7235 Roosevelt Rd · Forest Park, IL 60130

$249,000

4 bd · 1.5 ba · 1,980 sqft · Condo public records · 23 Days on market

Built 1909

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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 +15.4/30.0
• ARV discount +7.5/15.0
• 1% rule +5.5/10.0
• DSCR +4.7/10.0
• Livability +4.3/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Great opportunity for any business owner! Vacant mixed-use building with 2-bedroom apartment and 1,100 SF store. Located on busy Roosevelt Road with traffic count of 23,700 vehicles per day. The upstairs 2-bedroom apartment includes a den, with living room, formal dining room, and large kitchen, as well as unique and original woodwork details. Nearby businesses along Roosevelt Road include Walgreens, Shell, Jewel-Osco, McDonald's, Culvers, Walmart, Planet Fitness and much more. Population of 266,125 within 2 miles with 93,067 households and average household income of $107K.

Key facts

• Nearby businesses
• 3,125 sq ft lot
• Built 1909

Tags

• ORIGINAL WOODWORK DETAILS
• NEARBY BUSINESSES

Property features AI

Finance

• Other: Two-unit building; Sole proprietor ownership

Exterior

• Parking: Common outdoor parking; Indoor parking with 1–5 spaces
• Utilities: Electric with circuit breakers and separate meters (service 0–100 amps); Natural gas available; Water available; Sewer connected; Electric to site
• Home design: Mixed-use property; Located on Roosevelt Road, 1 block west of Harlem Avenue
• Construction: Built before 1978; Stone and vinyl siding exterior; Composition roof with gable structure; Block foundation
• Exterior features: 25 x 125 lot dimensions; Frontage on a state road; Zoned RTAIL (retail)

Interior

• Kitchen: One range/stove
• Flooring: Vinyl; Wood
• Heating & cooling: Central building heat (radiators); Window unit(s) for cooling
• Interior features: Vinyl and wood flooring; Central building heat with radiators; Window air conditioning units
• Laundry & utility: Washer/dryer not leased (no)

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath condo listed at $249k.

Deal economics

• At list price, monthly cash flow is $96 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $249k).
• Recommended offer: $245k (1.5% below list) — sets the bar for market timing.
• Cap rate 6.8% vs local median 3.1% in Forest Park — 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 86/100 on livability (#20 in IL, #405 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+; Watch: crime F.
• Proviso Twp Hsd 209 (suburban): math 12% / reading 17% proficiency, ranked #507 of 620 in IL (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising (+2.8%/yr); 48 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 10d 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).
• This rent runs 41% of the median local income ($77k/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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($245k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $150k; list at $249k implies a 66% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1909 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $245,265 (1.5% below list)

Questions for the listing agent

1. Built in 1909 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.05% ✓
• Cap rate: 6.76%
• Cash-on-cash: 1.65%
• DSCR: 1.07
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.76% rent growth · sell at horizon

5-year hold

• IRR: -13.9%
• Equity multiple: 0.50×
• Total profit: $-34,663
• Equity at exit: $37,127

10-year hold

• IRR: -5.4%
• Equity multiple: 0.65×
• Total profit: $-24,082
• Equity at exit: $21,529

Cash invested: $69,720 (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 60130

• Rents YoY: 2.8%
• Active inventory: 48
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,627 high
• Mortgage (P&I): −$1,306
• Tax from tax record: −$570 /mo · $6,836/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$552
• Net cashflow: $96

Break-even live

Break-even rent $2,505

Max offer price $249,000

Occupancy floor 91%

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
946 Beloit Ave Forest Park, IL	3.0	2.5	2300	$4,000	$1.74	10d	1	0.37mi
1515 Maple Ave Unit 1 Berwyn, IL	3.0	1.0	1400	$1,995	$1.43	24d	1	0.46mi
1056 Des Plaines Ave Forest Park, IL	3.0	1.5	1450	$2,295	$1.58	7d	1	0.64mi
1628 Euclid Ave Unit 1 Berwyn, IL	3.0	1.0	1500	$2,100	$1.40	24d	1	0.89mi
1801 S Oak Park Ave Unit 1 Berwyn, IL	3.0	1.0	1304	$2,300	$1.76	5d	1	0.91mi
1845 S Oak Park Ave Unit 2 Berwyn, IL	3.0	1.0	1322	$1,650	$1.25	24d	1	0.99mi
1447 Cuyler Ave Berwyn, IL	3.0	1.5	1400	$2,900	$2.07	3d	1	1.27mi
1220 S Lombard Ave Unit 2 Berwyn, IL	3.0	1.0	1300	$1,650	$1.27	24d	1	1.38mi
1105 Pleasant St Oak Park, IL	3.0	1.0–2.0	1410	$7,015	$4.97	1d	10	1.40mi
7307 Franklin St Forest Park, IL	3.0	3.0	2400	$3,400	$1.42	24d	1	1.42mi
2036 S 1st Ave Maywood, IL	4.0	2.0	1363	$2,750	$2.02	1d	1	1.44mi
1133 South Blvd Oak Park, IL	3.0	1.0–2.0	1042	$6,240	$5.99	1d	8	1.49mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-18
   days on market $249,000 Active 23 DOM
2. 2026-06-17
   days on market $249,000 Active 22 DOM
3. 2026-06-16
   days on market $249,000 Active 21 DOM
4. 2026-06-15
   days on market $249,000 Active 20 DOM
5. 2026-06-13
   days on market $249,000 Active 18 DOM
6. 2026-06-13
   days on market $249,000 Active 17 DOM
7. 2026-06-09
   days on market $249,000 Active 14 DOM
8. 2026-06-08
   days on market $249,000 Active 13 DOM
9. 2026-06-07
   days on market $249,000 Active 12 DOM
10. 2026-06-04
    days on market $249,000 Active 9 DOM
11. 2026-06-03
    days on market $249,000 Active 8 DOM
12. 2026-06-02
    days on market $249,000 Active 7 DOM
13. 2026-06-01
    days on market $249,000 Active 6 DOM
14. 2026-05-31
    days on market $249,000 Active 5 DOM
15. 2026-05-26
    listed $249,000 Active
16. 2026-05-20
    historical
17. 2026-05-18
    price
18. 2026-03-20
    listed Active
19. 2015-04-07
    soldstatus $150,000

ⓘ 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: $6,836 · $570/mo
• Projected year-2 tax: $6,836 · $570/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 ≥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: $31,523
• − Mortgage interest: −$13,948
• − Property taxes: −$6,836
• − Insurance: −$1,245
• − Repairs & maintenance: −$2,522
• − Management: −$2,522
• − Depreciation: −$7,244
• Taxable loss: −$2,793
• Est. tax savings @ 24.0%: +$670
• After-tax cash flow: $1,823/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: Proviso Twp Hsd 209
• NCES district ID: 1732910
• Math proficiency: 12% ▼ -4.00%
• Reading proficiency: 17% ▼ -3.00%
• Median HH income: $51,744
• Composite: 13.5/100
• National rank: #9518
• State rank: #507 of 620 in IL

Livability — Forest Park

• Score: 86/100
• State rank: #20
• US rank: #405

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Forest Park, IL
• County: Cook County · 4,486,803 people
• City population: 13,943
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 13,943
• Household income: $77,221
• Rent vs Own: 47.2% rent · 52.8% own
• Severe rent burden: 650.0

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 0.64)
• Race & ethnicity: White 53% Black 25% Hispanic / Latino 11% Two or more races 7% Asian 7%
• Hispanic origin (detail): Mexican 6% Puerto Rican 2%
• Common ancestry: Romanian 5% Lithuanian 3% Serbian 2%
• Foreign-born: 9% · Canada
• Languages at home: 85% English-only · Spanish 8% Other Asian/Pacific 2% Arabic 2%

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: ▼ -192.60%
• Current HPI: 292.8802
• Rent YoY: ▲ 2.76%
• 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

+66.0% since first listed

5 events — show timeline

• 2026-05-26 Listed $249,000 MRED as Distributed by MLS Grid
• 2026-05-20 Listing Removed — MRED as Distributed by MLS Grid
• 2026-05-18 Price Changed — MRED as Distributed by MLS Grid
• 2026-03-20 Listed — MRED as Distributed by MLS Grid
• 2015-04-07 Sold (Public Records) $150,000 Public Records

Property tax history

-0.1%/yr

Latest (2023): $6,836 · -2.3% YoY. Source: county tax records.