13910 S Edbrooke Ave · Riverdale, IL 60827

$88,400

4 bd · 2.5 ba · 2,111 sqft · SingleFamily public records · 272 Days on market

Built 1923 5,623 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
• Rent growth +4.5/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Great Opportunity. This place just needs some updating. This home features a spacious LR, DR and eat in kitchen. 4 nice sized bedrooms on the 2nd level with ample closet space. Property has a spacious backyard. Room sizes are estimated. Schedule your appointment today!

Key facts

• Spacious backyard
• Spacious lr
• Eat in kitchen

Tags

• SPACIOUS LR
• SPACIOUS BACKYARD
• EAT IN KITCHEN

Property features AI

Finance

• HOA & community: No master association fee required

Exterior

• Parking: Attached garage (garage owned) — 1 garage space, 1 total parking space
• Utilities: Water source: Lake Michigan; Public sewer
• Home design: Detached single-family home; Two-story
• Construction: Brick construction; Built more than 100 years ago; Built before 1978
• Exterior features: Lot less than 0.25 acre; Lot dimensions listed as 5,625

Interior

• Kitchen: Kitchen with eating area/table space
• Bedrooms: Four bedrooms (three on second floor, one master on second floor)
• Flooring: Carpet in living room
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Seven total rooms; Separate dining room; Full unfinished basement
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $88k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $88k).
• Recommended offer: $78k (12.0% below list) — sets the bar for market timing.
• Cap rate 22.4% vs local median 9.5% in Riverdale — 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 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-, schools F, crime 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.
• Market conditions: Rents rising fast (+7.8%/yr); 77 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 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).
• At $2,274/mo this rent would consume 73% of the median local household income ($37k/yr) (locally 1868% 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 $611 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 7.8% rent growth), your $25k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 272 days — a 12% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y 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 1923 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $77,792 (12.0% below list)

Questions for the listing agent

1. It's been on market 272 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1923 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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?
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 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: 2.57% ✓
• Cap rate: 22.39%
• Cash-on-cash: 57.48%
• DSCR: 3.56
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $238,543
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13920 Kanawha Ave	0.51mi	4/2.0	2,122 (+0%)	2mo	$73,000	$34	72
13901 S Michigan Ave	0.04mi	4/1.0	2,300 (+9%)	14mo	$162,000	$70	66
14116 S Wabash Ave	0.32mi	4/2.0	1,949 (-8%)	7mo	$220,000	$113	65
21 E 140th Ct	0.18mi	5/2.0 (+1)	1,830 (-13%)	1mo	$206,000	$113	62
14305 S Wabash Ave	0.51mi	4/3.0	2,000 (-5%)	11mo	$227,000	$114	57
264 E 142nd Pl	0.46mi	3/3.0 (-1)	2,190 (+4%)	14mo	$200,000	$91	54
13827 S Tracy Ave	0.60mi	4/2.0	1,930 (-9%)	5mo	$249,900	$129	51
13809 Forest Ave	0.42mi	5/2.0 (+1)	1,907 (-10%)	8mo	$175,000	$92	50
14120 S State St	0.35mi	4/2.0	1,800 (-15%)	14mo	$211,000	$117	45
423 E 144th St	0.73mi	4/3.0	1,896 (-10%)	3mo	$85,000	$45	44
62 E 144th St	0.62mi	5/2.0 (+1)	1,864 (-12%)	7mo	$235,000	$126	38
14317 S Wentworth Ave	0.67mi	4/2.0	1,824 (-14%)	15mo	$209,900	$115	32

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: 61.4%
• Equity multiple: 3.94×
• Total profit: $72,782
• Equity at exit: $13,181

10-year hold

• IRR: 67.6%
• Equity multiple: 9.61×
• Total profit: $213,180
• Equity at exit: $7,643

Cash invested: $24,752 (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: 3.2×

Monthly cashflow live

• Estimated rent: $2,274 medium
• Mortgage (P&I): −$464
• Tax est. 1.5%: −$110 /mo · $1,326/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$478
• Net cashflow: $1,186

Break-even live

Break-even rent $773

Max offer price $88,400

Occupancy floor 43%

Sensitivity live

Price	-10% $1,247	-5% $1,216	+0% $1,186	+5% $1,155	+10% $1,124
Rent	-10% $1,006	-5% $1,096	+0% $1,186	+5% $1,275	+10% $1,365
Rate	-1.0pp $1,230	-0.5pp $1,208	base $1,186	+0.5pp $1,163	+1.0pp $1,139

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: $22,100
• Closing costs: $2,652
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13903 S State St Riverdale, IL	4.0	1.5	2300	$2,650	$1.15	26d	1	0.15mi
19 E 140th Ct Riverdale, IL	3.0	2.0	2076	$2,231	$1.07	9d	1	0.16mi
14124 Manor Ave Dolton, IL	3.0	2.0	1440	$2,390	$1.66	26d	1	0.35mi
13708 S Wentworth Ave Riverdale, IL	3.0	1.5	1500	$2,200	$1.47	23d	1	0.50mi

Listing history 36 events

1. 2026-06-15
   days on market $88,400 Active 272 DOM
2. 2026-06-13
   days on market $88,400 Active 270 DOM
3. 2026-06-13
   days on market $88,400 Active 269 DOM
4. 2026-06-09
   days on market $88,400 Active 266 DOM
5. 2026-06-08
   days on market $88,400 Active 265 DOM
6. 2026-06-07
   days on market $88,400 Active 264 DOM
7. 2026-06-04
   days on market $88,400 Active 261 DOM
8. 2026-06-03
   days on market $88,400 Active 260 DOM
9. 2026-06-02
   days on market $88,400 Active 259 DOM
10. 2026-06-01
    days on market $88,400 Active 258 DOM
11. 2026-05-31
    days on market $88,400 Active 257 DOM
12. 2026-05-19
    price $88,400
13. 2026-05-01
    price $88,500
14. 2026-03-27
    price $89,000
15. 2026-03-27
    price $89,100
16. 2026-03-18
    price $89,200
17. 2026-02-16
    status Active
18. 2026-02-12
    price $89,250
19. 2026-02-12
    historical
20. 2026-01-26
    price $89,300
21. 2026-01-20
    price $89,400
22. 2026-01-05
    price $89,500
23. 2025-12-07
    price $89,600
24. 2025-11-16
    price $89,700
25. 2025-10-17
    price $89,800
26. 2025-09-13
    listed $89,900 Active
27. 2015-05-08
    historical
28. 2014-08-27
    price Price Change
29. 2014-07-17
    status Reactivated
30. 2014-03-28
    status Pending
31. 2014-03-18
    price Price Change
32. 2014-02-25
    price Price Change
33. 2013-10-09
    price Price Change
34. 2013-09-25
    price Price Change
35. 2013-09-06
    listed New
36. 2000-08-29
    soldstatus $82,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $27,288
• − Mortgage interest: −$4,952
• − Property taxes: −$1,326
• − Insurance: −$442
• − Repairs & maintenance: −$2,183
• − Management: −$2,183
• − Depreciation: −$2,572
• Taxable income: $13,631
• Est. tax owed @ 24.0%: −$3,271
• After-tax cash flow: $10,955/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

+7.2% since first listed

25 events — show timeline

• 2026-05-19 Price Changed $88,400 MRED as Distributed by MLS Grid
• 2026-05-01 Price Changed $88,500 MRED as Distributed by MLS Grid
• 2026-03-27 Price Changed $89,000 MRED as Distributed by MLS Grid
• 2026-03-27 Price Changed $89,100 MRED as Distributed by MLS Grid
• 2026-03-18 Price Changed $89,200 MRED as Distributed by MLS Grid
• 2026-02-16 Relisted — MRED as Distributed by MLS Grid
• 2026-02-12 Price Changed $89,250 MRED as Distributed by MLS Grid
• 2026-02-12 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-26 Price Changed $89,300 MRED as Distributed by MLS Grid
• 2026-01-20 Price Changed $89,400 MRED as Distributed by MLS Grid
• 2026-01-05 Price Changed $89,500 MRED as Distributed by MLS Grid
• 2025-12-07 Price Changed $89,600 MRED as Distributed by MLS Grid
• 2025-11-16 Price Changed $89,700 MRED as Distributed by MLS Grid
• 2025-10-17 Price Changed $89,800 MRED as Distributed by MLS Grid
• 2025-09-13 Listed $89,900 MRED as Distributed by MLS Grid
• 2015-05-08 Listing Removed — MRED as Distributed by MLS Grid
• 2014-08-27 Price Changed — MRED as Distributed by MLS Grid
• 2014-07-17 Relisted — MRED as Distributed by MLS Grid
• 2014-03-28 Pending — MRED as Distributed by MLS Grid
• 2014-03-18 Price Changed — MRED as Distributed by MLS Grid
• 2014-02-25 Price Changed — MRED as Distributed by MLS Grid
• 2013-10-09 Price Changed — MRED as Distributed by MLS Grid
• 2013-09-25 Price Changed — MRED as Distributed by MLS Grid
• 2013-09-06 Listed — MRED as Distributed by MLS Grid
• 2000-08-29 Sold (Public Records) $82,500 Public Records

Property tax history

+4.7%/yr

Latest (2023): $7,463 · +30.8% YoY. Source: county tax records.