9617 E Shore Dr · Oak Lawn, IL 60453

$315,000

4 bd · 2.5 ba · 1,487 sqft · SingleFamily public records · 38 Days on market

Built 1950 6,098 sqft lot Est $348k · 9% 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 +11.8/15.0
• Cash flow +7.7/30.0
• Rent growth +4.6/5.0
• Livability +4.0/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

DESIRABLE 4 BEDROOM 1.5 BATH HOME.WOOD FLOORS UNDER MOST CARPETING. ROOF IS 6 YEARS OLD. VIEW OUT FRONT OF LAKE OAK LAWN. 2 CAR ATTACHED GARAGE WITH ALLEY ACCESS.VIEW OF LAKE OAK OUT YOUR FRONT WINDOW.CLOSE TO ALL AMMENITIES, SWARD SCHOOL DISTRICT, CHRIST HOSPITAL, METRA, LIBRARY, RESTAURANTS, DREAM CENTER AND CHILDRENS MUSEUM,QUICK ACCESS TO I-294, ACCROSS THE STREET IS LAKE SHORE PARK WHICH HAS BASKETBALL, TENNIS AND A LARGE PARK. THIS IS AN ESTATE SALE,BEING SOLD AS IS..

Key facts

• Large soaking tub
• Private yard
• Waterfront living

Tags

• WATERFRONT LIVING
• WOOD CEILING BEAMS
• VINTAGE TILED BACKSPLASH
• STEP-IN SHOWER
• LARGE SOAKING TUB
• PRIVATE YARD

Property features AI

Finance

• Other: Property is not currently leased; Property was rehabbed in 2024
• HOA & community: No required master association fee; Community features include park, lake access, curbs, sidewalks, street lights and paved streets

Exterior

• Parking: Attached garage owned; Asphalt driveway; Two garage parking spaces (two total parking spaces)
• Utilities: Lake Michigan water source; Public sewer
• Home design: Detached single-family home; Split-level / quad-level layout; Rehabilitated in 2024; Home is 71–80 years old; Fee simple ownership
• Construction: Vinyl siding and brick exterior; Asphalt roof; Estimated living area; Total finished/unfinsihed area approximately 3,912; Quad-level structure
• Exterior features: Front porch

Interior

• Kitchen: Range; Dishwasher; High-end refrigerator; Eating area / table space
• Bedrooms: Four bedrooms total; Master bedroom on the main level; Additional bedrooms on second and third levels
• Flooring: Hardwood flooring in living room, kitchen, dining room and several bedrooms; Carpet in some bedrooms and family room; Stone flooring in the lower-level laundry
• Bathrooms: One full bathroom; Two half bathrooms; Soaking tub and separate shower
• Heating & cooling: Natural gas heating; Wall-mounted cooling units
• Interior features: Finished partial basement; Dormer attic; Eight total rooms; Living and dining rooms combined; One fireplace in the living room
• Laundry & utility: Lower-level laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $315k.

Deal economics

• At list price, monthly cash flow is $-676 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $196k (37.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $241k (23.4% below list).
• Recommended offer: $196k (37.9% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 80/100 on livability (#102 in IL, #1,614 nationally) — a professional / high-income tenant draw. Strengths: commute A+, housing A+, employment A-.
• Oak Lawn Chsd 229 (suburban): math 22% / reading 21% proficiency, ranked #384 of 620 in IL (top 62%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Oak Lawn Comm High School (math 22% / reading 21%, grade F, #345 of 693 statewide, top 50%, 1,834 students, 0% FRL).
• Market conditions: Rents rising fast (+8.2%/yr); 188 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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).
• This rent runs 35% of the median local income ($84k/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 $9k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($306k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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: flood insurance adds $314/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $195,589 (37.9% 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 38 days. Have you received any prior offers? Is the seller open to a 38% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 0.77% ✗
• Cap rate: 4.91%
• Cash-on-cash: -4.93%
• DSCR: 0.78
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $347,958
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9600 Central Ave	0.15mi	4/2.0	1,490 (+0%)	6mo	$294,000	$197	86
5416 Franklin Ave	0.11mi	3/2.0 (-1)	1,301 (-12%)	0mo	$268,000	$206	67
5428 W 91st St	0.70mi	4/3.5	1,448 (-3%)	2mo	$432,000	$298	57
9714 Mcvicker Ave	0.72mi	4/1.5	1,500 (+1%)	4mo	$270,000	$180	57
5425 W 99th St	0.34mi	3/1.5 (-1)	1,320 (-11%)	1mo	$355,000	$269	56
9801 Washington Ave	0.22mi	3/1.5 (-1)	1,697 (+14%)	5mo	$295,000	$174	53
9342 Austin Ave	0.73mi	3/1.5 (-1)	1,438 (-3%)	1mo	$345,000	$240	51
9912 Austin Ave	0.75mi	3/2.0 (-1)	1,531 (+3%)	6mo	$346,000	$226	48
5712 W 102nd St	0.73mi	3/2.0 (-1)	1,375 (-8%)	1mo	$321,500	$234	46
9402 Sproat Ave	0.63mi	3/2.0 (-1)	1,658 (+12%)	3mo	$350,000	$211	42
9221 Raymond Ave	0.58mi	3/2.0 (-1)	1,276 (-14%)	4mo	$305,000	$239	39
10112 Cook Ave	0.68mi	3/2.0 (-1)	1,269 (-15%)	1mo	$390,000	$307	36

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -25.9%
• Equity multiple: 0.08×
• Total profit: $-81,060
• Equity at exit: $46,968

10-year hold

• IRR: -9.9%
• Equity multiple: 0.24×
• Total profit: $-66,830
• Equity at exit: $27,235

Cash invested: $88,200 (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 60453

• Rents YoY: 8.2%
• Active inventory: 188
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,413 high
• Mortgage (P&I): −$1,652
• Tax from tax record: −$485 /mo · $5,821/yr
• Insurance: −$131
• Flood insurance flood zone: −$314 /mo · $3,765/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$507
• Net cashflow: $-676

Break-even live

Break-even rent $3,268

Max offer price $195,589

Occupancy floor —

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10029 Harnew Rd E Oak Lawn, IL	4.0	2.0	1575	$2,600	$1.65	3d	1	0.98mi
10326 Mayfield Ave Unit 1N Oak Lawn, IL	4.0	2.0	1300	$2,400	$1.85	16d	1	1.01mi
5834 W 89th Pl Oak Lawn, IL	3.0	1.0	1100	$2,150	$1.95	22d	1	1.01mi
9806 Marion Ave Oak Lawn, IL	3.0	1.0	897	$1,950	$2.17	24d	1	1.10mi
5217 W 87th St Unit 2 Oak Lawn, IL	3.0	1.0	1200	$1,800	$1.50	7d	1	1.21mi
6135 Birmingham St Chicago Ridge, IL	3.0	2.0	1100	$2,800	$2.55	1d	1	1.37mi

Listing history 23 events

1. 2026-06-15
   status $315,000 Pending 38 DOM
2. 2026-06-15
   days on market $315,000 Contingent - Continue to Show 38 DOM
3. 2026-06-13
   days on market $315,000 Contingent - Continue to Show 36 DOM
4. 2026-06-13
   days on market $315,000 Contingent - Continue to Show 35 DOM
5. 2026-06-09
   days on market $315,000 Contingent - Continue to Show 32 DOM
6. 2026-06-08
   days on market $315,000 Contingent - Continue to Show 31 DOM
7. 2026-06-07
   days on market $315,000 Contingent - Continue to Show 30 DOM
8. 2026-06-04
   days on market $315,000 Contingent - Continue to Show 27 DOM
9. 2026-06-03
   days on market $315,000 Contingent - Continue to Show 26 DOM
10. 2026-06-02
    days on market $315,000 Contingent - Continue to Show 25 DOM
11. 2026-06-01
    days on market $315,000 Contingent - Continue to Show 24 DOM
12. 2026-05-31
    days on market $315,000 Contingent - Continue to Show 23 DOM
13. 2026-05-19
    historical Contingent - Continue to Show
14. 2026-05-08
    listed $315,000 Active
15. 2026-04-28
    historical Contingent - Continue to Show
16. 2026-04-28
    historical
17. 2026-04-23
    listed Active
18. 2023-12-04
    soldstatus $289,900 Closed 480-char remark

    Show marketing remark (480 chars)

    DESIRABLE 4 BEDROOM 1.5 BATH HOME.WOOD FLOORS UNDER MOST CARPETING. ROOF IS 6 YEARS OLD. VIEW OUT FRONT OF LAKE OAK LAWN. 2 CAR ATTACHED GARAGE WITH ALLEY ACCESS.VIEW OF LAKE OAK OUT YOUR FRONT WINDOW.CLOSE TO ALL AMMENITIES, SWARD SCHOOL DISTRICT, CHRIST HOSPITAL, METRA, LIBRARY, RESTAURANTS, DREAM CENTER AND CHILDRENS MUSEUM,QUICK ACCESS TO I-294, ACCROSS THE STREET IS LAKE SHORE PARK WHICH HAS BASKETBALL, TENNIS AND A LARGE PARK. THIS IS AN ESTATE SALE,BEING SOLD AS IS..

19. 2023-10-20
    historical Contingent - Continue to Show 480-char remark

    Show marketing remark (480 chars)

    DESIRABLE 4 BEDROOM 1.5 BATH HOME.WOOD FLOORS UNDER MOST CARPETING. ROOF IS 6 YEARS OLD. VIEW OUT FRONT OF LAKE OAK LAWN. 2 CAR ATTACHED GARAGE WITH ALLEY ACCESS.VIEW OF LAKE OAK OUT YOUR FRONT WINDOW.CLOSE TO ALL AMMENITIES, SWARD SCHOOL DISTRICT, CHRIST HOSPITAL, METRA, LIBRARY, RESTAURANTS, DREAM CENTER AND CHILDRENS MUSEUM,QUICK ACCESS TO I-294, ACCROSS THE STREET IS LAKE SHORE PARK WHICH HAS BASKETBALL, TENNIS AND A LARGE PARK. THIS IS AN ESTATE SALE,BEING SOLD AS IS..

20. 2023-10-11
    listed $289,900 Active 480-char remark

    Show marketing remark (480 chars)

    DESIRABLE 4 BEDROOM 1.5 BATH HOME.WOOD FLOORS UNDER MOST CARPETING. ROOF IS 6 YEARS OLD. VIEW OUT FRONT OF LAKE OAK LAWN. 2 CAR ATTACHED GARAGE WITH ALLEY ACCESS.VIEW OF LAKE OAK OUT YOUR FRONT WINDOW.CLOSE TO ALL AMMENITIES, SWARD SCHOOL DISTRICT, CHRIST HOSPITAL, METRA, LIBRARY, RESTAURANTS, DREAM CENTER AND CHILDRENS MUSEUM,QUICK ACCESS TO I-294, ACCROSS THE STREET IS LAKE SHORE PARK WHICH HAS BASKETBALL, TENNIS AND A LARGE PARK. THIS IS AN ESTATE SALE,BEING SOLD AS IS..

21. 2023-10-11
    historical

    Show marketing remark (480 chars)

    DESIRABLE 4 BEDROOM 1.5 BATH HOME.WOOD FLOORS UNDER MOST CARPETING. ROOF IS 6 YEARS OLD. VIEW OUT FRONT OF LAKE OAK LAWN. 2 CAR ATTACHED GARAGE WITH ALLEY ACCESS.VIEW OF LAKE OAK OUT YOUR FRONT WINDOW.CLOSE TO ALL AMMENITIES, SWARD SCHOOL DISTRICT, CHRIST HOSPITAL, METRA, LIBRARY, RESTAURANTS, DREAM CENTER AND CHILDRENS MUSEUM,QUICK ACCESS TO I-294, ACCROSS THE STREET IS LAKE SHORE PARK WHICH HAS BASKETBALL, TENNIS AND A LARGE PARK. THIS IS AN ESTATE SALE,BEING SOLD AS IS..

22. 2023-09-25
    price
23. 2023-09-19
    listed Active

ⓘ 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: $5,821 · $485/mo
• Projected year-2 tax: $6,486 · $540/mo
• Expected delta: +$665/yr (+$55/mo · 11.4%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone A · 21% 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 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,952
• − Mortgage interest: −$17,645
• − Property taxes: −$5,821
• − Insurance: −$5,340
• − Repairs & maintenance: −$2,316
• − Management: −$2,316
• − Depreciation: −$9,164
• Taxable loss: −$13,650
• Est. tax savings @ 24.0%: +$3,276
• After-tax cash flow: $-4,836/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: Oak Lawn Chsd 229
• NCES district ID: 1729220
• Math proficiency: 22% ▼ -4.00%
• Reading proficiency: 21% ▼ -4.00%
• Median HH income: $52,505
• Composite: 19.41/100
• National rank: #8777
• State rank: #384 of 620 in IL

Livability — Oak Lawn

• Score: 80/100
• State rank: #102
• US rank: #1614

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oak Lawn, IL
• County: Cook County · 4,486,803 people
• City population: 56,861
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 56,861
• Household income: $83,911
• Rent vs Own: 17.5% rent · 82.5% own
• Severe rent burden: 827.0

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: Majority White (64%)
• Race & ethnicity: White 64% Hispanic / Latino 24% Two or more races 9% Black 8% Asian 2%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: Romanian 16% Iranian 1% Armenian 1%
• Foreign-born: 16% · Canada, Vietnam
• Languages at home: 70% English-only · Spanish 17% Russian/Polish/Slavic 5% Arabic 4%

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: ▼ -259.83%
• Current HPI: 214.6977
• Rent YoY: ▲ 8.23%
• 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

+8.7% since first listed

11 events — show timeline

• 2026-05-19 Contingent — MRED as Distributed by MLS Grid
• 2026-05-08 Listed $315,000 MRED as Distributed by MLS Grid
• 2026-04-28 Contingent — MRED as Distributed by MLS Grid
• 2026-04-28 Listing Removed — MRED as Distributed by MLS Grid
• 2026-04-23 Listed — MRED as Distributed by MLS Grid
• 2023-12-04 Sold (MLS) $289,900 MRED as Distributed by MLS Grid
• 2023-10-20 Contingent — MRED as Distributed by MLS Grid
• 2023-10-11 Listing Removed — MRED as Distributed by MLS Grid
• 2023-10-11 Listed $289,900 MRED as Distributed by MLS Grid
• 2023-09-25 Price Changed — MRED as Distributed by MLS Grid
• 2023-09-19 Listed — MRED as Distributed by MLS Grid

Property tax history

+2.8%/yr

Latest (2023): $5,821 · +38.4% YoY. Source: county tax records.