7901 Newland Ave · Burbank, IL 60459

$575,000

4 bd · 4.0 ba · 2,850 sqft · MultiFamily public records · 1 Days on market

Built 1961

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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
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks

Investment Apartment Building Opportunity. "Per Seller" Serious written contingent offers subject to interior inspection. Property will be shown by appointment only upon acceptance of a contingent offer. Do not disturb tenants. Rarely available single-level quadplex in the heart of Burbank offers a fully leased, high income producing asset with immediate cash flow and long-term upside potential. This well-maintained property consists of four spacious 1-bedroom, 1-bathroom units each featuring hardwood floors, functional kitchens and comfortable living areas The efficient single-story layout supports ease of management and low maintenance ownership, making it ideal for both new a

Key facts

• Fully leased
• Immediate cash flow
• Hardwood floors

Tags

• SINGLE-LEVEL QUADPLEX
• FULLY LEASED
• HIGH-INCOME PRODUCING ASSET
• IMMEDIATE CASH FLOW
• LONG-TERM UPSIDE POTENTIAL
• HARDWOOD FLOORS

Property features AI

Finance

• Other: Possession at closing
• Financial info: Special service area: No; Reported water & sewer expense: $1,179; Reported trash expense: $728; Reported insurance expense: $2,293

Exterior

• Parking: Detached owned garage; Two garage parking spaces; Total of six parking spaces
• Utilities: Water source: Lake Michigan; Public sewer
• Home design: Two-to-four unit property; Fee simple ownership; Four units in the building; Built approximately 61–70 years ago; Property was built before 1978
• Construction: Brick construction
• Exterior features: School bus service nearby; Commuter bus access; Lot dimensions approximately 67 x 155

Interior

• Kitchen: Stove; Refrigerator
• Bedrooms: Four total bedrooms across units; units are 1-bedroom each (unit-level info lists 1 bedroom per unit)
• Bathrooms: Four full bathrooms total across the building; each unit includes a full bathroom (one unit also lists a half bath)
• Heating & cooling: Radiant heating
• Interior features: Three total rooms (per unit listings show 3 rooms each)
• Laundry & utility: Window air conditioners (listed at unit level); Tenants pay electric

What this means for you Summary

Snapshot

• This is a 4 × 4-bed/4.0-bath units multifamily listed at $575k.

Deal economics

• At list price, monthly cash flow is $2k ($29k/yr) — positive. Per door: $604/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $575k).
• Cap rate 11.3% vs local median 5.3% in Burbank — 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 (#132 in IL, #2,422 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, employment A-; Watch: health & safety C-, schools D-, amenities F.
• Reavis Twp Hsd 220 (suburban): math 18% / reading 21% proficiency, ranked #420 of 620 in IL (top 68%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 55 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $4k of loan paydown is wiped out by about $17k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $161k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $215k; list at $575k implies a 167% gain — meaningful room to come down on a strong offer.

Recommended offer $575,000

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 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-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 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: 1.45% ✓
• Cap rate: 11.34%
• Cash-on-cash: 18.02%
• DSCR: 1.80
• GRM: 5.8

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: 9.6%
• Equity multiple: 1.38×
• Total profit: $61,045
• Equity at exit: $85,734

10-year hold

• IRR: 18.8%
• Equity multiple: 2.57×
• Total profit: $252,405
• Equity at exit: $49,715

Cash invested: $161,000 (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 60459

• Active inventory: 55
• Price-to-rent: 23.0×

Monthly cashflow live

• Estimated rent: $8,326 medium
• Mortgage (P&I): −$3,015
• Tax from tax record: −$905 /mo · $10,860/yr
• Insurance: −$240
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,748
• Net cashflow: $2,418

Break-even live

Break-even rent $5,266

Max offer price $575,000

Occupancy floor 66%

Sensitivity live

Price	-10% $2,743	-5% $2,580	+0% $2,418	+5% $2,255	+10% $2,092
Rent	-10% $1,760	-5% $2,089	+0% $2,418	+5% $2,746	+10% $3,075
Rate	-1.0pp $2,707	-0.5pp $2,564	base $2,418	+0.5pp $2,269	+1.0pp $2,117

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

Units	Beds	Baths	Est. rent
▸ 4× units	4	4	$8,324
Total (4 units)			$8,326

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: $143,750
• Closing costs: $17,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8621 Natchez Ave Burbank, IL	3.0	3.0	2000	$2,900	$1.45	23d	1	1.07mi

Listing history 5 events

1. 2026-06-21
   days on marketlisting id $575,000 Active 1 DOM
2. 2026-05-31
   days on market $575,000 Active 104 DOM
3. 2026-02-16
   listed $575,000 Active
4. 1996-01-03
   soldstatus $215,000
5. 1990-06-27
   soldstatus $172,500

ⓘ 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: $10,860 · $905/mo
• Projected year-2 tax: $11,956 · $996/mo
• Expected delta: +$1,096/yr (+$91/mo · 10.1%)

ⓘ 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 ≥100°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: $99,912
• − Mortgage interest: −$32,209
• − Property taxes: −$10,860
• − Insurance: −$2,875
• − Repairs & maintenance: −$7,993
• − Management: −$7,993
• − Depreciation: −$16,727
• Taxable income: $21,255
• Est. tax owed @ 24.0%: −$5,101
• After-tax cash flow: $23,910/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: Reavis Twp Hsd 220
• NCES district ID: 1733270
• Math proficiency: 18% ▼ -3.00%
• Reading proficiency: 21% ▼ -4.00%
• Median HH income: $54,732
• Composite: 17.94/100
• National rank: #8994
• State rank: #420 of 620 in IL

Livability — Burbank

• Score: 78/100
• State rank: #132
• US rank: #2422

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Burbank, IL
• City population: 28,822
• Population (ZIP): 28,822

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 0.56)
• Race & ethnicity: Hispanic / Latino 50% White 44% Two or more races 21% Asian 3% Black 1%
• Hispanic origin (detail): Mexican 45% Puerto Rican 2%
• Common ancestry: Romanian 17% Armenian 1% Iranian 1%
• Foreign-born: 32% · Canada, Jamaica, Vietnam
• Languages at home: 40% English-only · Spanish 39% Russian/Polish/Slavic 12% Arabic 5%

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: ▼ -188.56%
• Current HPI: 223.2294
• 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

+233.3% since first listed

3 events — show timeline

• 2026-02-16 Listed $575,000 MRED as Distributed by MLS Grid
• 1996-01-03 Sold (Public Records) $215,000 Public Records
• 1990-06-27 Sold (Public Records) $172,500 Public Records

Property tax history

+3.7%/yr

Latest (2023): $10,860 · -16.2% YoY. Source: county tax records.