14633 Keystone Ave Unit 3H · Midlothian, IL 60445

$85,900

1 bd · 1.0 ba · 750 sqft · Condo · 34 Days on market

Built 1963 $230/mo HOA · 18% of rent

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Why this score? — see what drove the C+ 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 +26.7/30.0
• 1% rule +9.6/10.0
• DSCR +9.2/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

This bright 1-bedroom, 1-bath condo is your chance to live where comfort meets convenience. The unit has been fully updated with fresh paint, new flooring, new appliances and all new fixtures. With stylish updates, functional layout, and ample space, this unit is a must-see!

Key facts

• $230 HOA
• Built 1963
• Listed 34 days

Property features AI

Finance

• Other: Building contains 22 units; Living area source: Assessor; Directions: 147th St to Keystone - north to property; Township: Bremen; Corporate limits: Midlothian
• HOA & community: Monthly association fee of $230; Association fee includes heat, water, insurance, and exterior maintenance; Pets allowed (cats and dogs; some number/size limits)

Exterior

• Utilities: Public water; Public sewer; Natural gas heating with forced air
• Home design: Attached single condo; Entry level: 3; Condo ownership; Rehab completed in 2026
• Construction: Brick construction; Building age approximately 61–70 years; Built before 1978
• Exterior features: Common lot/grounds (shared)

Interior

• Kitchen: Kitchen on main level (12 x 10)
• Bedrooms: Master bedroom on main level (13 x 10); Additional bedrooms present (listed as Bedroom 2 and Bedroom 3)
• Bathrooms: One full bathroom
• Interior features: Three total rooms; Some photos are virtually staged
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $86k.

Deal economics

• At list price, monthly cash flow is $233 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $86k).
• Recommended offer: $83k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.6% vs local median 4.7% in Midlothian — 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 78/100 on livability (#133 in IL, #2,433 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: health & safety D+, schools F, amenities D-.
• Bremen Chsd 228 (suburban): math 15% / reading 17% proficiency, ranked #468 of 620 in IL (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 45 active listings in the ZIP; 7 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 $594 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 $24k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($83k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $60k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,323 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
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. 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: 1.46% ✓
• Cap rate: 9.55%
• Cash-on-cash: 11.65%
• DSCR: 1.52
• GRM: 5.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 1.2%
• Equity multiple: 1.04×
• Total profit: $1,067
• Equity at exit: $12,808

10-year hold

• IRR: 10.9%
• Equity multiple: 1.85×
• Total profit: $20,554
• Equity at exit: $7,427

Cash invested: $24,052 (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 60445

• Active inventory: 45
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,252 high
• Mortgage (P&I): −$450
• Tax from tax record: −$39 /mo · $470/yr
• Insurance: −$36
• HOA: −$230
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $233

Break-even live

Break-even rent $956

Max offer price $85,900

Occupancy floor 76%

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: $21,475
• Closing costs: $2,577
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14633 Keystone Ave Unit 3A Midlothian, IL	1.0	1.0	750	$1,200	$1.60	2d	1	0.04mi
14601 Keystone Ave Unit B1 Midlothian, IL	1.0	1.0	600	$1,200	$2.00	17d	1	0.07mi
3542 147th St Midlothian, IL	2.0	1.0	817	$1,500	$1.84	6d	2	0.61mi
3349 147th St Unit 3240 06 Midlothian, IL	2.0	1.0	817	$1,500	$1.84	5d	1	0.84mi
14643 Lamon Ave Unit 2B Midlothian, IL	2.0	1.5	990	$1,525	$1.54	24d	1	1.06mi
14521 Richmond Ave Unit 1 Posen, IL	1.0	1.0	850	$1,275	$1.50	24d	1	1.41mi
14521 Richmond Ave Unit 3 Posen, IL	2.0	1.0	850	$1,375	$1.62	24d	1	1.41mi

HOA detail condo

• Monthly dues: $230 · $2,760/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-18
   days on market $85,900 Active 34 DOM
2. 2026-06-17
   days on market $85,900 Active 33 DOM
3. 2026-06-16
   days on market $85,900 Active 32 DOM
4. 2026-06-15
   days on market $85,900 Active 31 DOM
5. 2026-06-13
   pricedays on market $85,900 Active 29 DOM
6. 2026-06-09
   days on market $94,900 Active 25 DOM
7. 2026-06-08
   days on market $94,900 Active 24 DOM
8. 2026-06-07
   days on market $94,900 Active 23 DOM
9. 2026-06-04
   days on market $94,900 Active 20 DOM
10. 2026-06-03
    days on market $94,900 Active 19 DOM
11. 2026-06-02
    days on market $94,900 Active 18 DOM
12. 2026-06-01
    days on market $94,900 Active 17 DOM
13. 2026-05-31
    days on market $94,900 Active 16 DOM
14. 2026-05-15
    listed $94,900 Active
15. 2007-12-19
    soldstatus $60,000

ⓘ 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: $470 · $39/mo
• Projected year-2 tax: $1,210 · $101/mo
• Expected delta: +$740/yr (+$62/mo · 157.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 80% 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 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,020
• − Mortgage interest: −$4,812
• − Property taxes: −$470
• − Insurance: −$430
• − Repairs & maintenance: −$1,202
• − Management: −$1,202
• − HOA: −$2,760
• − Depreciation: −$2,499
• Taxable income: $1,647
• Est. tax owed @ 24.0%: −$395
• After-tax cash flow: $2,406/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: Bremen Chsd 228
• NCES district ID: 1707050
• Math proficiency: 15% ▼ -4.00%
• Reading proficiency: 17% ▼ -5.00%
• Median HH income: $57,625
• Composite: 15.32/100
• National rank: #9327
• State rank: #468 of 620 in IL

Livability — Midlothian

• Score: 78/100
• State rank: #133
• US rank: #2433

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Midlothian, IL
• City population: 14,445
• Population (ZIP): 14,445

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 50% Hispanic / Latino 32% Two or more races 17% Black 9% Asian 3%
• Hispanic origin (detail): Mexican 27% Puerto Rican 2%
• Common ancestry: Romanian 10% Italian 2% Iranian 2%
• Foreign-born: 13% · Canada
• Languages at home: 76% English-only · Spanish 18% Other Asian/Pacific 2% Arabic 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: ▼ -131.69%
• Current HPI: 197.4879
• 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

+58.2% since first listed

2 events — show timeline

• 2026-05-15 Listed $94,900 MRED as Distributed by MLS Grid
• 2007-12-19 Sold (Public Records) $60,000 Public Records

Property tax history

-5.5%/yr

Latest (2020): $470 · -63.5% YoY. Source: county tax records.