13833 S Edbrooke Ave · Riverdale, IL 60827

$44,850

3 bd · 1.0 ba · 1,104 sqft · SingleFamily public records · 494 Days on market

Built 1959 7,500 sqft lot ↓ 18% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.5/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

CORPORATE OWNED. SELLER DOES NOT PROVIDE TERMITE OR SURVEY, TAXES ARE PRORATED AT 100%. PROPERTY BEING SOLD IN AS-IS CONDITION, NEEDS SOME WORK, BUT IT IS PRICED TO SALE. THIS ONE WON'T LAST LONG, COME OUT, SHOW, AND SALE.

Key facts

• 7,500 sq ft lot
• Garage
• Built 1959

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $45k).
• Recommended offer: $39k (12.0% below list) — sets the bar for market timing.
• Cap rate 35.2% vs local median 9.5% in Riverdale — 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 69/100 on livability (#434 in IL) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A-; Watch: health & safety C-, schools F, crime F.
• Thornton Twp Hsd 205 (suburban): math 7% / reading 8% proficiency, ranked #594 of 620 in IL (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+7.8%/yr); 76 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).
• At $1,761/mo this rent would consume 57% of the median local household income ($37k/yr) (locally 1868% 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 $310 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 7.8% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 494 days — a 12% lower offer ($39k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 18y ago; this cycle's ask has dropped $67k (60%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $39,468 (12.0% below list)

Questions for the listing agent

1. It's been on market 494 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 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. Crime grade is F 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?
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 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: 3.93% ✓
• Cap rate: 35.23%
• Cash-on-cash: 103.34%
• DSCR: 5.60
• GRM: 2.1

CMA / ARV

• ARV (on-the-fly): $113,712
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14234 S Michigan Ave	0.54mi	3/1.0	1,102 (-0%)	3mo	$114,000	$103	73
13829 S State St	0.19mi	3/1.5	1,000 (-9%)	2mo	$80,000	$80	72
14231 S Dearborn St	0.57mi	3/1.0	1,116 (+1%)	3mo	$178,000	$159	69
14129 S Michigan Ave	0.40mi	3/2.0	1,146 (+4%)	4mo	$200,000	$175	68
14235 S Dearborn St	0.58mi	3/1.5	1,091 (-1%)	4mo	$80,000	$73	66
13749 S Wabash Ave	0.16mi	3/1.0	945 (-14%)	4mo	$30,000	$32	65
228 E 141st St	0.30mi	4/2.0 (+1)	1,200 (+9%)	1mo	$235,000	$196	62
201 E 143rd St	0.57mi	4/2.0 (+1)	1,129 (+2%)	0mo	$95,000	$84	60
302 E 134th St	0.62mi	4/1.0 (+1)	1,050 (-5%)	2mo	$55,000	$52	56
14135 S La Salle St	0.55mi	3/1.5	1,210 (+10%)	1mo	$60,000	$50	56
14231 S State St	0.55mi	2/1.0 (-1)	1,000 (-9%)	0mo	$145,000	$145	53
13709 S School St	0.59mi	4/1.0 (+1)	1,200 (+9%)	3mo	$188,000	$157	51

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 · 7.82% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.62×
• Total profit: $70,597
• Equity at exit: $6,687

10-year hold

• IRR: —
• Equity multiple: 16.20×
• Total profit: $190,890
• Equity at exit: $3,878

Cash invested: $12,558 (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 60827

• Home prices YoY: -31.8%
• Rents YoY: 7.8%
• Active inventory: 76
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $1,761 high
• Mortgage (P&I): −$235
• Tax est. 1.5%: −$56 /mo · $673/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $1,081

Break-even live

Break-even rent $392

Max offer price $44,850

Occupancy floor 34%

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: $11,212
• Closing costs: $1,346
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13841 Forest Ave Dolton, IL	3.0	1.0	930	$1,895	$2.04	24d	1	0.36mi
14124 Manor Ave Dolton, IL	3.0	2.0	1440	$2,390	$1.66	24d	1	0.38mi
13810 S La Salle St #1 Riverdale, IL	3.0	1.0	800	$1,550	$1.94	2d	1	0.42mi
13708 S Wentworth Ave Riverdale, IL	3.0	1.5	1500	$2,200	$1.47	22d	1	0.51mi
13604 S Wentworth Ave Riverdale, IL	3.0	1.0	1100	$1,200	$1.09	24d	1	0.57mi
14101 S Atlantic Ave Riverdale, IL	2.0	1.0	790	$1,140	$1.44	8d	1	0.59mi
14015 S Stewart Ave Unit 2W Riverdale, IL	2.0	1.0	800	$1,400	$1.75	24d	1	0.72mi
14305 Irving Ave Unit 2 Dolton, IL	3.0	1.0	1100	$2,200	$2.00	24d	1	0.98mi
724 W 138th St Unit 3 Riverdale, IL	2.0	1.0	800	$1,250	$1.56	19d	1	1.13mi
14500 Cottage Grove Ave Unit 3 Dolton, IL	2.0	1.0	1000	$1,475	$1.48	24d	1	1.28mi
14844 Wabash Ave Dolton, IL	3.0	1.5	1277	$2,320	$1.82	24d	1	1.28mi
14817 Champlain Ave Dolton, IL	2.0	1.0	980	$2,430	$2.48	22d	1	1.49mi

Listing history 10 events

1. 2025-12-05
   status Pending
2. 2025-11-26
   price $44,850
3. 2025-10-01
   price $98,600
4. 2024-07-29
   listed $111,650 Auction
5. 2019-12-09
   soldstatus $105,000
6. 2008-06-12
   soldstatus $65,000 222-char remark

   Show marketing remark (222 chars)

   CORPORATE OWNED. SELLER DOES NOT PROVIDE TERMITE OR SURVEY, TAXES ARE PRORATED AT 100%. PROPERTY BEING SOLD IN AS-IS CONDITION, NEEDS SOME WORK, BUT IT IS PRICED TO SALE. THIS ONE WON'T LAST LONG, COME OUT, SHOW, AND SALE.

7. 2008-04-25
   historical 222-char remark

   Show marketing remark (222 chars)

   CORPORATE OWNED. SELLER DOES NOT PROVIDE TERMITE OR SURVEY, TAXES ARE PRORATED AT 100%. PROPERTY BEING SOLD IN AS-IS CONDITION, NEEDS SOME WORK, BUT IT IS PRICED TO SALE. THIS ONE WON'T LAST LONG, COME OUT, SHOW, AND SALE.

8. 2008-03-12
   listed $70,000 222-char remark

   Show marketing remark (222 chars)

   CORPORATE OWNED. SELLER DOES NOT PROVIDE TERMITE OR SURVEY, TAXES ARE PRORATED AT 100%. PROPERTY BEING SOLD IN AS-IS CONDITION, NEEDS SOME WORK, BUT IT IS PRICED TO SALE. THIS ONE WON'T LAST LONG, COME OUT, SHOW, AND SALE.

9. 2003-11-06
   soldstatus $115,000
10. 1989-05-15
    soldstatus $55,000

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% 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
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,136
• − Mortgage interest: −$2,512
• − Property taxes: −$673
• − Insurance: −$224
• − Repairs & maintenance: −$1,691
• − Management: −$1,691
• − Depreciation: −$1,305
• Taxable income: $13,040
• Est. tax owed @ 24.0%: −$3,130
• After-tax cash flow: $9,848/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: Thornton Twp Hsd 205
• NCES district ID: 1738970
• Math proficiency: 7% ▬ 0.00%
• Reading proficiency: 8% ▼ -2.00%
• Median HH income: $43,392
• Composite: 6.92/100
• National rank: #9976
• State rank: #594 of 620 in IL

Livability — Riverdale

• Score: 69/100
• State rank: #434
• US rank: #8867

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Riverdale, IL
• County: Cook County · 4,486,803 people
• City population: 24,713
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 24,713
• Household income: $37,217
• Rent vs Own: 59.8% rent · 40.2% own
• Severe rent burden: 1868.0

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 Black (88%)
• Race & ethnicity: Black 88% Two or more races 5% Hispanic / Latino 5% White 2%
• Common ancestry: Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 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: ▼ -76.39%
• Current HPI: 163.7725
• Rent YoY: ▲ 7.82%
• 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

-18.5% since first listed

10 events — show timeline

• 2025-12-05 Pending — MRED as Distributed by MLS Grid
• 2025-11-26 Price Changed $44,850 MRED as Distributed by MLS Grid
• 2025-10-01 Price Changed $98,600 MRED as Distributed by MLS Grid
• 2024-07-29 Listed $111,650 MRED as Distributed by MLS Grid
• 2019-12-09 Sold (Public Records) $105,000 Public Records
• 2008-06-12 Sold (MLS) $65,000 MRED as Distributed by MLS Grid
• 2008-04-25 Listing Removed — MRED as Distributed by MLS Grid
• 2008-03-12 Listed $70,000 MRED as Distributed by MLS Grid
• 2003-11-06 Sold (Public Records) $115,000 Public Records
• 1989-05-15 Sold (Public Records) $55,000 Public Records

Property tax history

+6.9%/yr

Latest (2023): $9,247 · +11.5% YoY. Source: county tax records.