3116 N Wolf Rd · Franklin Park, IL 60164

$222,777

3 bd · 1.0 ba · 1,031 sqft · SingleFamily public records · 5 Days on market

Built 1954 10,020 sqft lot Est $298k · 25% under

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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 +22.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.3/10.0
• 1% rule +6.6/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

3 Bedroom 1 bath ranch with a family room and 2 car garage with driveway - No FHA or VA - Only Conventional or CASH To be sold as is 24-hour notice

Key facts

• 0.23 acre lot
• 2 garage spots
• Built 1954

Property features AI

Finance

• Other: Fee simple ownership; Possession at closing; Property located in Melrose Park (Leyden township)
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage with side driveway (2 garage spaces, 2 total parking spaces)
• Utilities: Lake Michigan water source; Public sewer
• Home design: Detached single-family home; One-story
• Construction: Cedar and frame construction; Built approximately 71–80 years ago; Built before 1978
• Exterior features: Lot dimensions approximately 60 x 167; Lot smaller than 0.25 acre; School bus and commuter bus service nearby

Interior

• Kitchen: Kitchen on main level (12 x 12)
• Bedrooms: Master bedroom on main level (13 x 10); Bedroom on main level (10 x 9); Bedroom on main level (10 x 10)
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas forced air heating; Central air conditioning
• Interior features: Six total rooms; Dining room; Family room; Living room
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $223k.

Deal economics

• At list price, monthly cash flow is $388 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $223k).
• Cap rate 8.4% vs local median 3.7% in Franklin Park — 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 78/100 on livability (#139 in IL, #2,523 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, employment A-; Watch: schools C-, health & safety C-.
• Leyden Chsd 212 (suburban): math 15% / reading 20% proficiency, ranked #451 of 620 in IL (top 73%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 26 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $86k; list at $223k implies a 159% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $222,777

Questions for the listing agent

1. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.16% ✓
• Cap rate: 8.38%
• Cash-on-cash: 7.47%
• DSCR: 1.33
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $297,959
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3129 Derrough Ave	0.20mi	3/2.0	1,100 (+7%)	3mo	$340,000	$309	73
10912 W Grand Ave	0.47mi	2/1.0 (-1)	1,013 (-2%)	6mo	$280,000	$276	66
3020 Lee St	0.53mi	3/1.0	1,020 (-1%)	12mo	$300,000	$294	64
3131 N Prater Ave	0.16mi	2/2.0 (-1)	1,152 (+12%)	1mo	$295,000	$256	63
2756 Landen Dr	0.73mi	3/1.0	1,001 (-3%)	3mo	$288,999	$289	59
3106 Martin Ave	0.31mi	4/1.0 (+1)	1,130 (+10%)	9mo	$339,900	$301	57
10810 Barry Ave	0.50mi	3/1.0	987 (-4%)	19mo	$275,000	$279	54
3039 Alta St	0.43mi	2/1.0 (-1)	1,076 (+4%)	19mo	$210,000	$195	52
10828 W Grand Ave	0.55mi	3/2.5	1,119 (+8%)	9mo	$335,000	$299	47
3012 Rhodes Ave	0.48mi	2/1.0 (-1)	885 (-14%)	3mo	$275,000	$311	46
3126 Lee St	0.51mi	3/2.0	1,128 (+9%)	22mo	$290,000	$257	38
2835 Rhodes Ave	0.54mi	2/1.0 (-1)	1,163 (+13%)	15mo	$160,000	$138	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -4.8%
• Equity multiple: 0.82×
• Total profit: $-11,269
• Equity at exit: $33,217

10-year hold

• IRR: 4.9%
• Equity multiple: 1.36×
• Total profit: $22,478
• Equity at exit: $19,262

Cash invested: $62,378 (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 60164

• Active inventory: 26
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,595 medium
• Mortgage (P&I): −$1,168
• Tax from tax record: −$401 /mo · $4,811/yr
• Insurance: −$93
• HOA: −$0
• Vacancy / Maint / Mgmt: −$545
• Net cashflow: $388

Break-even live

Break-even rent $2,104

Max offer price $222,777

Occupancy floor 80%

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: $55,694
• Closing costs: $6,683
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
153 Winters Dr Melrose Park, IL	3.0	2.0	1278	$2,595	$2.03	10d	1	0.70mi

Listing history 5 events

1. 2026-06-07
   statusdays on market $222,777 Pending 5 DOM
2. 2026-06-04
   days on market $222,777 Active 3 DOM
3. 2026-06-03
   days on market $222,777 Active 2 DOM
4. 2026-06-02
   remarks 157-char remark
5. 2026-06-02
   listed $222,777 Active 1 DOM

ⓘ 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: $4,811 · $401/mo
• Projected year-2 tax: $4,934 · $411/mo
• Expected delta: +$123/yr (+$10/mo · 2.6%)

ⓘ 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 ≥100°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,140
• − Mortgage interest: −$12,479
• − Property taxes: −$4,811
• − Insurance: −$1,114
• − Repairs & maintenance: −$2,491
• − Management: −$2,491
• − Depreciation: −$6,481
• Taxable income: $1,273
• Est. tax owed @ 24.0%: −$306
• After-tax cash flow: $4,351/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: Leyden Chsd 212
• NCES district ID: 1722740
• Math proficiency: 15% ▼ -12.00%
• Reading proficiency: 20% ▼ -9.00%
• Median HH income: $55,738
• Composite: 16.37/100
• National rank: #9200
• State rank: #451 of 620 in IL

Livability — Franklin Park

• Score: 78/100
• State rank: #139
• US rank: #2523

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 18,059
• Population (ZIP): 21,248

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 Hispanic (63%)
• Race & ethnicity: Hispanic / Latino 63% White 28% Two or more races 25% Asian 4% Black 3% Native American 2%
• Hispanic origin (detail): Mexican 53% Puerto Rican 6%
• Common ancestry: Romanian 7% Italian 1% Subsaharan African 1%
• Foreign-born: 28% · Canada, Vietnam
• Languages at home: 42% English-only · Spanish 51% Russian/Polish/Slavic 3% 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: ▼ -180.91%
• Current HPI: 230.7126
• 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

+159.0% since first listed

2 events — show timeline

• 2026-06-01 Listed $222,777 MRED as Distributed by MLS Grid
• 1989-08-04 Sold (Public Records) $86,000 Public Records

Property tax history

+3.2%/yr

Latest (2023): $4,811 · +2.9% YoY. Source: county tax records.