9045 S Sacramento Ave · Evergreen Park, IL 60805

$249,900

4 bd · 3.0 ba · 2,190 sqft · SingleFamily public records · 167 Days on market

Built 1965 Est $385k · 35% under

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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 +22.9/30.0
• ARV discount +15.0/15.0
• 1% rule +8.6/10.0
• DSCR +7.4/10.0
• Livability +4.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

SHORT SALE!!!!! THIS BI-LEVEL BRICK HOME NEEDS YOUR TLC. BRING YOUR IDEAS AND MAKE THIS YOUR HOME. 4 BEDROOMS, 3 BATHS, KITCHEN, LIVING ROOM, DINING ROOM, FAMILY ROOM WITH SLIDING DOORS LEADING TO A LARGE YARD FOR ALL OF YOUR SUMMER ENTERTAINMENT. FRIDGE, WASHER AND DRYER DOES NOT STAY ONLY STOVE, DISHWASHER AND MICROWAVE. SOLD AS IS. SALE PENDING BANK APPROVAL OF SHORT SALE.

Key facts

• Bi-level brick home
• Large yard
• Sliding doors

Tags

• BI-LEVEL BRICK HOME
• LARGE YARD
• SLIDING DOORS

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $441 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $220k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 5.9% in Evergreen 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 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; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 167 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $100k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.0% of price.

Recommended offer $219,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 167 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.36% ✓
• Cap rate: 8.41%
• Cash-on-cash: 7.56%
• DSCR: 1.34
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $385,440
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9312 S Francisco Ave	0.34mi	4/2.0	2,150 (-2%)	2mo	$402,000	$187	76
8943 S Richmond Ave	0.14mi	4/2.0	2,060 (-6%)	8mo	$357,900	$174	72
8834 S Albany Ave	0.31mi	4/2.0	2,000 (-9%)	2mo	$380,000	$190	66
9205 S Utica Ave	0.19mi	3/2.5 (-1)	2,000 (-9%)	8mo	$253,000	$127	63
9302 S Albany Ave	0.34mi	4/2.0	2,046 (-7%)	8mo	$360,000	$176	62
8804 S Fairfield Ave	0.43mi	4/2.0	2,354 (+8%)	2mo	$429,990	$183	62
9241 S Richmond Ave	0.25mi	3/1.5 (-1)	1,971 (-10%)	6mo	$275,000	$140	56
8742 S Washtenaw Ave	0.50mi	5/3.0 (+1)	2,400 (+10%)	0mo	$371,000	$155	55
9258 S Sacramento Ave	0.28mi	5/2.5 (+1)	2,441 (+12%)	7mo	$380,000	$156	55
9359 S Richmond Ave	0.41mi	3/1.5 (-1)	2,000 (-9%)	0mo	$370,000	$185	55
2637 W 93rd Pl	0.57mi	4/2.0	2,090 (-5%)	10mo	$420,000	$201	53
9520 S Sacramento Ave	0.59mi	5/2.5 (+1)	2,400 (+10%)	2mo	$220,000	$92	48

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: -4.6%
• Equity multiple: 0.83×
• Total profit: $-12,052
• Equity at exit: $37,261

10-year hold

• IRR: 5.2%
• Equity multiple: 1.39×
• Total profit: $27,148
• Equity at exit: $21,607

Cash invested: $69,972 (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: 6.1×

Monthly cashflow live

• Estimated rent: $3,394 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$826 /mo · $9,909/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$713
• Net cashflow: $441

Break-even live

Break-even rent $2,836

Max offer price $249,900

Occupancy floor 82%

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8804 S Fairfield Ave Evergreen Park, IL	4.0	2.0	2300	$3,400	$1.48	1d	1	0.42mi
8755 S Fairfield Ave Evergreen Park, IL	3.0	1.5	1463	$2,900	$1.98	5d	1	0.46mi
2321 W 81st Pl Chicago, IL	5.0	2.0	1920	$4,500	$2.34	1d	1	1.38mi

Listing history 13 events

1. 2026-03-03
   status Pending
2. 2026-02-04
   price $249,900
3. 2026-01-05
   price $269,900
4. 2025-12-06
   price $279,900
5. 2025-11-04
   price $299,900
6. 2025-10-22
   price $319,900
7. 2025-10-03
   price $329,900
8. 2025-09-25
   price $339,900
9. 2025-09-17
   listed $349,900 Active
10. 2025-09-17
    historical
11. 2025-08-06
    listed Active
12. 2005-06-30
    soldstatus $268,500
13. 1994-02-03
    soldstatus $149,000

ⓘ 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: $9,909 · $826/mo
• Projected year-2 tax: $9,909 · $826/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 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 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $40,727
• − Mortgage interest: −$13,998
• − Property taxes: −$9,909
• − Insurance: −$1,250
• − Repairs & maintenance: −$3,258
• − Management: −$3,258
• − Depreciation: −$7,270
• Taxable income: $1,784
• Est. tax owed @ 24.0%: −$428
• After-tax cash flow: $4,862/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

+67.7% since first listed

13 events — show timeline

• 2026-03-03 Pending — MRED as Distributed by MLS Grid
• 2026-02-04 Price Changed $249,900 MRED as Distributed by MLS Grid
• 2026-01-05 Price Changed $269,900 MRED as Distributed by MLS Grid
• 2025-12-06 Price Changed $279,900 MRED as Distributed by MLS Grid
• 2025-11-04 Price Changed $299,900 MRED as Distributed by MLS Grid
• 2025-10-22 Price Changed $319,900 MRED as Distributed by MLS Grid
• 2025-10-03 Price Changed $329,900 MRED as Distributed by MLS Grid
• 2025-09-25 Price Changed $339,900 MRED as Distributed by MLS Grid
• 2025-09-17 Listing Removed — MRED as Distributed by MLS Grid
• 2025-09-17 Listed $349,900 MRED as Distributed by MLS Grid
• 2025-08-06 Listed — MRED as Distributed by MLS Grid
• 2005-06-30 Sold (Public Records) $268,500 Public Records
• 1994-02-03 Sold (Public Records) $149,000 Public Records

Property tax history

+4.5%/yr

Latest (2023): $9,909 · +24.4% YoY. Source: county tax records.