1410 Scoville Ave · Berwyn, IL 60402

$364,900

5 bd · 2.0 ba · 2,005 sqft · MultiFamily public records · 42 Days on market

Built 1920 3,750 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 +20.2/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 1% rule +6.3/10.0
• Livability +4.2/5.0
• Rent growth +3.6/5.0
• 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 (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

ATTENTION INVESTORS WONDERUL OPPERTUNITY TO TURN HARDWORK INTO EQUITY WITH THIS SOLID BRICK 2 UNIT INVESTMENT PROPERTY. MINOR UPDATING IS NEEDED, YOU WILL REAP THE BENIFITS. PROPERTY IS BEING SOLD AS-IS. ALL OFFERS MUST BE ACCOMPANIED WITH PRE-APPROVAL & ADDENDUMS(DOWNLOAD FROM CONNECT MLS UNDER DISCLOSURES) TAXES ARE PRO RATED AT 100%. BUYER IS RESPONSIBLE FOR SURVEY & ANY REQUIRED VILLAGE REPAIRS/ESCROW.

Key facts

• 3,750 sq ft lot
• 2 garage spots
• Built 1920

Property features AI

Finance

• Other: Two units in building; Three-bedroom units indicated for both floors; Security deposit listed as $0 for one unit
• Financial info: Special service area: No; Possession at closing; subject to tenant rights; One unit currently shows rent of $850 (month-to-month)

Exterior

• Parking: Detached garage with 2 garage spaces (2 total parking spaces)
• Utilities: Water from Lake Michigan; Public sewer
• Home design: Two-to-four units building (2 units); Fee simple ownership; Over 100 years old; built before 1978
• Construction: Brick construction
• Exterior features: Lot dimensions approximately 30 x 125; Lot under 0.25 acre; Sidewalks, street lights and paved streets

Interior

• Kitchen: Each unit includes a stove
• Bedrooms: Six bedrooms total; Two separate 3-bedroom units (one on each floor)
• Bathrooms: Two full bathrooms (one in each unit)
• Heating & cooling: Natural gas heating
• Interior features: 11 total rooms; Finished daylight basement; Commuter bus access; sidewalks, street lights and paved streets in the neighborhood
• Laundry & utility: Tenants pay electric, gas and heat for each unit

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $365k.

Deal economics

• At list price, monthly cash flow is $459 ($6k/yr) — positive. Per door: $229/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $365k).
• Recommended offer: $354k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 3.1% in Berwyn — 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 (#46 in IL, #966 nationally) — a professional / high-income tenant draw. Strengths: commute A+, housing A+, crime A; Watch: schools D-.
• 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: Rents rising fast (+4.6%/yr); 123 active listings in the ZIP; solid renter incomes; 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).
• At $4,132/mo this rent would consume 64% of the median local household income ($78k/yr) (locally 1998% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($354k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 19y 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 $180k; list at $365k implies a 103% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $353,953 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.13% ✓
• Cap rate: 7.80%
• Cash-on-cash: 5.39%
• DSCR: 1.24
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.57% rent growth · sell at horizon

5-year hold

• IRR: -6.0%
• Equity multiple: 0.77×
• Total profit: $-23,034
• Equity at exit: $54,408

10-year hold

• IRR: 5.7%
• Equity multiple: 1.46×
• Total profit: $46,631
• Equity at exit: $31,550

Cash invested: $102,172 (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 60402

• Rents YoY: 4.6%
• Active inventory: 123
• Price-to-rent: 14.7×

Monthly cashflow live

• Estimated rent: $4,132 high
• Mortgage (P&I): −$1,914
• Tax from tax record: −$740 /mo · $8,877/yr
• Insurance: −$152
• HOA: −$0
• Vacancy / Maint / Mgmt: −$868
• Net cashflow: $459

Break-even live

Break-even rent $3,551

Max offer price $364,900

Occupancy floor 84%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$4,132
Total (2 units)			$4,132

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: $91,225
• Closing costs: $10,947
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $364,900 Active 42 DOM
2. 2026-06-17
   days on market $364,900 Active 41 DOM
3. 2026-06-16
   days on market $364,900 Active 40 DOM
4. 2026-06-15
   days on market $364,900 Active 39 DOM
5. 2026-06-13
   days on market $364,900 Active 37 DOM
6. 2026-06-09
   days on market $364,900 Active 33 DOM
7. 2026-06-08
   days on market $364,900 Active 32 DOM
8. 2026-06-07
   days on market $364,900 Active 31 DOM
9. 2026-06-04
   days on market $364,900 Active 28 DOM
10. 2026-06-03
    remarks 658-char remark
11. 2026-06-03
    days on market $364,900 Active 27 DOM
12. 2026-06-02
    remarks 570-char remark
13. 2026-06-02
    days on market $364,900 Active 26 DOM
14. 2026-06-01
    days on market $364,900 Active 25 DOM
15. 2026-05-31
    days on market $364,900 Active 24 DOM
16. 2026-05-08
    listed $369,900 Active
17. 2008-01-28
    soldstatus $180,000 417-char remark

    Show marketing remark (417 chars)

    ATTENTION INVESTORS WONDERUL OPPERTUNITY TO TURN HARDWORK INTO EQUITY WITH THIS SOLID BRICK 2 UNIT INVESTMENT PROPERTY. MINOR UPDATING IS NEEDED, YOU WILL REAP THE BENIFITS. PROPERTY IS BEING SOLD AS-IS. ALL OFFERS MUST BE ACCOMPANIED WITH PRE-APPROVAL & ADDENDUMS(DOWNLOAD FROM CONNECT MLS UNDER DISCLOSURES) TAXES ARE PRO RATED AT 100%. BUYER IS RESPONSIBLE FOR SURVEY & ANY REQUIRED VILLAGE REPAIRS/ESCROW.

18. 2007-12-11
    historical 417-char remark

    Show marketing remark (417 chars)

    ATTENTION INVESTORS WONDERUL OPPERTUNITY TO TURN HARDWORK INTO EQUITY WITH THIS SOLID BRICK 2 UNIT INVESTMENT PROPERTY. MINOR UPDATING IS NEEDED, YOU WILL REAP THE BENIFITS. PROPERTY IS BEING SOLD AS-IS. ALL OFFERS MUST BE ACCOMPANIED WITH PRE-APPROVAL & ADDENDUMS(DOWNLOAD FROM CONNECT MLS UNDER DISCLOSURES) TAXES ARE PRO RATED AT 100%. BUYER IS RESPONSIBLE FOR SURVEY & ANY REQUIRED VILLAGE REPAIRS/ESCROW.

19. 2007-08-21
    listed $199,900 417-char remark

    Show marketing remark (417 chars)

    ATTENTION INVESTORS WONDERUL OPPERTUNITY TO TURN HARDWORK INTO EQUITY WITH THIS SOLID BRICK 2 UNIT INVESTMENT PROPERTY. MINOR UPDATING IS NEEDED, YOU WILL REAP THE BENIFITS. PROPERTY IS BEING SOLD AS-IS. ALL OFFERS MUST BE ACCOMPANIED WITH PRE-APPROVAL & ADDENDUMS(DOWNLOAD FROM CONNECT MLS UNDER DISCLOSURES) TAXES ARE PRO RATED AT 100%. BUYER IS RESPONSIBLE FOR SURVEY & ANY REQUIRED VILLAGE REPAIRS/ESCROW.

20. 1998-12-07
    soldstatus $140,900
21. 1998-12-07
    soldstatus $141,000
22. 1988-08-03
    soldstatus $115,900
23. 1985-02-07
    soldstatus $75,000
24. 1985-01-01
    soldstatus $74,600
25. 1980-10-10
    soldstatus $57,000

ⓘ 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: $8,877 · $740/mo
• Projected year-2 tax: $8,877 · $740/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 ≥100°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $49,584
• − Mortgage interest: −$20,440
• − Property taxes: −$8,877
• − Insurance: −$1,824
• − Repairs & maintenance: −$3,967
• − Management: −$3,967
• − Depreciation: −$10,615
• Taxable loss: −$106
• Est. tax savings @ 24.0%: +$25
• After-tax cash flow: $5,533/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.

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 — Berwyn

• Score: 83/100
• State rank: #46
• US rank: #966

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Berwyn, IL
• County: Cook County · 4,486,803 people
• City population: 63,721
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 63,721
• Household income: $77,718
• Rent vs Own: 36.1% rent · 63.9% own
• Severe rent burden: 1998.0

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: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: Hispanic / Latino 61% White 27% Two or more races 19% Black 7% Asian 4% Native American 1%
• Hispanic origin (detail): Mexican 47% Puerto Rican 8%
• Common ancestry: Romanian 7% Italian 1% Lithuanian 0%
• Foreign-born: 23% · Canada, Vietnam, Jamaica
• Languages at home: 47% English-only · Spanish 47% Tagalog/Filipino 2% Other Indo-European 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: ▼ -318.33%
• Current HPI: 236.662
• Rent YoY: ▲ 4.57%
• 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

+548.9% since first listed

10 events — show timeline

• 2026-05-08 Listed $369,900 MRED as Distributed by MLS Grid
• 2008-01-28 Sold (MLS) $180,000 MRED as Distributed by MLS Grid
• 2007-12-11 Listing Removed — MRED as Distributed by MLS Grid
• 2007-08-21 Listed $199,900 MRED as Distributed by MLS Grid
• 1998-12-07 Sold (Public Records) $141,000 Public Records
• 1998-12-07 Sold (Public Records) $140,900 Public Records
• 1988-08-03 Sold (Public Records) $115,900 Public Records
• 1985-02-07 Sold (Public Records) $75,000 Public Records
• 1985-01-01 Sold (Public Records) $74,600 Public Records
• 1980-10-10 Sold (Public Records) $57,000 Public Records

Property tax history

+3.8%/yr

Latest (2023): $8,877 · +13.5% YoY. Source: county tax records.