None · Maywood, IL 60153

$599,000

4 bd · 4.5 ba · 7,763 sqft · MultiFamily public records · 4 Days on market

Built 1883 4,950 sqft lot

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks

You found an amazing opportunity to open a business on the 1st floor and collect the rents from 4 apartments upstairs. Lot is 39x125.First floor double store front(3600 Sq. ft) business is open for your dream ideas as a restaurant, convenience store, food mart, etc. The 2nd floor has 4 apartment units: Fully rented. One unit has 3 BRs- tenant pays $1400 - long term tenant, Rent can be increased. Other 2 has 2 BRS - tenant pays $1400/month/each unit and one studio unit, tenant pays $1000/ month. Tenant pays all utilities except water. A 3600 Sq. ft basement is waiting for your ideas too. Additional $3600/month for leasing the store front. Property to be sold in As-Is condition, Proof of fun

Key facts

• 4,950 sq ft lot
• Built 1883
• Listed 3 days

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/1.3-bath units multifamily listed at $599k.

Deal economics

• At list price, monthly cash flow is $3k ($37k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($10k rent vs $599k).
• Cap rate 12.4% vs local median 4.5% in Maywood — 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 (#146 in IL, #2,694 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: health & safety C-, crime D+, schools F.
• Maywood-Melrose Park-Broadview 89 (suburban): math 14% / reading 21% proficiency, ranked #738 of 919 in IL (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 72 active listings in the ZIP; 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).
• At $9,748/mo this rent would consume 170% of the median local household income ($69k/yr) (locally 869% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $18k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $168k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 2y 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: built in 1883 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $599,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1883 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. Crime grade is D 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?
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 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: 1.63% ✓
• Cap rate: 12.43%
• Cash-on-cash: 21.93%
• DSCR: 1.98
• GRM: 5.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.7%
• Equity multiple: 1.59×
• Total profit: $98,590
• Equity at exit: $89,313

10-year hold

• IRR: 23.4%
• Equity multiple: 3.02×
• Total profit: $339,040
• Equity at exit: $51,791

Cash invested: $167,720 (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 60153

• Home prices YoY: -20.5%
• Active inventory: 72
• Price-to-rent: 15.4×

Monthly cashflow live

• Estimated rent: $9,748 medium
• Mortgage (P&I): −$3,141
• Tax from tax record: −$1,245 /mo · $14,943/yr
• Insurance: −$250
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,047
• Net cashflow: $3,065

Break-even live

Break-even rent $5,868

Max offer price $599,000

Occupancy floor 64%

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	1.3	$9,747
Total (3 units)			$9,748

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: $149,750
• Closing costs: $17,970
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $599,000 Active 4 DOM
2. 2026-06-17
   days on market $599,000 Active 3 DOM
3. 2026-06-16
   days on market $599,000 Active 2 DOM
4. 2026-06-15
   days on marketlisting id $599,000 Active 1 DOM
5. 2026-06-13
   days on market $599,000 Active 29 DOM
6. 2026-06-13
   days on market $599,000 Active 28 DOM
7. 2026-06-09
   days on market $599,000 Active 25 DOM
8. 2026-06-08
   days on market $599,000 Active 24 DOM
9. 2026-06-07
   days on market $599,000 Active 23 DOM
10. 2026-06-04
    days on market $599,000 Active 20 DOM
11. 2026-06-03
    days on market $599,000 Active 19 DOM
12. 2026-06-02
    days on market $599,000 Active 18 DOM
13. 2026-06-01
    days on market $599,000 Active 17 DOM
14. 2026-05-31
    days on market $599,000 Active 16 DOM
15. 2026-05-15
    listed $599,000 Active
16. 2025-10-28
    historical
17. 2025-10-01
    listed Active
18. 2025-09-30
    historical
19. 2025-05-08
    listed Active
20. 2025-05-03
    historical
21. 2024-07-10
    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: $14,943 · $1,245/mo
• Projected year-2 tax: $14,943 · $1,245/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 ≥100°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $116,976
• − Mortgage interest: −$33,553
• − Property taxes: −$14,943
• − Insurance: −$2,995
• − Repairs & maintenance: −$9,358
• − Management: −$9,358
• − Depreciation: −$17,425
• Taxable income: $29,343
• Est. tax owed @ 24.0%: −$7,042
• After-tax cash flow: $29,736/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: Maywood-Melrose Park-Broadview 89
• NCES district ID: 1725110
• Math proficiency: 14% ▲ 1.00%
• Reading proficiency: 21% ▲ 4.00%
• Median HH income: $45,567
• Composite: 18.75/100
• National rank: #14003
• State rank: #738 of 919 in IL

Livability — Maywood

• Score: 78/100
• State rank: #146
• US rank: #2694

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Maywood, IL
• County: Cook County · 4,486,803 people
• City population: 23,201
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 23,201
• Household income: $68,815
• Rent vs Own: 40.0% rent · 60.0% own
• Severe rent burden: 869.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Black 57% Hispanic / Latino 33% Two or more races 11% White 6%
• Hispanic origin (detail): Mexican 28% Puerto Rican 3%
• Common ancestry: Romanian 1% British 1%
• Foreign-born: 14% · Canada, Jamaica
• Languages at home: 68% English-only · Spanish 30% French/Haitian/Cajun 2%

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: ▼ -86.90%
• Current HPI: 336.2159
• Rent YoY: —
• 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

7 events — show timeline

• 2026-05-15 Listed $599,000 MRED as Distributed by MLS Grid
• 2025-10-28 Listing Removed — MRED as Distributed by MLS Grid
• 2025-10-01 Listed — MRED as Distributed by MLS Grid
• 2025-09-30 Listing Removed — MRED as Distributed by MLS Grid
• 2025-05-08 Listed — MRED as Distributed by MLS Grid
• 2025-05-03 Listing Removed — MRED as Distributed by MLS Grid
• 2024-07-10 Listed — MRED as Distributed by MLS Grid

Property tax history

-0.0%/yr

Latest (2023): $14,943 · -17.3% YoY. Source: county tax records.