750 Pearson St #808 · Des Plaines, IL 60016

$2,900

2 bd · 2.0 ba · 1,493 sqft · Townhouse · 1 Days on market

Built 2002

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +4.2/5.0
• Rent growth +3.7/5.0
• Schools +3.4/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Move right into this 2 bedroom 2 bath 8th floor corner unit at sought after Library Courte in Downtown Des Plaines. Freshly painted, brand new vinyl flooring. Stainless steel appliances. Heat, water and cable TV included. Heated indoor parking space (#25). Large storage unit (#57) Great location close to shopping, restaurants, library, Metra and Iconic Des Plaines Theater. No pets. No smoking, Owner is a licensed Real Estate Broker.

Key facts

• Large storage unit
• Garage
• Built 2002

Tags

• 8TH FLOOR CORNER UNIT
• STAINLESS STEEL APPLIANCES
• HEATED INDOOR PARKING SPACE
• LARGE STORAGE UNIT

Property features AI

Finance

• Other: Living area source: Builder; Commuter access: Commuter bus, commuter train, interstate access; Possession: Immediate
• HOA & community: Monthly association fee; Association amenities: Storage, Receiving Room, Security door locks, Intercom; Manager off-site; No pets allowed

Exterior

• Parking: Attached garage (owned); Heated garage with garage door opener; Concrete parking and garage; 1 garage space / 1 total parking space
• Security: Security door lock(s); Intercom
• Utilities: Water: Lake Michigan; Sewer: Public sewer; Electric: Circuit breakers
• Home design: Attached single condo; End unit; Entry level: 8
• Construction: Brick construction; Rubber roof; Concrete perimeter foundation; Built approximately 21-25 years ago
• Exterior features: Balcony; Common grounds

Interior

• Kitchen: Range; Microwave; Dishwasher; Refrigerator; Disposal; Stainless steel appliances; Eating area/table space
• Bedrooms: Master bedroom on main level with full bath; Additional bedrooms (2) — one listed as Bedroom 2 on main level
• Flooring: Vinyl flooring in living, dining, kitchen and bedrooms; Blinds on several windows
• Bathrooms: 2 full bathrooms; Separate shower in at least one bath
• Heating & cooling: Radiant heating; Central air
• Interior features: Elevator; Storage; Open floor plan; 5 total rooms
• Laundry & utility: In-unit laundry with washer and dryer; Laundry sink

🏷️ Possibly a rental listed for sale. The $2,900 price doesn't fit this home's estimated sale value (~$350,855) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $3k.

Deal economics

• At list price, monthly cash flow is $2k ($24k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $3k).
• Cap rate 828.0% vs local median 3.5% in Des Plaines — 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 (#58 in IL, #1,038 nationally) — a professional / high-income tenant draw. Strengths: commute A+, employment A+, housing A+.
• Maine Township Hsd 207 (suburban): math 34% / reading 39% proficiency, ranked #143 of 620 in IL (top 23%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Iroquois Community School (math 44% / reading 59%, grade C-, #167 of 2,056 statewide, top 8%, 432 students, 0% FRL); Chippewa Middle School (math 27% / reading 38%, grade F, #223 of 665 statewide, top 34%, 615 students, 0% FRL); Maine West High School (math 21% / reading 27%, grade F, #304 of 693 statewide, top 44%, 1,880 students, 0% FRL).
• Market conditions: Rents rising fast (+4.7%/yr); 131 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).
• This rent runs 35% of the median local income ($87k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $20 of loan paydown is wiped out by about $87 of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.7% rent growth), your $812 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $2,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
3. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 87.55% ✓
• Cap rate: 827.95%
• Cash-on-cash: 2934.49%
• DSCR: 131.57
• GRM: 0.1

CMA / ARV

• ARV (on-the-fly): $350,855
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1636 Ashland Ave #309	0.27mi	2/2.0	1,431 (-4%)	0mo	$336,000	$235	80
1491 Ashland Ave Unit 6SW	0.26mi	2/2.0	1,400 (-6%)	0mo	$250,000	$179	78
905 Center St #208	0.25mi	2/2.0	1,400 (-6%)	1mo	$313,500	$224	77
799 Graceland Ave Unit 506A	0.28mi	2/2.0	1,405 (-6%)	1mo	$375,000	$267	76
1636 Ashland Ave #209	0.27mi	2/2.0	1,400 (-6%)	2mo	$317,000	$226	76
365 Graceland Ave Unit 205A	0.47mi	2/2.0	1,512 (+1%)	1mo	$320,000	$212	76
1277 E Thacker St #303	0.34mi	2/2.0	1,565 (+5%)	1mo	$360,000	$230	75
770 Pearson St #808	0.05mi	2/1.0	1,280 (-14%)	1mo	$325,000	$254	69
1636 Ashland Ave #402	0.27mi	2/2.0	1,334 (-11%)	2mo	$315,000	$236	68
656 Pearson St #203	0.16mi	2/2.0	1,278 (-14%)	1mo	$355,000	$278	68
787 Graceland Ave #202	0.25mi	2/2.0	1,679 (+12%)	2mo	$405,100	$241	66
1600 E Thacker St #513	0.20mi	2/2.0	1,700 (+14%)	2mo	$330,000	$194	66

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 · 4.74% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 161.79×
• Total profit: $130,559
• Equity at exit: $432

10-year hold

• IRR: —
• Equity multiple: 365.43×
• Total profit: $295,919
• Equity at exit: $251

Cash invested: $812 (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 60016

• Rents YoY: 4.7%
• Active inventory: 131
• Price-to-rent: 0.1×

Monthly cashflow live

• Estimated rent: $2,539 high
• Mortgage (P&I): −$15
• Tax est. 1.5%: −$4 /mo · $44/yr
• Insurance: −$1
• HOA: −$0
• Vacancy / Maint / Mgmt: −$533
• Net cashflow: $1,986

Break-even live

Break-even rent $25

Max offer price $2,900

Occupancy floor 17%

Sensitivity live

Price	-10% $1,988	-5% $1,987	+0% $1,986	+5% $1,985	+10% $1,984
Rent	-10% $1,785	-5% $1,885	+0% $1,986	+5% $2,086	+10% $2,186
Rate	-1.0pp $1,987	-0.5pp $1,986	base $1,986	+0.5pp $1,985	+1.0pp $1,984

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: $725
• Closing costs: $87
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
770 Pearson St #211 Des Plaines, IL	2.0	2.0	1337	$2,575	$1.93	26d	1	0.03mi
1555 Ellinwood Ave Des Plaines, IL	2.0	1.0–2.0	887	$3,605	$4.06	25d	7	0.10mi
1555 Ellinwood Ave Des Plaines, IL	1.0–2.0	1.0–2.0	1060	$3,555	$3.35	0d	3	0.10mi
1425 Ellinwood St Des Plaines, IL	1.0–2.0	1.0–2.0	941	$3,308	$3.51	1d	16	0.13mi
675 Pearson St #704 Des Plaines, IL	3.0	2.0	1788	$3,000	$1.68	7d	1	0.13mi
656 Pearson St Unit 403C Des Plaines, IL	2.0	2.0	1278	$2,550	$2.00	26d	1	0.14mi
656 Pearson St Unit 701C Des Plaines, IL	2.0	2.0	1536	$2,800	$1.82	3d	1	0.14mi
647 Metropolitan Way #508 Des Plaines, IL	2.0	2.0	1400	$2,695	$1.93	26d	1	0.14mi
595 S River Rd Des Plaines, IL	1.0–2.0	1.0–2.0	1125	$2,823	$2.51	1d	3	0.24mi
1551 Ashland Ave #306 Des Plaines, IL	2.0	1.5	1500	$2,350	$1.57	8d	1	0.27mi
799 Graceland Ave Unit 402A Des Plaines, IL	3.0	2.0	1868	$3,000	$1.61	19d	1	0.28mi
880 Lee St Des Plaines, IL	2.0	1.0–2.0	865	$2,800	$3.24	19d	1	0.29mi
1378 Perry St #510 Des Plaines, IL	2.0	2.0	1585	$2,700	$1.70	26d	1	0.34mi
1639 Oakwood Ave Unit 304 Des Plaines, IL	2.0	1.0	900	$1,950	$2.17	17d	1	0.38mi
1639 Oakwood Ave Unit D403 Des Plaines, IL	2.0	1.0	900	$1,950	$2.17	8d	1	0.38mi
1639 Oakwood Ave Des Plaines, IL	2.0	1.0	900	$1,850	$2.06	20d	1	0.38mi
1653 Oakwood Ave Unit C4 Des Plaines, IL	2.0	1.0	900	$1,950	$2.17	8d	1	0.39mi
430 Oak St Des Plaines, IL	2.0	1.5	1080	$2,250	$2.08	26d	1	0.39mi
1653 Oakwood Ave Des Plaines, IL	2.0	1.0	900	$1,950	$2.17	26d	1	0.39mi
1004 S River Rd Apt 201 Des Plaines, IL	2.0	1.0	900	$1,850	$2.06	22d	1	0.40mi
397 Alles St Unit 2 Des Plaines, IL	3.0	2.0	1550	$2,800	$1.81	26d	1	0.42mi
397 Alles St Unit 2 Des Plaines, IL	3.0	2.0	1550	$2,800	$1.81	22d	1	0.42mi
425 Laurel Ave Unit 1 Des Plaines, IL	2.0	1.0	1000	$1,750	$1.75	20d	1	0.44mi
1354 E Washington St #302 Des Plaines, IL	2.0	1.0	1100	$2,000	$1.82	26d	1	0.46mi
429 Western Ave Unit 3 Des Plaines, IL	2.0	1.0	1000	$1,750	$1.75	4d	1	0.51mi
430 S Western Ave #410 Des Plaines, IL	1.0	1.0	1000	$2,100	$2.10	5d	1	0.56mi
1014 E Prairie Ave Unit 2FE Des Plaines, IL	2.0	1.0	1000	$1,550	$1.55	3d	1	0.61mi
1290 Margret St Des Plaines, IL	3.0	1.0	1006	$2,400	$2.39	8d	1	0.91mi
1409 E Lincoln Ave Des Plaines, IL	3.0	2.0	1553	$3,100	$2.00	23d	1	1.03mi
750 N Northwest Hwy Des Plaines, IL	3.0	1.0–2.0	1194	$3,157	$2.64	0d	12	1.16mi
1675 S Cora St Des Plaines, IL	3.0	1.0	940	$2,895	$3.08	26d	1	1.18mi
9422 Bay Colony Dr Unit 2W Des Plaines, IL	2.0	1.0	1000	$1,800	$1.80	26d	1	1.20mi
726 Hanbury Dr Des Plaines, IL	3.0	2.5	1700	$3,000	$1.76	13d	1	1.22mi
1674 Maple St Des Plaines, IL	3.0	2.0	1277	$3,000	$2.35	4d	1	1.23mi
9440 Bay Colony Dr Unit 2E Des Plaines, IL	2.0	1.0	1000	$1,900	$1.90	26d	1	1.24mi
9462 Bay Colony Dr Unit 3rd Floor Des Plaines, IL	2.0	1.0	1000	$1,850	$1.85	26d	1	1.24mi
9446 Bay Colony Dr Unit 1S Des Plaines, IL	2.0	1.0	950	$1,950	$2.05	0d	1	1.27mi
9446 Bay Colony Dr Unit 2S Des Plaines, IL	2.0	1.0	1100	$1,850	$1.68	21d	1	1.27mi
1747 S Cora St Des Plaines, IL	2.0	2.0	1200	$2,790	$2.33	4d	1	1.27mi
9482 Bay Colony Dr Unit 3N Des Plaines, IL	2.0	1.0	1000	$1,800	$1.80	3d	1	1.30mi

Listing history 2 events

1. 2026-06-17
   remarks 436-char remark
2. 2026-06-17
   listed $2,900 Coming Soon 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $30,467
• − Mortgage interest: −$162
• − Property taxes: −$44
• − Insurance: −$14
• − Repairs & maintenance: −$2,437
• − Management: −$2,437
• − Depreciation: −$84
• Taxable income: $25,287
• Est. tax owed @ 24.0%: −$6,069
• After-tax cash flow: $17,759/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: Maine Township Hsd 207
• NCES district ID: 1724090
• Math proficiency: 34% ▼ -13.00%
• Reading proficiency: 39% ▼ -7.00%
• Median HH income: $79,034
• Composite: 34.36/100
• National rank: #5220
• State rank: #143 of 620 in IL

Livability — Des Plaines

• Score: 83/100
• State rank: #58
• US rank: #1038

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Des Plaines, IL
• County: Cook County · 4,486,803 people
• City population: 60,898
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 60,898
• Household income: $86,571
• Rent vs Own: 32.4% rent · 67.6% own
• Severe rent burden: 1719.0

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 0.65)
• Race & ethnicity: White 52% Asian 22% Hispanic / Latino 17% Two or more races 10% Black 5%
• Hispanic origin (detail): Mexican 12% Puerto Rican 2%
• Common ancestry: Romanian 13% Subsaharan African 2% Scotch-Irish 2%
• Foreign-born: 38% · Canada, South Korea, China
• Languages at home: 49% English-only · Russian/Polish/Slavic 13% Other Indo-European 12% Spanish 11%

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: ▼ -238.52%
• Current HPI: 223.0247
• Rent YoY: ▲ 4.74%
• 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