9504 S 86th Ave #201 · Hickory Hills, IL 60457

$169,000

2 bd · 1.0 ba · 1,129 sqft · Condo · 23 Days on market

Built 1967 Fair condition $235/mo HOA · 13% of rent

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Why this score? — see what drove the D 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 +12.9/30.0
• ARV discount +7.5/15.0
• 1% rule +5.4/10.0
• Livability +4.2/5.0
• DSCR +3.9/10.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

WOW!!! Great 2nd floor condo with a new Bathroom with granite countertop,faucets, new floor. Nice updated Kitchen w table space, newer appliances Sit on your balcony overlooking the forest preserve and just relax. Large master bedroom. Large living room and lots of closets. This condo can be rented to a relative per HOA board member. Restaurants, Grocery and bus within a block. Easy Show

Key facts

• $235 HOA
• Parking
• Built 1967

Property features AI

Finance

• Other: 12 units in building; Living area is estimated
• HOA & community: Monthly association fee of $235 covering insurance and exterior maintenance; Manager on-site; Pets not allowed

Exterior

• Parking: One parking space (other parking type listed)
• Utilities: Public water; Public sewer
• Home design: Attached single (condo); Condo ownership; Entry level: 2; Not currently leased
• Construction: Brick construction; Building age approximately 51–60 years; Built before 1978
• Exterior features: Balcony; Common lot/grounds; School bus service available

Interior

• Kitchen: Kitchen on second level (14 x 10)
• Bedrooms: Two bedrooms; Master bedroom on second level (15 x 10), carpeted; Second bedroom on second level (14 x 12), carpeted
• Flooring: Carpet in bedrooms, living room and dining room
• Bathrooms: One full bathroom
• Heating & cooling: Electric forced-air heating; Central air conditioning
• Interior features: Five total rooms; Balcony access (exterior feature listed but serves interior access)
• Laundry & utility: Laundry in common area

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $169k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-12 ($-149/yr) — negative.
• To cash-flow at today's rent, offer at most $167k (1.1% below list).
• Meets the 1% rule at list price ($2k rent vs $169k).
• Recommended offer: $166k (1.5% below list) — sets the bar for market timing.
• Cap rate 6.2% vs local median 2.7% in Hickory Hills — 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 83/100 on livability (#54 in IL, #1,002 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, housing A+; Watch: health & safety D+, amenities D-.
• Cons Hsd 230 (suburban): math 35% / reading 39% proficiency, ranked #146 of 620 in IL (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Oak Ridge Elem School (math 44% / reading 50%, grade D-, #219 of 2,056 statewide, top 12%, 703 students, 0% FRL); H H Conrady Jr High School (math 47% / reading 62%, grade B-, #35 of 665 statewide, top 5%, 1,113 students, 0% FRL); Amos Alonzo Stagg High School (math 30% / reading 35%, grade F, #152 of 693 statewide, top 22%, 2,538 students, 0% FRL).
• Market conditions: 49 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($166k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y 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.
• Current owner paid $60k; list at $169k implies a 182% gain — meaningful room to come down on a strong offer.

Recommended offer $166,465 (1.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 1.04% ✓
• Cap rate: 6.20%
• Cash-on-cash: -0.31%
• DSCR: 0.99
• GRM: 8.0

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: -16.7%
• Equity multiple: 0.41×
• Total profit: $-28,004
• Equity at exit: $25,198

10-year hold

• IRR: -8.3%
• Equity multiple: 0.48×
• Total profit: $-24,707
• Equity at exit: $14,612

Cash invested: $47,320 (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 60457

• Home prices YoY: -31.2%
• Active inventory: 49
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,760 high
• Mortgage (P&I): −$886
• Tax est. 1.5%: −$211 /mo · $2,535/yr
• Insurance: −$70
• HOA: −$235
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $-12

Break-even live

Break-even rent $1,776

Max offer price $167,206

Occupancy floor 96%

Sensitivity live

Price	-10% $104	-5% $46	+0% $-12	+5% $-71	+10% $-129
Rent	-10% $-151	-5% $-82	+0% $-12	+5% $57	+10% $127
Rate	-1.0pp $73	-0.5pp $31	base $-12	+0.5pp $-56	+1.0pp $-101

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9450 Greenbriar Ln Unit 2C3 Hickory Hills, IL	2.0	2.0	1200	$1,900	$1.58	12d	1	0.05mi
9433 86th Ct Unit 3E Hickory Hills, IL	2.0	1.0	900	$1,700	$1.89	16d	1	0.11mi
8440 W 95th St Unit 13 Hickory Hills, IL	2.0	1.0	1000	$1,900	$1.90	12d	1	0.19mi
8440 W 95th St #12 Hickory Hills, IL	2.0	1.0	1000	$1,900	$1.90	26d	1	0.19mi
8580 W 100th St Palos Hills, IL	2.0	1.0	890	$1,725	$1.94	14d	1	0.58mi
8580 W 100th St Palos Hills, IL	2.0	1.0	890	$1,725	$1.94	15d	1	0.58mi
8580 W 100th St Palos Hills, IL	2.0	1.0	890	$1,725	$1.94	23d	1	0.58mi
7834 95th St Unit 1C Hickory Hills, IL	1.0	1.0	750	$1,600	$2.13	26d	1	0.96mi
8500 W 87th St Unit 11 Hickory Hills, IL	1.0	1.0	750	$1,250	$1.67	26d	1	1.06mi
8244 W 87th St Unit 12 Hickory Hills, IL	1.0	1.0	750	$1,250	$1.67	1d	1	1.15mi
8646 S Roberts Rd Justice, IL	2.0	1.0	775	$1,600	$2.06	26d	1	1.36mi
2 Paxos Dr Unit 1W Palos Hills, IL	1.0	1.0	800	$1,500	$1.88	0d	1	1.41mi

HOA detail condo

• Monthly dues: $235 · $2,820/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-06-21
   days on market $169,000 Active 23 DOM
2. 2026-06-18
   days on market $169,000 Active 20 DOM
3. 2026-06-17
   days on market $169,000 Active 19 DOM
4. 2026-06-16
   days on market $169,000 Active 18 DOM
5. 2026-06-15
   days on market $169,000 Active 17 DOM
6. 2026-06-13
   days on market $169,000 Active 15 DOM
7. 2026-06-09
   days on market $169,000 Active 11 DOM
8. 2026-06-08
   days on market $169,000 Active 10 DOM
9. 2026-06-07
   days on market $169,000 Active 9 DOM
10. 2026-06-04
    days on market $169,000 Active 6 DOM
11. 2026-06-03
    days on market $169,000 Active 5 DOM
12. 2026-06-02
    days on market $169,000 Active 4 DOM
13. 2026-06-01
    days on market $169,000 Active 3 DOM
14. 2026-05-31
    days on market $169,000 Active 2 DOM

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

Taxation est. · year 1

• Rental income: $21,122
• − Mortgage interest: −$9,467
• − Property taxes: −$2,535
• − Insurance: −$845
• − Repairs & maintenance: −$1,690
• − Management: −$1,690
• − HOA: −$2,820
• − Depreciation: −$4,916
• Taxable loss: −$2,841
• Est. tax savings @ 24.0%: +$682
• After-tax cash flow: $533/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.

Condition & rehab AI · 6 photos

Fair 45/100 Moderate rehab

This 2-bedroom, 1-bath condo requires significant repairs and updates to improve its condition and value. A new roof, exterior siding, and interior paint are among the top priorities.

Repairs flagged

• Major roof — Significant wear and tear
• Major exterior siding — Weathered and peeling
• Major interior walls — Worn paint and potential structural issues
• Major windows — Older windows may need replacement
• Major HVAC — No photos of HVAC, but likely outdated

Value-add opportunities

• Both New roof — Significant increase in value
• Both New exterior siding — Enhances curb appeal and value
• Both Paint interior walls — Fresh paint improves aesthetics and value
• Both Replace windows — Newer windows improve energy efficiency and value
• Both Upgrade HVAC — Modern HVAC system enhances comfort and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Significant wear and tear	Major	$15,000–50,000
exterior siding · Weathered and peeling	Major	$15,000–50,000
interior walls · Worn paint and potential structural issues	Major	$15,000–50,000
windows · Older windows may need replacement	Major	$15,000–50,000
HVAC · No photos of HVAC, but likely outdated	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both New roof — Significant increase in value ↑
• Both New exterior siding — Enhances curb appeal and value ↑
• Both Paint interior walls — Fresh paint improves aesthetics and value ↑
• Both Replace windows — Newer windows improve energy efficiency and value ↑
• Both Upgrade HVAC — Modern HVAC system enhances comfort and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Cons Hsd 230
• NCES district ID: 1708400
• Math proficiency: 35% ▼ -8.00%
• Reading proficiency: 39% ▼ -6.00%
• Median HH income: $73,953
• Composite: 34.29/100
• National rank: #5244
• State rank: #146 of 620 in IL

Livability — Hickory Hills

• Score: 83/100
• State rank: #54
• US rank: #1002

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hickory Hills, IL
• County: Cook County · 4,486,803 people
• City population: 14,503
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 14,503
• Household income: $76,786
• Rent vs Own: 28.9% rent · 71.1% own
• Severe rent burden: 412.0

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: Predominantly White (73%)
• Race & ethnicity: White 73% Hispanic / Latino 15% Two or more races 9% Asian 6% Black 4%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Romanian 19% Subsaharan African 1% Lithuanian 1%
• Foreign-born: 32% · Canada
• Languages at home: 45% English-only · Arabic 18% Russian/Polish/Slavic 17% Spanish 10%

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: ▼ -97.91%
• Current HPI: 215.7209
• Rent YoY: —
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• 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

+116.9% since first listed

10 events — show timeline

• 2026-05-29 Listed $169,000 MRED as Distributed by MLS Grid
• 2014-09-12 Sold (MLS) $60,000 MRED as Distributed by MLS Grid
• 2014-08-28 Contingent — MRED as Distributed by MLS Grid
• 2014-08-11 Relisted — MRED as Distributed by MLS Grid
• 2014-08-07 Listing Removed — MRED as Distributed by MLS Grid
• 2014-07-29 Price Changed $64,900 MRED as Distributed by MLS Grid
• 2014-04-29 Contingent — MRED as Distributed by MLS Grid
• 2013-09-20 Relisted — MRED as Distributed by MLS Grid
• 2013-09-19 Price Changed $69,900 MRED as Distributed by MLS Grid
• 2013-08-28 Listed $77,900 MRED as Distributed by MLS Grid