4429 W 87th St · Hometown, IL 60456

$324,900

4 bd · 2.0 ba · 2,148 sqft · Townhouse public records · 48 Days on market

Built 1952 Est $342k · at est.

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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 +22.5/30.0
• ARV discount +9.7/15.0
• DSCR +7.2/10.0
• 1% rule +6.7/10.0
• Livability +4.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

There are no remarks available.

Key facts

• Garage
• Built 1952
• Listed 47 days

Property features AI

Finance

• Other: Some photos are virtually staged; Possession at closing
• HOA & community: Master association fees not required; Pets allowed (cats and dogs)

Exterior

• Parking: Detached garage (1 garage space; 1 parking space total)
• Utilities: Water source: Lake Michigan; Public sewer
• Home design: Attached single (1/2 duplex), 2-story; Entry level is 1; Fee simple ownership; Commuter bus access
• Construction: Vinyl siding; Built approximately 71–80 years ago; Property built before 1978
• Exterior features: Lot dimensions approximately 40 x 105 x 40 x 105

Interior

• Kitchen: Eating area/table space kitchen; Range; Microwave; Refrigerator
• Bedrooms: 4 bedrooms (Master on second level; additional bedrooms on main and second levels)
• Flooring: Wood laminate in family room; Carpet in living room
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: 7 total rooms; Crawl space basement
• Laundry & utility: Main-level laundry; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath townhouse listed at $325k.

Deal economics

• At list price, monthly cash flow is $550 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $325k).
• Recommended offer: $315k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 86/100 on livability (#21 in IL, #416 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities C-.
• 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: 8 active listings in the ZIP; 2 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 $10k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($315k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $35k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $240k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $315,153 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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 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: 1.17% ✓
• Cap rate: 8.32%
• Cash-on-cash: 7.25%
• DSCR: 1.32
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $341,532
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8945 S Corcoran Rd	0.40mi	5/2.0 (+1)	2,000 (-7%)	2mo	$330,000	$165	63
8925 S Main St	0.46mi	4/3.0	1,888 (-12%)	7mo	$299,900	$159	48
4530 W 93rd St Unit 3B	0.71mi	3/2.5 (-1)	1,880 (-12%)	6mo	$250,000	$133	34

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: -5.1%
• Equity multiple: 0.81×
• Total profit: $-17,453
• Equity at exit: $48,444

10-year hold

• IRR: 4.6%
• Equity multiple: 1.34×
• Total profit: $30,649
• Equity at exit: $28,091

Cash invested: $90,972 (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 60456

• Home prices YoY: -18.3%
• Active inventory: 8
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $3,811 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$622 /mo · $7,461/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$800
• Net cashflow: $550

Break-even live

Break-even rent $3,115

Max offer price $324,900

Occupancy floor 81%

Sensitivity live

Price	-10% $734	-5% $642	+0% $550	+5% $458	+10% $366
Rent	-10% $249	-5% $399	+0% $550	+5% $700	+10% $851
Rate	-1.0pp $713	-0.5pp $632	base $550	+0.5pp $465	+1.0pp $380

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: $81,225
• Closing costs: $9,747
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5212 Avery Pl Unit 1545958P Oak Lawn, IL	3.0	1.0	2195	$3,548	$1.62	11d	1	1.02mi
5330 W 86th St Burbank, IL	4.0	2.0	2300	$4,100	$1.78	0d	1	1.08mi

Listing history 30 events

1. 2026-06-18
   days on market $324,900 Active 48 DOM
2. 2026-06-17
   days on market $324,900 Active 47 DOM
3. 2026-06-16
   days on market $324,900 Active 46 DOM
4. 2026-06-15
   days on market $324,900 Active 45 DOM
5. 2026-06-13
   days on market $324,900 Active 43 DOM
6. 2026-06-13
   days on market $324,900 Active 42 DOM
7. 2026-06-09
   days on market $324,900 Active 39 DOM
8. 2026-06-08
   days on market $324,900 Active 38 DOM
9. 2026-06-07
   days on market $324,900 Active 37 DOM
10. 2026-06-04
    days on market $324,900 Active 34 DOM
11. 2026-06-03
    days on market $324,900 Active 33 DOM
12. 2026-06-02
    days on market $324,900 Active 32 DOM
13. 2026-06-02
    price $324,900 Active 31 DOM
14. 2026-06-01
    days on market $339,900 Active 31 DOM
15. 2026-05-31
    days on market $339,900 Active 30 DOM
16. 2026-05-19
    price $339,900
17. 2026-05-02
    listed $359,900 Active
18. 2022-04-20
    soldstatus $240,000
19. 2022-04-06
    soldstatus $240,000 Closed 31-char remark

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    There are no remarks available.

20. 2022-02-24
    historical Contingent - Continue to Show 31-char remark

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    There are no remarks available.

21. 2022-02-19
    status Active 31-char remark

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    There are no remarks available.

22. 2022-02-19
    price $239,900 31-char remark

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    There are no remarks available.

23. 2022-02-15
    historical Contingent - No Showings 31-char remark

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    There are no remarks available.

24. 2021-12-12
    status Active Under Contract (Do Not Show) 31-char remark

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    There are no remarks available.

25. 2021-09-29
    price $234,200 31-char remark

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    There are no remarks available.

26. 2021-09-01
    price $239,300 31-char remark

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    There are no remarks available.

27. 2021-08-19
    price $241,853 31-char remark

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    There are no remarks available.

28. 2021-08-09
    listed $244,000 Active 31-char remark

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    There are no remarks available.

29. 2001-11-20
    soldstatus $84,000
30. 1985-05-01
    soldstatus $43,000

ⓘ 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: $7,461 · $622/mo
• Projected year-2 tax: $7,461 · $622/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 · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $45,730
• − Mortgage interest: −$18,199
• − Property taxes: −$7,461
• − Insurance: −$1,624
• − Repairs & maintenance: −$3,658
• − Management: −$3,658
• − Depreciation: −$9,452
• Taxable income: $1,676
• Est. tax owed @ 24.0%: −$402
• After-tax cash flow: $6,193/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 — Hometown

• Score: 86/100
• State rank: #21
• US rank: #416

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hometown, IL
• City population: 4,244
• Population (ZIP): 4,244

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 (63%)
• Race & ethnicity: White 63% Hispanic / Latino 32% Two or more races 16% Asian 1%
• Hispanic origin (detail): Mexican 24% Puerto Rican 5%
• Common ancestry: Romanian 12% Lithuanian 1% Danish 1%
• Foreign-born: 10% · Canada
• Languages at home: 78% English-only · Spanish 20% 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: ▼ -64.51%
• Current HPI: 287.2695
• 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

+690.5% since first listed

15 events — show timeline

• 2026-05-19 Price Changed $339,900 MRED as Distributed by MLS Grid
• 2026-05-02 Listed $359,900 MRED as Distributed by MLS Grid
• 2022-04-20 Sold (Public Records) $240,000 Public Records
• 2022-04-06 Sold (MLS) $240,000 MRED as Distributed by MLS Grid
• 2022-02-24 Contingent — MRED as Distributed by MLS Grid
• 2022-02-19 Relisted — MRED as Distributed by MLS Grid
• 2022-02-19 Price Changed $239,900 MRED as Distributed by MLS Grid
• 2022-02-15 Contingent — MRED as Distributed by MLS Grid
• 2021-12-12 Pending — MRED as Distributed by MLS Grid
• 2021-09-29 Price Changed $234,200 MRED as Distributed by MLS Grid
• 2021-09-01 Price Changed $239,300 MRED as Distributed by MLS Grid
• 2021-08-19 Price Changed $241,853 MRED as Distributed by MLS Grid
• 2021-08-09 Listed $244,000 MRED as Distributed by MLS Grid
• 2001-11-20 Sold (Public Records) $84,000 Public Records
• 1985-05-01 Sold (Public Records) $43,000 Public Records

Property tax history

+8.6%/yr

Latest (2023): $7,461 · +44.6% YoY. Source: county tax records.