7110 W 93rd Pl Unit 3F · Oak Lawn, IL 60453

$122,900

1 bd · 1.0 ba · 700 sqft · Condo · 43 Days on market

Built 1971 $18/mo HOA · 1% of rent

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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 +24.8/30.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• 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

Location, location, location! Beautiful 1-bedroom condo in Oak Lawn with easy access to I-294. Situated in a well-maintained building, this charming unit offers convenience, comfort, and a great location close to shopping, dining, and transportation.

Key facts

• Easy access to i-294
• $18 HOA
• Parking

Tags

• EASY ACCESS TO I-294
• WELL-MAINTAINED BUILDING
• GREAT LOCATION CLOSE TO DINING

Property features AI

Finance

• Other: Building contains 25 units; Living area is estimated
• HOA & community: Annual association fee of $210; HOA fee includes heat, water, and parking; Pets not allowed

Exterior

• Parking: One assigned parking space; Guest parking available; Other parking options
• Utilities: Water source: Lake Michigan; Public sewer
• Home design: Attached single condo; Entry on third level; Condo ownership; Built 51–60 years ago; Pre-1978 construction
• Construction: Brick construction
• Exterior features: Common lot; School bus service and commuter/interstate access nearby

Interior

• Kitchen: Kitchen with wood laminate flooring
• Bedrooms: 1 bedroom; Additional bedroom possibilities listed
• Flooring: Carpet in master bedroom; Wood laminate in kitchen
• Bathrooms: 1 full bath
• Heating & cooling: Steam heating; Baseboard heating; Wall-mounted cooling unit(s)
• Interior features: Four total rooms; Accessible / disability equipped
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $123k.

Deal economics

• At list price, monthly cash flow is $259 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $123k).
• Recommended offer: $119k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 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 $850 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $34k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $55k; list at $123k implies a 123% gain — meaningful room to come down on a strong offer.

Recommended offer $119,213 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 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 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 1.22% ✓
• Cap rate: 8.82%
• Cash-on-cash: 9.04%
• DSCR: 1.40
• GRM: 6.8

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: 3.3%
• Equity multiple: 1.13×
• Total profit: $4,573
• Equity at exit: $18,325

10-year hold

• IRR: 17.3%
• Equity multiple: 2.79×
• Total profit: $61,499
• Equity at exit: $10,626

Cash invested: $34,412 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,496 medium
• Mortgage (P&I): −$645
• Tax from tax record: −$209 /mo · $2,503/yr
• Insurance: −$51
• HOA: −$18
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $259

Break-even live

Break-even rent $1,167

Max offer price $122,900

Occupancy floor 78%

Sensitivity live

Price	-10% $329	-5% $294	+0% $259	+5% $225	+10% $190
Rent	-10% $141	-5% $200	+0% $259	+5% $318	+10% $377
Rate	-1.0pp $321	-0.5pp $291	base $259	+0.5pp $227	+1.0pp $195

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: $30,725
• Closing costs: $3,687
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7834 95th St Unit 1C Hickory Hills, IL	1.0	1.0	750	$1,600	$2.13	25d	1	0.93mi
10210 Ridgeland Ave Chicago Ridge, IL	1.0	1.0	700	$1,500	$2.14	17d	1	1.39mi
10210 Ridgeland Ave Chicago Ridge, IL	1.0	1.0	700	$1,425	$2.04	0d	2	1.39mi

HOA detail condo

• Monthly dues: $18 · $216/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-21
   days on market $122,900 Active 43 DOM
2. 2026-06-18
   days on market $122,900 Active 40 DOM
3. 2026-06-17
   pricedays on market $122,900 Active 39 DOM
4. 2026-06-16
   days on market $129,900 Active 38 DOM
5. 2026-06-15
   days on market $129,900 Active 37 DOM
6. 2026-06-13
   days on market $129,900 Active 35 DOM
7. 2026-06-13
   days on market $129,900 Active 34 DOM
8. 2026-06-09
   days on market $129,900 Active 31 DOM
9. 2026-06-08
   days on market $129,900 Active 30 DOM
10. 2026-06-07
    days on market $129,900 Active 29 DOM
11. 2026-06-04
    days on market $129,900 Active 26 DOM
12. 2026-06-03
    days on market $129,900 Active 25 DOM
13. 2026-06-02
    pricedays on market $129,900 Active 24 DOM
14. 2026-06-01
    days on market $134,900 Active 23 DOM
15. 2026-05-31
    days on market $134,900 Active 22 DOM
16. 1997-10-06
    soldstatus $55,000

ⓘ 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: $2,503 · $209/mo
• Projected year-2 tax: $2,646 · $221/mo
• Expected delta: +$144/yr (+$12/mo · 5.7%)

ⓘ 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 ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,948
• − Mortgage interest: −$6,884
• − Property taxes: −$2,503
• − Insurance: −$614
• − Repairs & maintenance: −$1,436
• − Management: −$1,436
• − HOA: −$216
• − Depreciation: −$3,575
• Taxable income: $1,284
• Est. tax owed @ 24.0%: −$308
• After-tax cash flow: $2,804/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

1 event — show timeline

• 1997-10-06 Sold (Public Records) $55,000 Public Records

Property tax history

+12.6%/yr

Latest (2023): $2,503 · +59.2% YoY. Source: county tax records.