4252 Prescott Ave · Lyons, IL 60534

$700,000

8 bd · 5.0 ba · 4,090 sqft · MultiFamily public records · 9 Days on market

Built 1930 5,282 sqft lot

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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 +20.8/30.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• 1% rule +5.8/10.0
• 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

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 5 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

*SHOWINGS 4/17 - 3pm-6pm* Well-maintained brick 5-unit building in a quiet Lyons neighborhood, offering a strong investment opportunity. The property features a mix of 2BR/1BA layouts-three with separate dining rooms, two with efficient open layouts-all with hardwood floors and vinyl windows. One unit has a gutted kitchen and bathroom, offering a blank canvas for the next owner to customize and add value. Major updates include a new washer/dryer (coin-op), 75-gallon water heater (2023), 100 ft of new water line, 20 ft of new sewer line, and new concrete around the building (2024). Rear deck and staircase replaced in 2022. Boiler approx. 10 years old. Includes 6 electric and gas meters, gas steam heat, 4-car brick garage, 5 storage lockers, and basement workshop. Tenants pay electric and cooking gas. Close to schools, shopping, and expressways.

Key facts

• New water line
• New washer dryer
• New water heater

Tags

• BRICK BUILDING
• GUTTED KITCHEN
• GUTTED BATHROOM
• NEW WASHER DRYER
• NEW WATER HEATER
• NEW WATER LINE

What this means for you Summary

Snapshot

• This is a 5 × 2.0-bed/1.0-bath units multifamily listed at $700k.

Deal economics

• At list price, monthly cash flow is $967 ($12k/yr) — positive. Per door: $193/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $700k).
• Cap rate 8.0% 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; 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 $5k of loan paydown is wiped out by about $21k of value loss. Plan a longer hold.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 16y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $700,000

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 1930 — 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 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 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: 1.08% ✓
• Cap rate: 7.95%
• Cash-on-cash: 5.92%
• DSCR: 1.26
• GRM: 7.7

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: -7.1%
• Equity multiple: 0.74×
• Total profit: $-51,606
• Equity at exit: $104,372

10-year hold

• IRR: 2.5%
• Equity multiple: 1.18×
• Total profit: $35,301
• Equity at exit: $60,523

Cash invested: $196,000 (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 60534

• Home prices YoY: -26.6%
• Active inventory: 36
• Price-to-rent: 38.5×

Monthly cashflow live

• Estimated rent: $7,580 high
• Mortgage (P&I): −$3,671
• Tax from tax record: −$1,059 /mo · $12,702/yr
• Insurance: −$292
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,592
• Net cashflow: $967

Break-even live

Break-even rent $6,356

Max offer price $700,000

Occupancy floor 82%

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

Units	Beds	Baths	Est. rent
▸ 5× units	2.0	1	$7,580
Total (5 units)			$7,580

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: $175,000
• Closing costs: $21,000
• Reserves months: —
• Total cash needed: —

Listing history 44 events

1. 2026-06-18
   days on market $700,000 Active 9 DOM
2. 2026-06-17
   days on market $700,000 Active 8 DOM
3. 2026-06-16
   days on market $700,000 Active 7 DOM
4. 2026-06-15
   days on market $700,000 Active 6 DOM
5. 2026-06-13
   days on market $700,000 Active 4 DOM
6. 2026-06-10
   statusdays on marketlisting id $700,000 Active 1 DOM
7. 2026-06-09
   days on market $700,000 Contingent - Continue to Show 70 DOM
8. 2026-06-08
   days on market $700,000 Contingent - Continue to Show 69 DOM
9. 2026-06-07
   days on market $700,000 Contingent - Continue to Show 68 DOM
10. 2026-06-04
    days on market $700,000 Contingent - Continue to Show 65 DOM
11. 2026-06-03
    days on market $700,000 Contingent - Continue to Show 64 DOM
12. 2026-06-02
    days on market $700,000 Contingent - Continue to Show 63 DOM
13. 2026-06-01
    days on market $700,000 Contingent - Continue to Show 62 DOM
14. 2026-05-31
    days on market $700,000 Contingent - Continue to Show 61 DOM
15. 2026-04-21
    historical Contingent - Continue to Show 855-char remark

    Show marketing remark (855 chars)

    *SHOWINGS 4/17 - 3pm-6pm* Well-maintained brick 5-unit building in a quiet Lyons neighborhood, offering a strong investment opportunity. The property features a mix of 2BR/1BA layouts-three with separate dining rooms, two with efficient open layouts-all with hardwood floors and vinyl windows. One unit has a gutted kitchen and bathroom, offering a blank canvas for the next owner to customize and add value. Major updates include a new washer/dryer (coin-op), 75-gallon water heater (2023), 100 ft of new water line, 20 ft of new sewer line, and new concrete around the building (2024). Rear deck and staircase replaced in 2022. Boiler approx. 10 years old. Includes 6 electric and gas meters, gas steam heat, 4-car brick garage, 5 storage lockers, and basement workshop. Tenants pay electric and cooking gas. Close to schools, shopping, and expressways.

16. 2026-03-31
    listed $700,000 Active 855-char remark

    Show marketing remark (855 chars)

    *SHOWINGS 4/17 - 3pm-6pm* Well-maintained brick 5-unit building in a quiet Lyons neighborhood, offering a strong investment opportunity. The property features a mix of 2BR/1BA layouts-three with separate dining rooms, two with efficient open layouts-all with hardwood floors and vinyl windows. One unit has a gutted kitchen and bathroom, offering a blank canvas for the next owner to customize and add value. Major updates include a new washer/dryer (coin-op), 75-gallon water heater (2023), 100 ft of new water line, 20 ft of new sewer line, and new concrete around the building (2024). Rear deck and staircase replaced in 2022. Boiler approx. 10 years old. Includes 6 electric and gas meters, gas steam heat, 4-car brick garage, 5 storage lockers, and basement workshop. Tenants pay electric and cooking gas. Close to schools, shopping, and expressways.

17. 2026-03-23
    historical Contingent - Continue to Show
18. 2026-03-20
    historical
19. 2026-02-20
    listed Active
20. 2025-11-20
    historical Contingent - Continue to Show
21. 2025-11-11
    historical
22. 2025-10-27
    listed Active
23. 2025-10-14
    historical Contingent - No Showings
24. 2025-10-13
    historical
25. 2025-10-02
    listed Active
26. 2023-10-30
    soldstatus $610,000 Closed
27. 2023-09-01
    historical Contingent - Continue to Show
28. 2023-08-27
    listed $599,900 Active
29. 2014-03-11
    soldstatus $280,000
30. 2014-01-23
    soldstatus $280,000 Closed Sale
31. 2013-12-17
    historical Contingent
32. 2013-11-13
    price $299,000 Price Change
33. 2013-10-10
    listed $335,000 New
34. 2012-07-19
    historical
35. 2011-09-07
    listed New
36. 2011-09-03
    historical
37. 2011-05-11
    price Price Change
38. 2011-01-12
    price Price Change
39. 2010-11-04
    price Price Change
40. 2010-10-29
    price Price Change
41. 2010-10-04
    price Price Change
42. 2010-08-28
    listed New
43. 1994-09-30
    soldstatus $195,500
44. 1994-09-30
    soldstatus $293,250

ⓘ 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: $12,702 · $1,059/mo
• Projected year-2 tax: $14,296 · $1,191/mo
• Expected delta: +$1,594/yr (+$133/mo · 12.5%)

ⓘ 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 ≥101°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: $90,960
• − Mortgage interest: −$39,211
• − Property taxes: −$12,702
• − Insurance: −$3,500
• − Repairs & maintenance: −$7,277
• − Management: −$7,277
• − Depreciation: −$20,364
• Taxable income: $629
• Est. tax owed @ 24.0%: −$151
• After-tax cash flow: $11,454/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

+258.1% since first listed

30 events — show timeline

• 2026-04-21 Contingent — MRED as Distributed by MLS Grid
• 2026-03-31 Listed $700,000 MRED as Distributed by MLS Grid
• 2026-03-23 Contingent — MRED as Distributed by MLS Grid
• 2026-03-20 Listing Removed — MRED as Distributed by MLS Grid
• 2026-02-20 Listed — MRED as Distributed by MLS Grid
• 2025-11-20 Contingent — MRED as Distributed by MLS Grid
• 2025-11-11 Listing Removed — MRED as Distributed by MLS Grid
• 2025-10-27 Listed — MRED as Distributed by MLS Grid
• 2025-10-14 Contingent — MRED as Distributed by MLS Grid
• 2025-10-13 Listing Removed — MRED as Distributed by MLS Grid
• 2025-10-02 Listed — MRED as Distributed by MLS Grid
• 2023-10-30 Sold (MLS) $610,000 MRED as Distributed by MLS Grid
• 2023-09-01 Contingent — MRED as Distributed by MLS Grid
• 2023-08-27 Listed $599,900 MRED as Distributed by MLS Grid
• 2014-03-11 Sold (Public Records) $280,000 Public Records
• 2014-01-23 Sold (MLS) $280,000 MRED as Distributed by MLS Grid
• 2013-12-17 Contingent — MRED as Distributed by MLS Grid
• 2013-11-13 Price Changed $299,000 MRED as Distributed by MLS Grid
• 2013-10-10 Listed $335,000 MRED as Distributed by MLS Grid
• 2012-07-19 Listing Removed — MRED as Distributed by MLS Grid
• 2011-09-07 Listed — MRED as Distributed by MLS Grid
• 2011-09-03 Listing Removed — MRED as Distributed by MLS Grid
• 2011-05-11 Price Changed — MRED as Distributed by MLS Grid
• 2011-01-12 Price Changed — MRED as Distributed by MLS Grid
• 2010-11-04 Price Changed — MRED as Distributed by MLS Grid
• 2010-10-29 Price Changed — MRED as Distributed by MLS Grid
• 2010-10-04 Price Changed — MRED as Distributed by MLS Grid
• 2010-08-28 Listed — MRED as Distributed by MLS Grid
• 1994-09-30 Sold (Public Records) $293,250 Public Records
• 1994-09-30 Sold (Public Records) $195,500 Public Records

Property tax history

+1.3%/yr

Latest (2023): $12,702 · -13.5% YoY. Source: county tax records.