04-25 Price Changed $545,000 MRED as Distributed by MLS Grid
• 2025-04-22 Listed $595,000 MRED as Distributed by MLS Grid
• 2021-04-27 Sold (Public Records) $640,000 Public Records
• 2021-02-26 Sold (MLS) $640,000 MRED as Distributed by MLS Grid
• 2021-01-15 Listed $670,000 MRED as Distributed by MLS Grid
• 2021-01-15 Listing Removed — MRED as Distributed by MLS Grid
• 2008-07-10 Sold (Public Records) $520,000 Public Records
• 2008-07-01 Sold (MLS) $520,000 MRED as Distributed by MLS Grid
• 2008-05-14 Listing Removed — MRED as Distributed by MLS Grid
• 2007-10-03 Listed $609,900 MRED as Distributed by MLS Grid
• 1987-10-28 Sold (Public Records) $155,000 Public Records

Property tax history

+5.1%/yr

Latest (2023): $17,661 · +19.7% YoY. Source: county tax records.