9210 S Trumbull Ave · Evergreen Park, IL 60805

$389,000

2 bd · 1.5 ba · 1,267 sqft · SingleFamily public records · 21 Days on market

Built 1939 6,250 sqft lot Est $307k · 27% over

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Why this score? — see what drove the F 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 +5.7/30.0
• Livability +4.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• 1% rule +0.8/10.0
• DSCR +0.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

RARE FIND! A 4-BEDROOM HOME WITH ALL 4 BEDROOMS UPSTAIRS! This spacious 2,083 SF home has a newer 2nd level addition (2013). The main level spaces have been opened up with focus on maintaining the original character. Spacious living room w/ woodburning fireplace and built-in bench seating (w/ storage) overlooking the backyard. The dining room has 2 original built in corner cabinets and 2 windows letting in amazing natural light. The dining room is adjacent to the kitchen which was remodeled around the time of the 2013 addition. For those who want a more open feeling to the dining room, removing the door and expanding the opening into the dining room would accomplish this! Don't miss

Key facts

• Remodeled kitchen
• 6,250 sq ft lot
• Garage

Tags

• NEWER 2ND LEVEL ADDITION
• WOODBURNING FIREPLACE
• BUILT-IN BENCH SEATING
• REMODELED KITCHEN
• ORIGINAL BREAKFAST ROOM
• OVERSIZED SOAKING TUB

Property features AI

Finance

• HOA & community: No master association fee required; Community features include nearby park and tennis courts, curbs, sidewalks, street lights, and paved streets

Exterior

• Parking: Detached garage with garage door opener (garage owned); Concrete side driveway; Approximately 1.5 garage/parking spaces
• Utilities: Water source: Lake Michigan; Public sewer; Electric service with circuit breakers
• Home design: Detached single-family home; Queen Anne model; 2 stories; Fee simple ownership; Rehab completed in 2013; Originally built approximately 81–90 years ago; Built before 1978
• Construction: Brick construction
• Exterior features: Deck; Fenced yard; Lot dimensions approximately 50 x 125

Interior

• Kitchen: Eating-area kitchen; Range; Microwave; Dishwasher; Refrigerator; Stainless steel appliances
• Bedrooms: 4 bedrooms (master and three additional bedrooms on the second floor); Second-floor walk-in closet
• Flooring: Hardwood flooring throughout main living areas; Engineered hardwood on second-floor bedrooms and master; Wood laminate in the finished basement family room
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Built-in features; Walk-in closet(s); Finished full basement; Wood-burning fireplace in the living room; Nine total rooms
• Laundry & utility: In-unit laundry (washer and dryer); Basement laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $389k.

Deal economics

• At list price, monthly cash flow is $-789 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $250k (35.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $224k (42.4% below list).
• Recommended offer: $224k (42.4% below list) — sets the bar for 1% rule.
• Cap rate 3.9% vs local median 5.9% in Evergreen Park — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 87/100 on livability (#14 in IL, #327 nationally) — a professional / high-income tenant draw. Strengths: commute A+, employment A+, housing A+; Watch: crime D+.
• Evergreen Park Chsd 231 (suburban): math 25% / reading 23% proficiency, ranked #303 of 620 in IL (top 49%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Evergreen Park High School (math 25% / reading 23%, grade F, #304 of 693 statewide, top 44%, 931 students, 0% FRL).
• Market conditions: 37 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($383k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 15y ago; this cycle's ask has dropped $28k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $276k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1939 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $223,905 (42.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1939 — 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 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?
5. Crime grade is D 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 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: 0.58% ✗
• Cap rate: 3.86%
• Cash-on-cash: -8.69%
• DSCR: 0.61
• GRM: 14.5

CMA / ARV

• ARV (on-the-fly): $306,614
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9247 S Ridgeway Ave	0.35mi	3/1.5 (+1)	1,258 (-1%)	0mo	$375,000	$298	77
9240 S Trumbull Ave	0.07mi	3/2.0 (+1)	1,137 (-10%)	5mo	$275,000	$242	69
9258 S Albany Ave	0.45mi	3/1.0 (+1)	1,250 (-1%)	4mo	$295,000	$236	66
9219 S Spaulding Ave	0.22mi	3/1.0 (+1)	1,156 (-9%)	4mo	$285,000	$247	64
9100 S Saint Louis Ave	0.16mi	3/1.5 (+1)	1,417 (+12%)	6mo	$247,000	$174	63
9117 S Saint Louis Ave	0.12mi	3/1.0 (+1)	1,099 (-13%)	5mo	$203,000	$185	61
9602 S Troy Ave	0.62mi	3/2.0 (+1)	1,256 (-1%)	3mo	$380,000	$303	60
9308 Utica Ave S	0.52mi	2/1.5	1,400 (+10%)	6mo	$248,000	$177	53
9252 S Sacramento Ave	0.58mi	3/2.0 (+1)	1,198 (-5%)	6mo	$325,000	$271	52
9534 S Sacramento Ave	0.71mi	3/2.0 (+1)	1,190 (-6%)	1mo	$270,000	$227	49
8759 S Troy Ave	0.67mi	3/3.0 (+1)	1,400 (+10%)	6mo	$280,000	$200	35
8738 S Troy Ave	0.69mi	3/3.0 (+1)	1,424 (+12%)	2mo	$372,999	$262	34

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: -31.7%
• Equity multiple: -0.04×
• Total profit: $-113,313
• Equity at exit: $58,001

10-year hold

• IRR: -36.0%
• Equity multiple: -0.50×
• Total profit: $-163,541
• Equity at exit: $33,634

Cash invested: $108,920 (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 60805

• Home prices YoY: -34.0%
• Active inventory: 37
• Price-to-rent: 14.5×

Monthly cashflow live

• Estimated rent: $2,239 high
• Mortgage (P&I): −$2,040
• Tax from tax record: −$355 /mo · $4,266/yr
• Insurance: −$162
• HOA: −$0
• Vacancy / Maint / Mgmt: −$470
• Net cashflow: $-789

Break-even live

Break-even rent $3,237

Max offer price $249,676

Occupancy floor —

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: $97,250
• Closing costs: $11,670
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9305 S Homan Ave Unit 1 Evergreen Park, IL	3.0	1.0	893	$2,195	$2.46	16d	1	0.15mi
9600 S Komensky Ave Oak Lawn, IL	2.0	2.0	900	$1,800	$2.00	24d	1	0.93mi
8755 S Fairfield Ave Evergreen Park, IL	3.0	1.5	1463	$2,900	$1.98	4d	1	1.04mi
9515 S Kildare Ave Oak Lawn, IL	1.0	1.0	950	$1,275	$1.34	24d	1	1.14mi
8138 S Kedzie Ave Unit 1546084P Chicago, IL	2.0	1.0	1399	$3,161	$2.26	7d	1	1.34mi

Listing history 40 events

1. 2026-06-18
   days on market $389,000 Active 21 DOM
2. 2026-06-17
   days on market $389,000 Active 20 DOM
3. 2026-06-16
   days on market $389,000 Active 19 DOM
4. 2026-06-15
   days on market $389,000 Active 18 DOM
5. 2026-06-13
   days on market $389,000 Active 16 DOM
6. 2026-06-13
   days on market $389,000 Active 15 DOM
7. 2026-06-09
   days on market $389,000 Active 12 DOM
8. 2026-06-08
   days on market $389,000 Active 11 DOM
9. 2026-06-07
   days on market $389,000 Active 10 DOM
10. 2026-06-04
    days on market $389,000 Active 7 DOM
11. 2026-06-03
    days on market $389,000 Active 6 DOM
12. 2026-06-02
    days on market $389,000 Active 5 DOM
13. 2026-06-01
    days on market $389,000 Active 4 DOM
14. 2026-05-31
    days on market $389,000 Active 3 DOM
15. 2026-05-23
    price $389,000
16. 2026-04-12
    price $399,999
17. 2026-01-06
    historical
18. 2026-01-05
    listed $416,500 Active
19. 2025-11-04
    listed Active
20. 2025-11-04
    historical
21. 2025-10-10
    listed Active
22. 2018-09-19
    soldstatus $276,000
23. 2018-08-31
    soldstatus $276,000 Closed Sale
24. 2018-08-20
    status Pending
25. 2018-07-12
    status Contingent (Do Not Show)
26. 2018-07-09
    listed $265,000 New
27. 2014-12-08
    soldstatus $236,000
28. 2014-11-03
    soldstatus $236,000 Closed Sale
29. 2014-10-31
    status Pending
30. 2014-09-11
    historical Contingent
31. 2014-08-16
    price $239,900 Price Change
32. 2014-06-25
    price $249,900 Price Change
33. 2014-05-22
    listed $259,900 New
34. 2012-04-02
    historical
35. 2011-12-31
    listed New
36. 2011-12-31
    historical
37. 2011-10-03
    price Price Change
38. 2011-03-02
    listed New
39. 2007-08-03
    soldstatus $248,000
40. 1987-08-03
    soldstatus $82,000

ⓘ 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: $4,266 · $355/mo
• Projected year-2 tax: $6,548 · $546/mo
• Expected delta: +$2,282/yr (+$190/mo · 53.5%)

ⓘ 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 ≥102°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: $26,869
• − Mortgage interest: −$21,790
• − Property taxes: −$4,266
• − Insurance: −$1,945
• − Repairs & maintenance: −$2,149
• − Management: −$2,149
• − Depreciation: −$11,316
• Taxable loss: −$16,748
• Est. tax savings @ 24.0%: +$4,019
• After-tax cash flow: $-5,445/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: Evergreen Park Chsd 231
• NCES district ID: 1714580
• Math proficiency: 25% ▼ -10.00%
• Reading proficiency: 23% ▼ -12.00%
• Median HH income: $64,735
• Composite: 22.65/100
• National rank: #8054
• State rank: #303 of 620 in IL

Livability — Evergreen Park

• Score: 87/100
• State rank: #14
• US rank: #327

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Evergreen Park, IL
• City population: 19,498
• Population (ZIP): 19,498

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 0.63)
• Race & ethnicity: White 53% Black 22% Hispanic / Latino 18% Two or more races 10% Asian 3%
• Hispanic origin (detail): Mexican 16% Cuban 1%
• Common ancestry: Romanian 8% Iranian 1% Lithuanian 1%
• Foreign-born: 10% · Canada, Jamaica
• Languages at home: 83% English-only · Spanish 12% Other Indo-European 1% Tagalog/Filipino 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: ▼ -118.60%
• Current HPI: 229.8185
• 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

+374.4% since first listed

26 events — show timeline

• 2026-05-23 Price Changed $389,000 MRED as Distributed by MLS Grid
• 2026-04-12 Price Changed $399,999 MRED as Distributed by MLS Grid
• 2026-01-06 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-05 Listed $416,500 MRED as Distributed by MLS Grid
• 2025-11-04 Listing Removed — MRED as Distributed by MLS Grid
• 2025-11-04 Listed — MRED as Distributed by MLS Grid
• 2025-10-10 Listed — MRED as Distributed by MLS Grid
• 2018-09-19 Sold (Public Records) $276,000 Public Records
• 2018-08-31 Sold (MLS) $276,000 MRED as Distributed by MLS Grid
• 2018-08-20 Pending — MRED as Distributed by MLS Grid
• 2018-07-12 Pending — MRED as Distributed by MLS Grid
• 2018-07-09 Listed $265,000 MRED as Distributed by MLS Grid
• 2014-12-08 Sold (Public Records) $236,000 Public Records
• 2014-11-03 Sold (MLS) $236,000 MRED as Distributed by MLS Grid
• 2014-10-31 Pending — MRED as Distributed by MLS Grid
• 2014-09-11 Contingent — MRED as Distributed by MLS Grid
• 2014-08-16 Price Changed $239,900 MRED as Distributed by MLS Grid
• 2014-06-25 Price Changed $249,900 MRED as Distributed by MLS Grid
• 2014-05-22 Listed $259,900 MRED as Distributed by MLS Grid
• 2012-04-02 Listing Removed — MRED as Distributed by MLS Grid
• 2011-12-31 Listed — MRED as Distributed by MLS Grid
• 2011-12-31 Listing Removed — MRED as Distributed by MLS Grid
• 2011-10-03 Price Changed — MRED as Distributed by MLS Grid
• 2011-03-02 Listed — MRED as Distributed by MLS Grid
• 2007-08-03 Sold (Public Records) $248,000 Public Records
• 1987-08-03 Sold (Public Records) $82,000 Public Records

Property tax history

+6.1%/yr

Latest (2023): $4,266 · -12.6% YoY. Source: county tax records.