3235 S 50th Ct · Cicero, IL 60804

$270,000

3 bd · 2.5 ba · 1,680 sqft · SingleFamily public records · 75 Days on market

Built 1954 5,922 sqft lot Est $307k · 12% under

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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).

• ARV discount +13.0/15.0
• Cash flow +8.2/30.0
• Livability +4.1/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +2.2/10.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Spacious 2-story home situated on a rare double lot in Cicero! This well-maintained property offers 3 bedrooms, 2 full bathrooms and 1 half bath, providing a functional layout with generous living space and great natural light throughout. The main level features comfortable living and dining areas ideal for everyday living and entertaining. The oversized double lot offers exceptional outdoor potential - perfect for gatherings, expansion, or future possibilities. Property also includes a 2-car garage plus additional exterior parking. Great opportunity to own a solid home with valuable land in an established neighborhood. Conveniently located just minutes from Walmart Supercenter, Target, pop

Key facts

• Easy access
• Double lot
• Outdoor potential

Tags

• DOUBLE LOT
• OUTDOOR POTENTIAL
• ESTABLISHED NEIGHBORHOOD
• EASY ACCESS

Property features AI

Finance

• Other: Living area source: assessor
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage; 2 garage spaces (2 total parking spaces)
• Utilities: Water from Lake Michigan; Public sewer
• Home design: Detached single-family home; 2-story layout; Fee simple ownership; Rehab completed in 2016 (property was rehabbing); Built before 1978
• Construction: Frame and stone construction
• Exterior features: School bus service available; Interstate access nearby; Lot dimensions approximately 47 x 126

Interior

• Kitchen: Kitchen on main level (12 x 11)
• Bedrooms: 3 bedrooms total; Master bedroom on second level (18 x 13); Second bedroom on second level (12 x 8); Third bedroom on second level (10 x 8)
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: 8 total rooms; Office on main level; Bonus room on second level; Family room; Living room on main level (20 x 14); Dining room on main level (13 x 7)
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $-254 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $225k (16.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $201k (25.5% below list).
• Recommended offer: $201k (25.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 82/100 on livability (#77 in IL, #1,276 nationally) — a professional / high-income tenant draw. 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: Rents rising (+2.4%/yr); 109 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).
• This rent runs 34% of the median local income ($71k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($254k) is reasonable based on typical stale-listing flexibility.
• 22 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.
• Current owner paid $195k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $201,139 (25.5% 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. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
7. 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?
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: 0.74% ✗
• Cap rate: 5.17%
• Cash-on-cash: -4.03%
• DSCR: 0.82
• GRM: 11.2

CMA / ARV

• ARV (on-the-fly): $307,440
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5057 W 32nd Pl	0.07mi	3/3.0	1,653 (-2%)	4mo	$255,000	$154	88
5123 W 31st St	0.26mi	3/2.5	1,600 (-5%)	6mo	$350,000	$219	75
3141 S 54th Ct	0.50mi	3/2.0	1,614 (-4%)	4mo	$371,297	$230	65
3632 S 52nd Ct	0.56mi	4/1.5 (+1)	1,687 (+0%)	2mo	$150,000	$89	62
5110 W 30 St	0.39mi	3/2.0	1,620 (-4%)	18mo	$257,000	$159	59
3215 S 54th Ct	0.49mi	3/3.0	1,782 (+6%)	8mo	$349,000	$196	59
5309 W 30th St	0.48mi	4/2.0 (+1)	1,800 (+7%)	1mo	$330,000	$183	58
3517 S 52nd Ct	0.41mi	4/2.0 (+1)	1,500 (-11%)	2mo	$319,900	$213	54
3137 S 54th Ct	0.50mi	4/3.0 (+1)	1,479 (-12%)	2mo	$291,500	$197	48
2936 S 48th Ct	0.44mi	3/1.0	1,903 (+13%)	8mo	$240,000	$126	45
5226 W 30th Pl	0.39mi	3/1.0	1,500 (-11%)	21mo	$269,900	$180	40
3509 S 55 Ct	0.69mi	3/2.0	1,800 (+7%)	17mo	$320,000	$178	40

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 · 2.43% rent growth · sell at horizon

5-year hold

• IRR: -23.7%
• Equity multiple: 0.19×
• Total profit: $-61,043
• Equity at exit: $40,258

10-year hold

• IRR: -20.2%
• Equity multiple: -0.04×
• Total profit: $-78,552
• Equity at exit: $23,345

Cash invested: $75,600 (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 60804

• Rents YoY: 2.4%
• Active inventory: 109
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,011 medium
• Mortgage (P&I): −$1,416
• Tax from tax record: −$314 /mo · $3,772/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $-254

Break-even live

Break-even rent $2,333

Max offer price $225,177

Occupancy floor —

Sensitivity live

Price	-10% $-101	-5% $-177	+0% $-254	+5% $-330	+10% $-407
Rent	-10% $-413	-5% $-333	+0% $-254	+5% $-174	+10% $-95
Rate	-1.0pp $-118	-0.5pp $-185	base $-254	+0.5pp $-324	+1.0pp $-395

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3222 S 52nd Ct Cicero, IL	3.0	2.0	1627	$5,850	$3.60	0d	1	0.27mi
3633 S 57th Ct Cicero, IL	3.0	2.5	1708	$2,500	$1.46	22d	1	0.99mi
2119 S 51st Ave Unit 1 Cicero, IL	2.0	1.0	1100	$1,625	$1.48	3d	1	1.32mi
5529 W 22nd Pl #2 Cicero, IL	3.0	1.0	1400	$1,900	$1.36	25d	1	1.35mi

Listing history 50 events

1. 2026-06-01
   days on market $270,000 Active 75 DOM
2. 2026-05-31
   days on market $270,000 Active 74 DOM
3. 2026-03-18
   listed $270,000 Active
4. 2026-03-18
   historical
5. 2026-03-01
   listed Active
6. 2025-11-10
   historical
7. 2025-05-29
   price
8. 2025-04-07
   status Active
9. 2025-04-02
   historical Contingent - No Showings
10. 2025-01-03
    price
11. 2024-11-20
    price
12. 2024-11-19
    listed Active
13. 2019-07-24
    soldstatus $195,000
14. 2019-07-22
    soldstatus $195,000 Closed Sale
15. 2019-06-07
    status Pending
16. 2019-04-04
    listed $209,900 New
17. 2018-09-05
    historical
18. 2018-04-28
    status Reactivated
19. 2018-03-21
    historical Contingent
20. 2018-03-01
    status Reactivated
21. 2018-02-05
    historical Contingent
22. 2017-11-09
    listed New
23. 2017-09-30
    historical
24. 2017-07-12
    price
25. 2017-03-14
    listed New
26. 2017-01-26
    soldstatus $95,000
27. 2016-10-20
    soldstatus $95,000 Closed Sale
28. 2016-09-21
    status Pending
29. 2016-09-01
    historical Contingent
30. 2016-08-11
    listed $105,000 New
31. 2016-08-11
    historical
32. 2016-07-26
    price
33. 2016-07-07
    price
34. 2016-06-27
    listed New
35. 2016-06-25
    historical
36. 2016-06-15
    status Reactivated
37. 2016-05-27
    historical Contingent
38. 2016-05-04
    listed New
39. 2016-04-27
    historical
40. 2016-04-26
    status Reactivated
41. 2016-04-09
    status Pending
42. 2016-02-18
    price
43. 2016-02-17
    status Reactivated
44. 2015-12-10
    status Pending
45. 2015-11-26
    price
46. 2015-09-26
    price
47. 2015-09-04
    listed New
48. 2015-08-31
    historical
49. 2015-08-05
    listed New
50. 2013-01-17
    soldstatus $38,000

ⓘ 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: $3,772 · $314/mo
• Projected year-2 tax: $4,950 · $413/mo
• Expected delta: +$1,179/yr (+$98/mo · 31.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°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: $24,137
• − Mortgage interest: −$15,124
• − Property taxes: −$3,772
• − Insurance: −$1,350
• − Repairs & maintenance: −$1,931
• − Management: −$1,931
• − Depreciation: −$7,855
• Taxable loss: −$7,826
• Est. tax savings @ 24.0%: +$1,878
• After-tax cash flow: $-1,167/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 — Cicero

• Score: 82/100
• State rank: #77
• US rank: #1276

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cicero, IL
• County: Cook County · 4,486,803 people
• City population: 82,797
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 82,797
• Household income: $70,842
• Rent vs Own: 45.4% rent · 54.6% own
• Severe rent burden: 2178.0

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 Hispanic (89%)
• Race & ethnicity: Hispanic / Latino 89% Two or more races 17% White 7% Black 3% Native American 2%
• Hispanic origin (detail): Mexican 80% Puerto Rican 3%
• Common ancestry: Romanian 2%
• Foreign-born: 40% · Canada, Jamaica
• Languages at home: 18% English-only · Spanish 80%

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: ▼ -165.38%
• Current HPI: 262.83
• Rent YoY: ▲ 2.43%
• 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

+1700.0% since first listed

66 events — show timeline

• 2026-03-18 Listing Removed — MRED as Distributed by MLS Grid
• 2026-03-18 Listed $270,000 MRED as Distributed by MLS Grid
• 2026-03-01 Listed — MRED as Distributed by MLS Grid
• 2025-11-10 Listing Removed — MRED as Distributed by MLS Grid
• 2025-05-29 Price Changed — MRED as Distributed by MLS Grid
• 2025-04-07 Relisted — MRED as Distributed by MLS Grid
• 2025-04-02 Contingent — MRED as Distributed by MLS Grid
• 2025-01-03 Price Changed — MRED as Distributed by MLS Grid
• 2024-11-20 Price Changed — MRED as Distributed by MLS Grid
• 2024-11-19 Listed — MRED as Distributed by MLS Grid
• 2019-07-24 Sold (Public Records) $195,000 Public Records
• 2019-07-22 Sold (MLS) $195,000 MRED as Distributed by MLS Grid
• 2019-06-07 Pending — MRED as Distributed by MLS Grid
• 2019-04-04 Listed $209,900 MRED as Distributed by MLS Grid
• 2018-09-05 Listing Removed — MRED as Distributed by MLS Grid
• 2018-04-28 Relisted — MRED as Distributed by MLS Grid
• 2018-03-21 Contingent — MRED as Distributed by MLS Grid
• 2018-03-01 Relisted — MRED as Distributed by MLS Grid
• 2018-02-05 Contingent — MRED as Distributed by MLS Grid
• 2017-11-09 Listed — MRED as Distributed by MLS Grid
• 2017-09-30 Listing Removed — MRED as Distributed by MLS Grid
• 2017-07-12 Price Changed — MRED as Distributed by MLS Grid
• 2017-03-14 Listed — MRED as Distributed by MLS Grid
• 2017-01-26 Sold (Public Records) $95,000 Public Records
• 2016-10-20 Sold (MLS) $95,000 MRED as Distributed by MLS Grid
• 2016-09-21 Pending — MRED as Distributed by MLS Grid
• 2016-09-01 Contingent — MRED as Distributed by MLS Grid
• 2016-08-11 Listed $105,000 MRED as Distributed by MLS Grid
• 2016-08-11 Listing Removed — MRED as Distributed by MLS Grid
• 2016-07-26 Price Changed — MRED as Distributed by MLS Grid
• 2016-07-07 Price Changed — MRED as Distributed by MLS Grid
• 2016-06-27 Listed — MRED as Distributed by MLS Grid
• 2016-06-25 Listing Removed — MRED as Distributed by MLS Grid
• 2016-06-15 Relisted — MRED as Distributed by MLS Grid
• 2016-05-27 Contingent — MRED as Distributed by MLS Grid
• 2016-05-04 Listed — MRED as Distributed by MLS Grid
• 2016-04-27 Listing Removed — MRED as Distributed by MLS Grid
• 2016-04-26 Relisted — MRED as Distributed by MLS Grid
• 2016-04-09 Pending — MRED as Distributed by MLS Grid
• 2016-02-18 Price Changed — MRED as Distributed by MLS Grid
• 2016-02-17 Relisted — MRED as Distributed by MLS Grid
• 2015-12-10 Pending — MRED as Distributed by MLS Grid
• 2015-11-26 Price Changed — MRED as Distributed by MLS Grid
• 2015-09-26 Price Changed — MRED as Distributed by MLS Grid
• 2015-09-04 Listed — MRED as Distributed by MLS Grid
• 2015-08-31 Listing Removed — MRED as Distributed by MLS Grid
• 2015-08-05 Listed — MRED as Distributed by MLS Grid
• 2013-01-17 Sold (Public Records) $38,000 Public Records
• 2013-01-14 Sold (MLS) $38,000 MRED as Distributed by MLS Grid
• 2012-12-17 Pending — MRED as Distributed by MLS Grid
• 2012-11-29 Listed $34,900 MRED as Distributed by MLS Grid
• 2012-11-28 Listing Removed — MRED as Distributed by MLS Grid
• 2012-11-20 Relisted — MRED as Distributed by MLS Grid
• 2012-09-28 Contingent — MRED as Distributed by MLS Grid
• 2012-09-10 Price Changed — MRED as Distributed by MLS Grid
• 2012-09-06 Relisted — MRED as Distributed by MLS Grid
• 2012-07-25 Contingent — MRED as Distributed by MLS Grid
• 2012-07-16 Price Changed — MRED as Distributed by MLS Grid
• 2012-06-12 Price Changed — MRED as Distributed by MLS Grid
• 2012-05-09 Listed — MRED as Distributed by MLS Grid
• 2011-03-21 Listing Removed — MRED as Distributed by MLS Grid
• 2010-12-10 Listed — MRED as Distributed by MLS Grid
• 2003-03-04 Sold (Public Records) $160,000 Public Records
• 1999-04-29 Sold (Public Records) $93,000 Public Records
• 1993-11-19 Sold (Public Records) $21,000 Public Records
• 1981-10-16 Sold (Public Records) $15,000 Public Records

Property tax history

+3.9%/yr

Latest (2023): $3,772 · -4.0% YoY. Source: county tax records.