9721 S Cicero Ave Unit 3E · Oak Lawn, IL 60453

$110,000

2 bd · 1.0 ba · 980 sqft · Condo · 1 Days on market

Built 1978 $300/mo HOA · 17% of rent

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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 +28.3/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.6/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

FIRST OFFERING ON THIS 2 BEDROOM CONDO IN IDEAL OAK LAWN LOCATION. WALK TO SHOPPING AND TRANSPORTATION INCLUDING METRA SERVICE. ALL LAMINATE FLOORING, NEW STAINLESS STEEL REFRIGERATOR AND OVEN/RANGE. FULL SIZE IN-UNIT LAUNDRY. VERY LOW TAXES ($1030), AND MONTHLY ASSESSMENT ($225). FELDCO THERMOPANE WINDOWS ARE ABOUT 7 YEARS OLD. 1 ASSIGNED PARKING SPACE IN REAR OF BUILDING. (NE CORNER). WALK IN CLOSET HAS WASHER & DRYER. 1 WALL A/C UNIT REMAINS. ALL LED LIGHTING THROUGHOUT CONDO. ROOF ON BUILDING IS JUST ABOUT 2 YEARS OLD.

Key facts

• Balcony
• Sliding glass doors
• $300 HOA

Tags

• PRIME OAK LAWN LOCATION
• WALKING DISTANCE TO SHOPPING
• PUBLIC TRANSPORTATION
• WOOD LAMINATE FLOORING
• SLIDING GLASS DOORS
• BALCONY

Property features AI

Finance

• Other: Not currently leased; Condo ownership; Approximately 980 total finished square feet (reported as estimated)
• HOA & community: Monthly association fee of $300; Association fee includes heat, water, gas, insurance, exterior maintenance, lawn care, trash service, and snow removal; Association amenities include coin laundry, storage, security door locks, public bus access, and school bus access; Self-managed association; Pets allowed (cats and dogs), maximum pet weight 30 lbs

Exterior

• Parking: One assigned, owned parking space on asphalt
• Security: Security door locks in the association
• Utilities: Water from Lake Michigan and public supply; Public sewer and storm sewer; Electric service with circuit breakers
• Home design: Attached single condo in a low-rise building (1–3 stories); Entry on the 3rd level
• Construction: Brick construction; Asphalt roof; Concrete perimeter foundation; Built approximately 41–50 years ago
• Exterior features: Common lot/grounds; School bus and public commuter bus/train access nearby; Interstate access

Interior

• Kitchen: Galley kitchen
• Bedrooms: Master bedroom (third level); Additional bedroom (third level)
• Flooring: Laminate flooring throughout
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating with baseboard units; Wall cooling unit(s)
• Interior features: Dining area combined with living room; 5 total rooms; All windows have coverings
• Laundry & utility: In-unit laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $110k.

Deal economics

• At list price, monthly cash flow is $351 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Cap rate 10.1% vs local median 4.4% in Oak Lawn — 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 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; 14 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $31k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 5y 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.
• Current owner paid $86k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $110,000

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.61% ✓
• Cap rate: 10.12%
• Cash-on-cash: 13.69%
• DSCR: 1.61
• GRM: 5.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 10.8%
• Equity multiple: 1.46×
• Total profit: $14,083
• Equity at exit: $16,401

10-year hold

• IRR: 24.3%
• Equity multiple: 3.74×
• Total profit: $84,373
• Equity at exit: $9,511

Cash invested: $30,800 (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 60453

• Rents YoY: 8.2%
• Active inventory: 188
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,766 high
• Mortgage (P&I): −$577
• Tax from tax record: −$121 /mo · $1,457/yr
• Insurance: −$46
• HOA: −$300
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $351

Break-even live

Break-even rent $1,322

Max offer price $110,000

Occupancy floor 75%

Sensitivity live

Price	-10% $414	-5% $382	+0% $351	+5% $320	+10% $289
Rent	-10% $212	-5% $281	+0% $351	+5% $421	+10% $491
Rate	-1.0pp $407	-0.5pp $379	base $351	+0.5pp $323	+1.0pp $294

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9955 S Cicero Ave Oak Lawn, IL	2.0	1.0	1000	$1,799	$1.80	2d	1	0.32mi
9957 S Cicero Ave Unit 308 Oak Lawn, IL	2.0	1.0	1000	$1,799	$1.80	2d	1	0.32mi
4831 Columbus Dr Unit 4835-2 Oak Lawn, IL	1.0	1.0	685	$1,595	$2.33	5d	1	0.46mi
9515 S Kildare Ave Oak Lawn, IL	1.0	1.0	950	$1,275	$1.34	25d	1	0.66mi
9522 S 53rd Ave Unit 3S Oak Lawn, IL	2.0	1.0	900	$2,150	$2.39	25d	1	0.72mi
9522 S 53rd Ave Unit 1S Oak Lawn, IL	1.0	1.0	800	$1,900	$2.38	25d	1	0.72mi
9522 S 53rd Ave Unit 1N Oak Lawn, IL	2.0	1.0	900	$2,150	$2.39	11d	1	0.72mi
9517 Minnick Ave Oak Lawn, IL	2.0	2.0	900	$2,000	$2.22	5d	1	0.75mi
9600 S Komensky Ave Oak Lawn, IL	2.0	2.0	900	$1,800	$2.00	25d	1	0.91mi
10435 S Keating Ave Apt 3N Oak Lawn, IL	2.0	1.0	1080	$1,650	$1.53	2d	1	0.95mi
4134 W 90th St Hometown, IL	2.0	1.0	740	$1,500	$2.03	21d	1	1.18mi
10701 S Keating Ave Unit 3D Oak Lawn, IL	2.0	1.0	800	$1,700	$2.12	2d	1	1.24mi
8633 Leamington Ave Unit GN Burbank, IL	1.0	1.0	650	$1,300	$2.00	3d	1	1.41mi
10831 S Keating Ave Oak Lawn, IL	2.0	1.0	1000	$1,650	$1.65	3d	1	1.42mi

HOA detail condo

• Monthly dues: $300 · $3,600/yr
• Likely covers: parking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 29 events

1. 2026-06-18
   pricedays on marketlisting id $110,000 Active 1 DOM
2. 2026-06-15
   days on market $114,900 Active 47 DOM
3. 2026-06-13
   days on market $114,900 Active 45 DOM
4. 2026-06-13
   days on market $114,900 Active 44 DOM
5. 2026-06-09
   days on market $114,900 Active 41 DOM
6. 2026-06-08
   days on market $114,900 Active 40 DOM
7. 2026-06-07
   days on market $114,900 Active 39 DOM
8. 2026-06-04
   days on market $114,900 Active 36 DOM
9. 2026-06-03
   days on market $114,900 Active 35 DOM
10. 2026-06-02
    days on market $114,900 Active 34 DOM
11. 2026-06-01
    days on market $114,900 Active 33 DOM
12. 2026-05-31
    days on market $114,900 Active 32 DOM
13. 2026-04-29
    listed $114,900 Active
14. 2026-04-29
    historical
15. 2026-04-12
    status Temporarily No Showings
16. 2025-11-12
    historical
17. 2025-11-01
    price
18. 2025-10-31
    listed Active
19. 2022-03-18
    soldstatus $85,500
20. 2022-03-14
    soldstatus $85,500 Closed 542-char remark

    Show marketing remark (542 chars)

    FIRST OFFERING ON THIS 2 BEDROOM CONDO IN IDEAL OAK LAWN LOCATION. WALK TO SHOPPING AND TRANSPORTATION INCLUDING METRA SERVICE. ALL LAMINATE FLOORING, NEW STAINLESS STEEL REFRIGERATOR AND OVEN/RANGE. FULL SIZE IN-UNIT LAUNDRY. VERY LOW TAXES ($1030), AND MONTHLY ASSESSMENT ($225). FELDCO THERMOPANE WINDOWS ARE ABOUT 7 YEARS OLD. 1 ASSIGNED PARKING SPACE IN REAR OF BUILDING. (NE CORNER). WALK IN CLOSET HAS WASHER & DRYER. 1 WALL A/C UNIT REMAINS. ALL LED LIGHTING THROUGHOUT CONDO. ROOF ON BUILDING IS JUST ABOUT 2 YEARS OLD.

21. 2022-02-15
    historical Contingent - No Showings 542-char remark

    Show marketing remark (542 chars)

    FIRST OFFERING ON THIS 2 BEDROOM CONDO IN IDEAL OAK LAWN LOCATION. WALK TO SHOPPING AND TRANSPORTATION INCLUDING METRA SERVICE. ALL LAMINATE FLOORING, NEW STAINLESS STEEL REFRIGERATOR AND OVEN/RANGE. FULL SIZE IN-UNIT LAUNDRY. VERY LOW TAXES ($1030), AND MONTHLY ASSESSMENT ($225). FELDCO THERMOPANE WINDOWS ARE ABOUT 7 YEARS OLD. 1 ASSIGNED PARKING SPACE IN REAR OF BUILDING. (NE CORNER). WALK IN CLOSET HAS WASHER & DRYER. 1 WALL A/C UNIT REMAINS. ALL LED LIGHTING THROUGHOUT CONDO. ROOF ON BUILDING IS JUST ABOUT 2 YEARS OLD.

22. 2022-01-17
    status Active Under Contract (Do Not Show) 542-char remark

    Show marketing remark (542 chars)

    FIRST OFFERING ON THIS 2 BEDROOM CONDO IN IDEAL OAK LAWN LOCATION. WALK TO SHOPPING AND TRANSPORTATION INCLUDING METRA SERVICE. ALL LAMINATE FLOORING, NEW STAINLESS STEEL REFRIGERATOR AND OVEN/RANGE. FULL SIZE IN-UNIT LAUNDRY. VERY LOW TAXES ($1030), AND MONTHLY ASSESSMENT ($225). FELDCO THERMOPANE WINDOWS ARE ABOUT 7 YEARS OLD. 1 ASSIGNED PARKING SPACE IN REAR OF BUILDING. (NE CORNER). WALK IN CLOSET HAS WASHER & DRYER. 1 WALL A/C UNIT REMAINS. ALL LED LIGHTING THROUGHOUT CONDO. ROOF ON BUILDING IS JUST ABOUT 2 YEARS OLD.

23. 2021-11-28
    price $90,000 542-char remark

    Show marketing remark (542 chars)

    FIRST OFFERING ON THIS 2 BEDROOM CONDO IN IDEAL OAK LAWN LOCATION. WALK TO SHOPPING AND TRANSPORTATION INCLUDING METRA SERVICE. ALL LAMINATE FLOORING, NEW STAINLESS STEEL REFRIGERATOR AND OVEN/RANGE. FULL SIZE IN-UNIT LAUNDRY. VERY LOW TAXES ($1030), AND MONTHLY ASSESSMENT ($225). FELDCO THERMOPANE WINDOWS ARE ABOUT 7 YEARS OLD. 1 ASSIGNED PARKING SPACE IN REAR OF BUILDING. (NE CORNER). WALK IN CLOSET HAS WASHER & DRYER. 1 WALL A/C UNIT REMAINS. ALL LED LIGHTING THROUGHOUT CONDO. ROOF ON BUILDING IS JUST ABOUT 2 YEARS OLD.

24. 2021-11-15
    listed $99,900 Active 542-char remark

    Show marketing remark (542 chars)

    FIRST OFFERING ON THIS 2 BEDROOM CONDO IN IDEAL OAK LAWN LOCATION. WALK TO SHOPPING AND TRANSPORTATION INCLUDING METRA SERVICE. ALL LAMINATE FLOORING, NEW STAINLESS STEEL REFRIGERATOR AND OVEN/RANGE. FULL SIZE IN-UNIT LAUNDRY. VERY LOW TAXES ($1030), AND MONTHLY ASSESSMENT ($225). FELDCO THERMOPANE WINDOWS ARE ABOUT 7 YEARS OLD. 1 ASSIGNED PARKING SPACE IN REAR OF BUILDING. (NE CORNER). WALK IN CLOSET HAS WASHER & DRYER. 1 WALL A/C UNIT REMAINS. ALL LED LIGHTING THROUGHOUT CONDO. ROOF ON BUILDING IS JUST ABOUT 2 YEARS OLD.

25. 2002-01-09
    soldstatus $77,000
26. 1999-07-06
    soldstatus $69,500
27. 1993-06-07
    soldstatus $61,500
28. 1993-04-30
    soldstatus $54,500
29. 1983-06-01
    soldstatus $40,000

ⓘ 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: $1,457 · $121/mo
• Projected year-2 tax: $1,977 · $165/mo
• Expected delta: +$520/yr (+$43/mo · 35.7%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $21,195
• − Mortgage interest: −$6,162
• − Property taxes: −$1,457
• − Insurance: −$550
• − Repairs & maintenance: −$1,696
• − Management: −$1,696
• − HOA: −$3,600
• − Depreciation: −$3,200
• Taxable income: $2,835
• Est. tax owed @ 24.0%: −$681
• After-tax cash flow: $3,535/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

+187.2% since first listed

17 events — show timeline

• 2026-04-29 Listing Removed — MRED as Distributed by MLS Grid
• 2026-04-29 Listed $114,900 MRED as Distributed by MLS Grid
• 2026-04-12 Relisted — MRED as Distributed by MLS Grid
• 2025-11-12 Listing Removed — MRED as Distributed by MLS Grid
• 2025-11-01 Price Changed — MRED as Distributed by MLS Grid
• 2025-10-31 Listed — MRED as Distributed by MLS Grid
• 2022-03-18 Sold (Public Records) $85,500 Public Records
• 2022-03-14 Sold (MLS) $85,500 MRED as Distributed by MLS Grid
• 2022-02-15 Contingent — MRED as Distributed by MLS Grid
• 2022-01-17 Pending — MRED as Distributed by MLS Grid
• 2021-11-28 Price Changed $90,000 MRED as Distributed by MLS Grid
• 2021-11-15 Listed $99,900 MRED as Distributed by MLS Grid
• 2002-01-09 Sold (Public Records) $77,000 Public Records
• 1999-07-06 Sold (Public Records) $69,500 Public Records
• 1993-06-07 Sold (Public Records) $61,500 Public Records
• 1993-04-30 Sold (Public Records) $54,500 Public Records
• 1983-06-01 Sold (Public Records) $40,000 Public Records

Property tax history

+0.4%/yr

Latest (2023): $1,457 · +52.7% YoY. Source: county tax records.