12456 Fairview Ave · Blue Island, IL 60406

$545,000

10 bd · 6.0 ba · 5,306 sqft · MultiFamily public records · 425 Days on market

Built 1963 7,497 sqft lot Est $500k · 9% over

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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 +29.3/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.9/5.0
• ARV discount +3.5/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 4 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Six-Unit Blue island multifamily located in a good rental area. The property consists of five 2-Br, one bath units and, One 1-Bedroom, 1-Bath unit. Fully rented. The building is located close to I-57 & I-294. parking lot with six parking spaces. Please reference 12452 Fairview owned by the same seller. Rent roll / expenses due on request.

Key facts

• Six parking spaces
• Six-unit multifamily
• Parking lot

Tags

• SIX-UNIT MULTIFAMILY
• GOOD RENTAL AREA
• CLOSE TO I-57
• CLOSE TO I-294
• PARKING LOT
• SIX PARKING SPACES

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/?-bath units multifamily listed at $545k.

Deal economics

• At list price, monthly cash flow is $2k ($23k/yr) — positive. Per door: $480/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $545k).
• Recommended offer: $480k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.5% vs local median 6.6% in Blue Island — 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 77/100 on livability (#159 in IL, #2,964 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: employment C-, crime F, amenities D-.
• Chsd 218 (suburban): math 14% / reading 20% proficiency, ranked #454 of 620 in IL (top 73%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: George Washington Elementary Sch (238 students, 0% FRL); Veterans Memorial Middle Sch (math 24% / reading 24%, grade F, #332 of 665 statewide, top 55%, 370 students, 0% FRL); A B Shepard High Sch (Campus) (math 16% / reading 25%, grade F, #350 of 693 statewide, top 51%, 1,973 students, 0% FRL).
• Market conditions: 44 active listings in the ZIP; 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 $4k of loan paydown is wiped out by about $16k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $153k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 425 days — a 12% lower offer ($480k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price.

Recommended offer $479,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 425 days. Have you received any prior offers? Is the seller open to a 12% 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 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.51% ✓
• Cap rate: 10.52%
• Cash-on-cash: 15.11%
• DSCR: 1.67
• GRM: 5.5

CMA / ARV

• ARV (median comp): $500,037
• List price: $545,000
• Delta: 8.99%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12840 Mozart St	0.48mi	10/5.0	5,030 (-5%)	18mo	$440,000	$87	50

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.8%
• Equity multiple: 1.23×
• Total profit: $34,667
• Equity at exit: $81,261

10-year hold

• IRR: 15.3%
• Equity multiple: 2.25×
• Total profit: $190,250
• Equity at exit: $47,122

Cash invested: $152,600 (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 60406

• Home prices YoY: -26.8%
• Active inventory: 44
• Price-to-rent: 22.1×

Monthly cashflow live

• Estimated rent: $8,211 high
• Mortgage (P&I): −$2,858
• Tax from tax record: −$1,480 /mo · $17,764/yr
• Insurance: −$227
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,724
• Net cashflow: $1,921

Break-even live

Break-even rent $5,779

Max offer price $545,000

Occupancy floor 72%

Sensitivity live

Price	-10% $2,230	-5% $2,076	+0% $1,921	+5% $1,767	+10% $1,613
Rent	-10% $1,273	-5% $1,597	+0% $1,921	+5% $2,246	+10% $2,570
Rate	-1.0pp $2,196	-0.5pp $2,060	base $1,921	+0.5pp $1,780	+1.0pp $1,636

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	—	$8,212
Total (4 units)			$8,211

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: $136,250
• Closing costs: $16,350
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $545,000 Active 425 DOM
2. 2026-06-18
   days on market $545,000 Active 422 DOM
3. 2026-06-17
   days on market $545,000 Active 421 DOM
4. 2026-06-16
   days on market $545,000 Active 420 DOM
5. 2026-06-15
   days on market $545,000 Active 419 DOM
6. 2026-06-13
   days on market $545,000 Active 417 DOM
7. 2026-06-09
   days on market $545,000 Active 413 DOM
8. 2026-06-08
   days on market $545,000 Active 412 DOM
9. 2026-06-07
   days on market $545,000 Active 411 DOM
10. 2026-06-04
    days on market $545,000 Active 408 DOM
11. 2026-06-03
    days on market $545,000 Active 407 DOM
12. 2026-06-02
    days on market $545,000 Active 406 DOM
13. 2026-06-01
    days on market $545,000 Active 405 DOM
14. 2026-05-31
    days on market $545,000 Active 404 DOM
15. 2025-04-25
    price $545,000 344-char remark

    Show marketing remark (344 chars)

    Six-Unit Blue island multifamily located in a good rental area. The property consists of five 2-Br, one bath units and, One 1-Bedroom, 1-Bath unit. Fully rented. The building is located close to I-57 & I-294. parking lot with six parking spaces. Please reference 12452 Fairview owned by the same seller. Rent roll / expenses due on request.

16. 2025-04-22
    listed $595,000 Active 344-char remark

    Show marketing remark (344 chars)

    Six-Unit Blue island multifamily located in a good rental area. The property consists of five 2-Br, one bath units and, One 1-Bedroom, 1-Bath unit. Fully rented. The building is located close to I-57 & I-294. parking lot with six parking spaces. Please reference 12452 Fairview owned by the same seller. Rent roll / expenses due on request.

17. 2021-04-27
    soldstatus $640,000
18. 2008-07-10
    soldstatus $520,000
19. 1987-10-28
    soldstatus $155,000

ⓘ 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: $17,764 · $1,480/mo
• Projected year-2 tax: $17,764 · $1,480/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 ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $98,532
• − Mortgage interest: −$30,528
• − Property taxes: −$17,764
• − Insurance: −$2,725
• − Repairs & maintenance: −$7,883
• − Management: −$7,883
• − Depreciation: −$15,855
• Taxable income: $15,895
• Est. tax owed @ 24.0%: −$3,815
• After-tax cash flow: $19,240/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: Chsd 218
• NCES district ID: 1706540
• Math proficiency: 14% ▼ -4.00%
• Reading proficiency: 20% ▼ -1.00%
• Median HH income: $57,166
• Composite: 16.09/100
• National rank: #9235
• State rank: #454 of 620 in IL

Livability — Blue Island

• Score: 77/100
• State rank: #159
• US rank: #2964

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Blue Island, IL
• City population: 24,887
• Population (ZIP): 24,887

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 0.65)
• Race & ethnicity: Hispanic / Latino 44% Black 34% White 19% Two or more races 8%
• Hispanic origin (detail): Mexican 39%
• Common ancestry: Romanian 2% English 1% Iranian 1%
• Foreign-born: 19% · Canada
• Languages at home: 65% English-only · Spanish 33% 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: ▼ -94.77%
• Current HPI: 259.492
• Rent YoY: —
• Metro: —
• 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

+251.6% since first listed

5 events — show timeline

• 2025-04-25 Price Changed $545,000 MRED as Distributed by MLS Grid
• 2025-04-22 Listed $595,000 MRED as Distributed by MLS Grid
• 2021-04-27 Sold (Public Records) $640,000 Public Records
• 2008-07-10 Sold (Public Records) $520,000 Public Records
• 1987-10-28 Sold (Public Records) $155,000 Public Records

Property tax history

+5.1%/yr

Latest (2023): $17,764 · +21.2% YoY. Source: county tax records.