18 E 137th St · Riverdale, IL 60827

$420,000

12 bd · 6.0 ba · 5,685 sqft · MultiFamily public records · 30 Days on market

Built 1970 5,925 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
• Rent growth +4.5/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• 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

AWESOME OPPORTUNITY. SOLID 6 UNIT AND REBUILT LIKE NEW CONSTRUCTION. FLEXICORE CONSTRUCTION. NEARLY 6,000 SQ. FT. PLUS FULL BASEMENT AREAS. LITERALLY ALL NEW INTERIOR & EXTERIOR EXCEPT THE STRUCTURE. HERE IS THE CHANCE TO HAVE TOP INCOME WITH MOVING IN ALL NEW TENANTS WHO DEMAND TOP CONDITION. COMPLETELY RENOVATED 6-UNIT BLDG WITH EACH APARTMENT FEATURING 2 BEDROOMS & 1 BATH IN EACH UNIT! ONE OF THE NICEST BUILDINGS IN RIVERDALE. ALL NEW MECHANICALS THROUGH OUT. NEW ROOF, GUTTERS & TRIM. 7 NEW WATER TANKS. ALL NEW WINDOWS. NEW INSULATION. ALL NEW HEATING SYSTEMS IN EACH UNIT & BASEMENT AREAS. ALL NEW FLOORING THROUGHOUT. LV FLOORING IN LIVING ROOM, KITCHENS & B

Key facts

• 5,925 sq ft lot
• Built 1970
• Listed 29 days

What this means for you Summary

Snapshot

• This is a 6 × 2-bed/1.8-bath units multifamily listed at $420k.

Deal economics

• At list price, monthly cash flow is $2k ($30k/yr) — positive. Per door: $412/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $420k).
• Recommended offer: $414k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.4% vs local median 9.5% in Riverdale — 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 69/100 on livability (#434 in IL) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A-; Watch: health & safety C-, schools F, crime F.
• Thornton Twp Hsd 205 (suburban): math 7% / reading 8% proficiency, ranked #594 of 620 in IL (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+7.8%/yr); 76 active listings in the ZIP; lower-income renter base — watch delinquency; 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).
• At $8,079/mo this rent would consume 260% of the median local household income ($37k/yr) (locally 1868% 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 $13k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 7.8% rent growth), your $118k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($414k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $215k; list at $420k implies a 95% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.4% of price.

Recommended offer $413,700 (1.5% below list)

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 1970 — 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. 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?
8. 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.
9. 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.
10. 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: 1.92% ✓
• Cap rate: 13.36%
• Cash-on-cash: 25.23%
• DSCR: 2.12
• GRM: 4.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 7.82% rent growth · sell at horizon

5-year hold

• IRR: 25.1%
• Equity multiple: 2.12×
• Total profit: $131,276
• Equity at exit: $62,623

10-year hold

• IRR: 36.2%
• Equity multiple: 5.31×
• Total profit: $506,426
• Equity at exit: $36,314

Cash invested: $117,600 (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 60827

• Home prices YoY: -31.8%
• Rents YoY: 7.8%
• Active inventory: 76
• Price-to-rent: 26.0×

Monthly cashflow live

• Estimated rent: $8,079 high
• Mortgage (P&I): −$2,203
• Tax from tax record: −$1,532 /mo · $18,382/yr
• Insurance: −$175
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,697
• Net cashflow: $2,473

Break-even live

Break-even rent $4,949

Max offer price $420,000

Occupancy floor 64%

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

Units	Beds	Baths	Est. rent
▸ 6× units	2	1.8	$8,076
Total (6 units)			$8,079

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: $105,000
• Closing costs: $12,600
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $420,000 Active 30 DOM
2. 2026-06-17
   days on market $420,000 Active 29 DOM
3. 2026-06-16
   days on market $420,000 Active 28 DOM
4. 2026-06-15
   days on market $420,000 Active 27 DOM
5. 2026-06-13
   days on market $420,000 Active 25 DOM
6. 2026-06-13
   days on market $420,000 Active 24 DOM
7. 2026-06-09
   days on market $420,000 Active 21 DOM
8. 2026-06-08
   days on market $420,000 Active 20 DOM
9. 2026-06-07
   days on market $420,000 Active 19 DOM
10. 2026-06-04
    days on market $420,000 Active 16 DOM
11. 2026-06-03
    days on market $420,000 Active 15 DOM
12. 2026-06-02
    days on market $420,000 Active 14 DOM
13. 2026-06-01
    days on market $420,000 Active 13 DOM
14. 2026-05-31
    days on market $420,000 Active 12 DOM
15. 2026-05-20
    price $420,000
16. 2026-05-19
    listed $380,000 Active
17. 2026-04-09
    historical
18. 2000-07-17
    soldstatus $215,000
19. 1989-11-06
    soldstatus $140,000
20. 1977-04-21
    soldstatus $100,000

ⓘ 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: $18,382 · $1,532/mo
• Projected year-2 tax: $18,382 · $1,532/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 3/10 Moderate FEMA zone X (unshaded) · 20% 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 · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $96,948
• − Mortgage interest: −$23,527
• − Property taxes: −$18,382
• − Insurance: −$2,100
• − Repairs & maintenance: −$7,756
• − Management: −$7,756
• − Depreciation: −$12,218
• Taxable income: $25,209
• Est. tax owed @ 24.0%: −$6,050
• After-tax cash flow: $23,626/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: Thornton Twp Hsd 205
• NCES district ID: 1738970
• Math proficiency: 7% ▬ 0.00%
• Reading proficiency: 8% ▼ -2.00%
• Median HH income: $43,392
• Composite: 6.92/100
• National rank: #9976
• State rank: #594 of 620 in IL

Livability — Riverdale

• Score: 69/100
• State rank: #434
• US rank: #8867

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Riverdale, IL
• County: Cook County · 4,486,803 people
• City population: 24,713
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 24,713
• Household income: $37,217
• Rent vs Own: 59.8% rent · 40.2% own
• Severe rent burden: 1868.0

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 Black (88%)
• Race & ethnicity: Black 88% Two or more races 5% Hispanic / Latino 5% White 2%
• Common ancestry: Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -76.39%
• Current HPI: 163.7725
• Rent YoY: ▲ 7.82%
• 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

+320.0% since first listed

6 events — show timeline

• 2026-05-20 Price Changed $420,000 MRED as Distributed by MLS Grid
• 2026-05-19 Listed $380,000 MRED as Distributed by MLS Grid
• 2026-04-09 Listing Removed — MRED as Distributed by MLS Grid
• 2000-07-17 Sold (Public Records) $215,000 Public Records
• 1989-11-06 Sold (Public Records) $140,000 Public Records
• 1977-04-21 Sold (Public Records) $100,000 Public Records

Property tax history

+3.7%/yr

Latest (2023): $18,382 · -6.8% YoY. Source: county tax records.