14535 S Parnell Ave · Riverdale, IL 60827

$210,000

2 bd · 1.0 ba · 912 sqft · SingleFamily public records · 51 Days on market

Built 1954 0.25 ac lot

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Why this score? — see what drove the F 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 +7.5/15.0
• Rent growth +4.5/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Cash flow +2.3/30.0
• 1% rule +0.9/10.0
• Schools +0.7/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Rehabbers! Contractors! Solid 2-bedroom property needs to be fully rehabbed. Sold As-Is. Seller will remove car from garage.

Key facts

• New furnace
• Finished basement
• All brick home

Tags

• ALL BRICK HOME
• FINISHED BASEMENT
• FENCED BACKYARD
• NEW ROOF
• NEW WINDOWS
• NEW FURNACE

Property features AI

Finance

• Other: School districts noted (district numbers provided); Commuter access: school bus service, commuter bus, commuter train, interstate access
• Financial info: Special service area: No
• HOA & community: No master association fee required; Community features include sidewalks, street lights, and paved streets

Exterior

• Parking: Detached garage, garage owned — total 2 parking spaces
• Utilities: Lake Michigan water; Public sewer; Electric with circuit breakers
• Home design: Detached single-family home; One-story (main living on single level) — with finished basement; Traditional style; Fee simple ownership; Rehab completed in 2026
• Construction: Brick construction; Asphalt roof; Concrete perimeter foundation; Built approximately 71–80 years ago; Property was built before 1978
• Exterior features: Sidewalks; Street lights; Paved streets; Lot dimensions approximately 29 x 125; Lot smaller than 0.25 acre

Interior

• Kitchen: Range; Microwave; Dishwasher; Refrigerator; Stainless steel appliances; Eating area / table space
• Bedrooms: Main-level master bedroom (approximately 11 x 12); Main-level bedroom (approximately 10 x 12); Two additional basement bedrooms (each approximately 12 x 12) — total 4 possible bedrooms, 2 below grade
• Flooring: Hardwood floors on main level; Other flooring in basement areas
• Bathrooms: 2 full bathrooms; Basement has bathroom access
• Heating & cooling: Natural gas heating
• Interior features: First-floor bedroom; Finished full basement; Separate dining room; 8 total rooms
• Laundry & utility: Basement laundry; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $-751 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $131k (37.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $124k (40.7% below list).
• Recommended offer: $124k (40.7% below list) — sets the bar for 1% rule.
• Cap rate 2.0% vs local median 9.5% in Riverdale — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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-, crime F, amenities 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.
• Zoned schools: Park Elementary School (205 students, 0% FRL); Washington Junior High (math 24% / reading 24%, grade F, #332 of 665 statewide, top 55%, 131 students, 0% FRL); Thornton Township High School (math 7% / reading 7%, grade F, #605 of 693 statewide, top 87%, 1,628 students, 0% FRL).
• Market conditions: Rents rising fast (+7.8%/yr); 77 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 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).
• This rent runs 40% of the median local income ($37k/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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($204k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; list at $210k implies a 250% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $124,483 (40.7% 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 51 days. Have you received any prior offers? Is the seller open to a 41% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.59% ✗
• Cap rate: 2.00%
• Cash-on-cash: -15.33%
• DSCR: 0.32
• GRM: 14.1

CMA / ARV

• ARV (on-the-fly): $127,680
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14514 S Parnell Ave	0.06mi	2/1.0	890 (-2%)	2mo	$123,000	$138	91
14414 Parnell Ave	0.18mi	2/1.0	891 (-2%)	5mo	$127,000	$143	84
14320 Parnell Ave	0.09mi	3/2.0 (+1)	912 (0%)	5mo	$127,000	$139	82
14528 S Eggleston Ave	0.10mi	2/1.0	968 (+6%)	5mo	$123,649	$128	81
319 E 145th St	0.30mi	2/1.0	960 (+5%)	2mo	$49,900	$52	76
14325 Park Ave	0.12mi	2/1.0	832 (-9%)	6mo	$68,000	$82	74
14220 S Eggleston Ave	0.43mi	2/2.0	912 (0%)	3mo	$138,000	$151	73
14301 Parnell Ave	0.03mi	3/2.0 (+1)	1,008 (+10%)	5mo	$217,000	$215	68
14308 S Tracy Ave	0.39mi	3/2.0 (+1)	914 (+0%)	5mo	$128,229	$140	68
14309 S La Salle St	0.60mi	2/1.5	964 (+6%)	6mo	$67,000	$70	55
14455 Des Plaines St	0.31mi	3/1.0 (+1)	1,035 (+14%)	4mo	$155,000	$150	55
14811 Perry Ave	0.75mi	3/1.0 (+1)	975 (+7%)	5mo	$160,000	$164	44

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: -39.1%
• Equity multiple: -0.28×
• Total profit: $-75,348
• Equity at exit: $31,312

10-year hold

• IRR: -29.3%
• Equity multiple: -0.66×
• Total profit: $-97,729
• Equity at exit: $18,157

Cash invested: $58,800 (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: 77
• Price-to-rent: 14.1×

Monthly cashflow live

• Estimated rent: $1,245 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$546 /mo · $6,550/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $-751

Break-even live

Break-even rent $2,196

Max offer price $131,000

Occupancy floor —

Sensitivity live

Price	-10% $-632	-5% $-692	+0% $-751	+5% $-811	+10% $-870
Rent	-10% $-850	-5% $-800	+0% $-751	+5% $-702	+10% $-653
Rate	-1.0pp $-645	-0.5pp $-698	base $-751	+0.5pp $-806	+1.0pp $-861

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
455 W 144th St Unit 2W Riverdale, IL	1.0	1.0	750	$1,250	$1.67	0d	1	0.27mi
14119 S Tracy Ave Riverdale, IL	2.0	1.0	696	$1,205	$1.73	5d	1	0.62mi
14132 S Atlantic Ave Riverdale, IL	1.0	1.0	900	$1,150	$1.28	26d	1	0.63mi
14101 S Atlantic Ave Riverdale, IL	2.0	1.0	790	$1,140	$1.44	9d	1	0.70mi
14015 S Stewart Ave Unit 2W Riverdale, IL	2.0	1.0	800	$1,400	$1.75	26d	1	0.72mi
14031 S School St Riverdale, IL	1.0	1.0	620	$1,045	$1.69	5d	1	0.73mi
13905 S Clark St Riverdale, IL	1.0	1.0	685	$1,210	$1.77	9d	6	1.01mi
724 W 138th St Unit 3 Riverdale, IL	2.0	1.0	800	$1,250	$1.56	20d	1	1.01mi
13810 S La Salle St #1 Riverdale, IL	3.0	1.0	800	$1,550	$1.94	4d	1	1.07mi
13604 S Wentworth Ave Riverdale, IL	3.0	1.0	1100	$1,200	$1.09	26d	1	1.28mi

Listing history 7 events

1. 2026-04-29
   status Pending
2. 2026-04-12
   price $210,000
3. 2026-03-09
   listed $225,000 Active
4. 2025-10-01
   soldstatus $60,000 Closed 124-char remark

   Show marketing remark (124 chars)

   Rehabbers! Contractors! Solid 2-bedroom property needs to be fully rehabbed. Sold As-Is. Seller will remove car from garage.

5. 2025-09-29
   soldstatus $60,000
6. 2025-08-18
   historical Contingent - No Showings 124-char remark

   Show marketing remark (124 chars)

   Rehabbers! Contractors! Solid 2-bedroom property needs to be fully rehabbed. Sold As-Is. Seller will remove car from garage.

7. 2025-07-28
   listed $74,900 Active 124-char remark

   Show marketing remark (124 chars)

   Rehabbers! Contractors! Solid 2-bedroom property needs to be fully rehabbed. Sold As-Is. Seller will remove car from garage.

ⓘ 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: $6,550 · $546/mo
• Projected year-2 tax: $6,550 · $546/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 · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,938
• − Mortgage interest: −$11,763
• − Property taxes: −$6,550
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,195
• − Management: −$1,195
• − Depreciation: −$6,109
• Taxable loss: −$12,924
• Est. tax savings @ 24.0%: +$3,102
• After-tax cash flow: $-5,912/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

+180.4% since first listed

7 events — show timeline

• 2026-04-29 Pending — MRED as Distributed by MLS Grid
• 2026-04-12 Price Changed $210,000 MRED as Distributed by MLS Grid
• 2026-03-09 Listed $225,000 MRED as Distributed by MLS Grid
• 2025-10-01 Sold (MLS) $60,000 MRED as Distributed by MLS Grid
• 2025-09-29 Sold (Public Records) $60,000 Public Records
• 2025-08-18 Contingent — MRED as Distributed by MLS Grid
• 2025-07-28 Listed $74,900 MRED as Distributed by MLS Grid

Property tax history

+16.5%/yr

Latest (2023): $6,550 · +21.4% YoY. Source: county tax records.