4053 Rose Ave · Lyons, IL 60534

$89,900

2 bd · 1.5 ba · 1,225 sqft · SingleFamily public records · 97 Days on market

Built 1957 ↓ 36% since listing

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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
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Fantastic opportunity! Bring your vision and your architect and contractor or call a new home developer. Fantastic oversized lot with a fenced yard in a perfect location near parks, dining, shopping, Brookfield Zoo, Brookfield metra, Stevenson Expressway/55 and more. Create the home you've been dreaming of. The current house and garage will need to be demolished per the village of Lyons. Schedule your private viewing today, don't miss out!

Key facts

• Near dining
• Fenced yard
• Near shopping

Tags

• OVERSIZED LOT
• FENCED YARD
• NEAR PARKS
• NEAR DINING
• NEAR SHOPPING
• NEAR BROOKFIELD ZOO

Property features AI

Finance

• Other: Lot size less than 0.25 acre; Lot dimensions listed as 10903
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage (2 car capacity); Two total parking spaces
• Utilities: Public water service; Public sewer service; Natural gas
• Home design: Detached single-family home; 1.5-story layout; Fee simple ownership
• Construction: Frame construction; Built approximately 61–70 years ago; Built before 1978
• Exterior features: Public water; Public sewer; Zero lot line

Interior

• Kitchen: Kitchen on main level
• Bedrooms: Three bedrooms (master on main level, two additional bedrooms on second and main levels)
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Natural gas heating
• Interior features: Six total rooms; Crawl space basement
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $82k (9.0% below list) — sets the bar for market timing.
• Cap rate 22.2% vs local median 4.2% in Lyons — 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 79/100 on livability (#126 in IL, #2,222 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools F.
• J S Morton Hsd 201 (suburban): math 9% / reading 14% proficiency, ranked #557 of 620 in IL (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 36 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $19k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $81,809 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 2.55% ✓
• Cap rate: 22.16%
• Cash-on-cash: 56.68%
• DSCR: 3.52
• GRM: 3.3

CMA / ARV

• ARV (on-the-fly): $368,725
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3845 Mccormick Ave	0.30mi	3/2.0 (+1)	1,229 (+0%)	1mo	$320,000	$260	78
3901 Custer Ave	0.35mi	3/1.5 (+1)	1,179 (-4%)	0mo	$340,000	$288	72
4247 Anna Ave	0.29mi	2/1.0	1,080 (-12%)	2mo	$325,000	$301	63
4618 Custer Ave	0.64mi	2/1.0	1,264 (+3%)	1mo	$263,000	$208	62
9016 Southview Ave	0.66mi	3/1.5 (+1)	1,188 (-3%)	2mo	$366,000	$308	58
4240 Custer Ave	0.34mi	2/1.5	1,041 (-15%)	7mo	$339,900	$327	54
4246 Forest Ave	0.45mi	3/2.0 (+1)	1,128 (-8%)	7mo	$390,000	$346	53
8635 44th Pl	0.46mi	3/2.0 (+1)	1,116 (-9%)	6mo	$297,000	$266	52
4144 Park Ave	0.71mi	3/1.5 (+1)	1,159 (-5%)	6mo	$340,000	$293	48
8330 45th St	0.61mi	3/2.0 (+1)	1,361 (+11%)	5mo	$300,000	$220	42
9031 Fairview Ave	0.72mi	3/2.0 (+1)	1,367 (+12%)	2mo	$460,000	$337	38
4129 Park Ave	0.68mi	3/2.0 (+1)	1,056 (-14%)	5mo	$390,000	$369	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: 55.1%
• Equity multiple: 3.43×
• Total profit: $61,198
• Equity at exit: $13,404

10-year hold

• IRR: 60.2%
• Equity multiple: 7.00×
• Total profit: $150,946
• Equity at exit: $7,773

Cash invested: $25,172 (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 60534

• Home prices YoY: -26.6%
• Active inventory: 36
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $2,292 high
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$481
• Net cashflow: $1,189

Break-even live

Break-even rent $786

Max offer price $89,900

Occupancy floor 43%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4000 Forest Ave Unit 6 Brookfield, IL	3.0	2.0	1150	$4,000	$3.48	10d	1	0.37mi
8915 Burlington Ave #102 Brookfield, IL	2.0	2.0	1100	$2,200	$2.00	13d	1	0.55mi
9100 Ogden Ave Unit 3 Brookfield, IL	2.0	1.0	1310	$2,000	$1.53	24d	1	0.68mi
4605 Prairie Ave Brookfield, IL	3.0	2.0	1100	$3,200	$2.91	10d	1	0.78mi
3636 Grand Blvd Brookfield, IL	1.0	1.0	715	$1,375	$1.92	21d	1	0.80mi
4517 Park Ave Unit A Brookfield, IL	2.0	1.0	1100	$1,700	$1.55	6d	1	0.87mi
4545 Park Ave #1 Brookfield, IL	2.0	1.0	1000	$1,725	$1.73	24d	1	0.91mi
4337 Prescott Ave Unit 2C Lyons, IL	2.0	1.0	850	$1,595	$1.88	20d	1	0.94mi
4337 Prescott Ave Lyons, IL	1.0	1.0	750	$1,250	$1.67	24d	1	0.94mi
4337 Prescott Ave Apt 1B Lyons, IL	2.0	1.0	850	$1,650	$1.94	20d	1	0.94mi
9101 Sahler Ave Unit 2C Brookfield, IL	2.0	1.0	900	$1,595	$1.77	4d	1	0.95mi
9437 Burlington Ave #3 Brookfield, IL	2.0	1.0	950	$1,600	$1.68	24d	1	1.08mi
112 E Quincy St Riverside, IL	3.0	2.0	1400	$2,950	$2.11	21d	1	1.36mi
4631 Eberly Ave Unit 2N Brookfield, IL	2.0	1.0	1200	$1,800	$1.50	11d	1	1.42mi
315 Bluff Ave Apt 1E La Grange, IL	1.0	1.0	750	$1,395	$1.86	24d	1	1.46mi

Listing history 24 events

1. 2026-06-17
   days on market $89,900 Active 97 DOM
2. 2026-06-16
   days on market $89,900 Active 96 DOM
3. 2026-06-15
   days on market $89,900 Active 95 DOM
4. 2026-06-13
   days on market $89,900 Active 93 DOM
5. 2026-06-09
   days on market $89,900 Active 89 DOM
6. 2026-06-08
   days on market $89,900 Active 88 DOM
7. 2026-06-07
   days on market $89,900 Active 87 DOM
8. 2026-06-04
   days on market $89,900 Active 84 DOM
9. 2026-06-03
   days on market $89,900 Active 83 DOM
10. 2026-06-02
    days on market $89,900 Active 82 DOM
11. 2026-06-01
    days on market $89,900 Active 81 DOM
12. 2026-05-31
    days on market $89,900 Active 80 DOM
13. 2026-04-23
    price $89,900
14. 2026-03-23
    price $99,900
15. 2026-03-11
    listed $109,000 Active
16. 2026-03-04
    price
17. 2026-02-28
    historical Contingent - No Showings
18. 2026-02-27
    historical
19. 2026-02-10
    price
20. 2026-01-08
    price
21. 2025-12-06
    price
22. 2025-11-02
    price
23. 2025-10-01
    listed Active
24. 2005-05-05
    soldstatus $140,000

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 66% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,499
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$2,200
• − Management: −$2,200
• − Depreciation: −$2,615
• Taxable income: $13,650
• Est. tax owed @ 24.0%: −$3,276
• After-tax cash flow: $10,993/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: J S Morton Hsd 201
• NCES district ID: 1726880
• Math proficiency: 9% ▲ 1.00%
• Reading proficiency: 14% ▼ -1.00%
• Median HH income: $48,698
• Composite: 10.73/100
• National rank: #9768
• State rank: #557 of 620 in IL

Livability — Lyons

• Score: 79/100
• State rank: #126
• US rank: #2222

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lyons, IL
• City population: 10,362
• Population (ZIP): 10,362

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 0.55)
• Race & ethnicity: Hispanic / Latino 49% White 46% Two or more races 8% Black 3% Asian 2%
• Hispanic origin (detail): Mexican 38% Puerto Rican 6%
• Common ancestry: Romanian 17% Italian 1% Lithuanian 1%
• Foreign-born: 24% · Canada, Vietnam, Jamaica
• Languages at home: 54% English-only · Spanish 36% Russian/Polish/Slavic 6% Other Indo-European 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: ▼ -88.39%
• Current HPI: 243.8425
• 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

-35.8% since first listed

12 events — show timeline

• 2026-04-23 Price Changed $89,900 MRED as Distributed by MLS Grid
• 2026-03-23 Price Changed $99,900 MRED as Distributed by MLS Grid
• 2026-03-11 Listed $109,000 MRED as Distributed by MLS Grid
• 2026-03-04 Price Changed — MRED as Distributed by MLS Grid
• 2026-02-28 Contingent — MRED as Distributed by MLS Grid
• 2026-02-27 Listing Removed — MRED as Distributed by MLS Grid
• 2026-02-10 Price Changed — MRED as Distributed by MLS Grid
• 2026-01-08 Price Changed — MRED as Distributed by MLS Grid
• 2025-12-06 Price Changed — MRED as Distributed by MLS Grid
• 2025-11-02 Price Changed — MRED as Distributed by MLS Grid
• 2025-10-01 Listed — MRED as Distributed by MLS Grid
• 2005-05-05 Sold (Public Records) $140,000 Public Records

Property tax history

+1.0%/yr

Latest (2023): $5,046 · +9.4% YoY. Source: county tax records.