14338 S Union Ave #0 · Riverdale, IL 60827

$105,000

2 bd · 1.5 ba · 912 sqft · Townhouse public records · 114 Days on market

Built 1958 2,450 sqft lot

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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 +25.9/30.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• 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

This attached single-family brick home has 2 bedrooms and 1.5 bathrooms, with a full basement. The main level features a spacious living room, an eat-in kitchen, and a convenient half bath. Both bedrooms are on the 2nd floor. The full basement provides additional storage and a laundry area. Currently tenant-occupied with a lease in place through 06/30/2026. Schedule your showing today!

Key facts

• Built 1958
• Listed 113 days

Property features AI

Finance

• Other: Parcel number recorded; Property located in Riverdale, Thornton township
• HOA & community: No master association fee required; Pets allowed (cats and dogs permitted; no practical max weight limit)

Exterior

• Utilities: Water from Lake Michigan/public water; Public sewer
• Home design: Attached single-family-style unit; Entry level: 1; Property is currently leased; Fee simple ownership; Built before 1978
• Construction: Brick construction; Estimated living area; 61–70 years old
• Exterior features: Lot dimensions approximately 49 x 50

Interior

• Kitchen: Kitchen on main level (approx. 11 x 10)
• Bedrooms: 2 bedrooms (master and second floor bedroom; second-floor bedroom ~10 x 11); Additional bedrooms listed (one 10 x 10)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Natural gas forced-air heating
• Interior features: Unfinished full basement; 4 total rooms
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $105k.

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 $105k).
• Recommended offer: $96k (9.0% below list) — sets the bar for market timing.

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; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 9d on market — plan ~1-2 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).
• This rent runs 40% of the median local income ($37k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $726 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 $29k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 114 days — a 9% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 15y 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 $29k; list at $105k implies a 262% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $95,550 (9.0% below list)

Questions for the listing agent

1. It's been on market 114 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — 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: 1.19% ✓
• Cap rate: 9.26%
• Cash-on-cash: 10.59%
• DSCR: 1.47
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $56,544
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
561 W 144th St Unit A	0.17mi	2/1.5	962 (+6%)	8mo	$60,000	$62	76

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: 4.9%
• Equity multiple: 1.20×
• Total profit: $5,864
• Equity at exit: $15,656

10-year hold

• IRR: 18.4%
• Equity multiple: 2.88×
• Total profit: $55,204
• Equity at exit: $9,078

Cash invested: $29,400 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,247 high
• Mortgage (P&I): −$551
• Tax est. 1.5%: −$131 /mo · $1,575/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $259

Break-even live

Break-even rent $919

Max offer price $105,000

Occupancy floor 74%

Sensitivity live

Price	-10% $332	-5% $296	+0% $259	+5% $223	+10% $187
Rent	-10% $161	-5% $210	+0% $259	+5% $309	+10% $358
Rate	-1.0pp $312	-0.5pp $286	base $259	+0.5pp $232	+1.0pp $204

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
455 W 144th St Unit 2W Riverdale, IL	1.0	1.0	750	$1,250	$1.67	0d	1	0.29mi
14119 S Tracy Ave Riverdale, IL	2.0	1.0	696	$1,205	$1.73	4d	1	0.53mi
14015 S Stewart Ave Unit 2W Riverdale, IL	2.0	1.0	800	$1,400	$1.75	25d	1	0.58mi
14132 S Atlantic Ave Riverdale, IL	1.0	1.0	900	$1,150	$1.28	25d	1	0.60mi
14031 S School St Riverdale, IL	1.0	1.0	620	$1,045	$1.69	4d	1	0.64mi
14101 S Atlantic Ave Riverdale, IL	2.0	1.0	790	$1,140	$1.44	9d	1	0.66mi
724 W 138th St Unit 3 Riverdale, IL	2.0	1.0	800	$1,250	$1.56	20d	1	0.71mi
13905 S Clark St Riverdale, IL	1.0	1.0	685	$1,210	$1.77	9d	6	0.95mi
13810 S La Salle St #1 Riverdale, IL	3.0	1.0	800	$1,550	$1.94	3d	1	0.96mi
13604 S Wentworth Ave Riverdale, IL	3.0	1.0	1100	$1,200	$1.09	25d	1	1.12mi

Listing history 39 events

1. 2026-06-21
   days on market $105,000 Active 114 DOM
2. 2026-06-18
   days on market $105,000 Active 111 DOM
3. 2026-06-17
   days on market $105,000 Active 110 DOM
4. 2026-06-16
   days on market $105,000 Active 109 DOM
5. 2026-06-15
   days on market $105,000 Active 108 DOM
6. 2026-06-13
   days on market $105,000 Active 106 DOM
7. 2026-06-13
   days on market $105,000 Active 105 DOM
8. 2026-06-09
   days on market $105,000 Active 102 DOM
9. 2026-06-08
   days on market $105,000 Active 101 DOM
10. 2026-06-07
    days on market $105,000 Active 100 DOM
11. 2026-06-04
    days on market $105,000 Active 97 DOM
12. 2026-06-03
    days on market $105,000 Active 96 DOM
13. 2026-06-02
    days on market $105,000 Active 95 DOM
14. 2026-06-01
    days on market $105,000 Active 94 DOM
15. 2026-05-31
    days on market $105,000 Active 93 DOM
16. 2026-02-27
    listed $105,000 Active
17. 2026-02-27
    historical
18. 2025-07-18
    listed Active
19. 2025-07-17
    historical
20. 2025-01-10
    listed Active
21. 2025-01-10
    listed Active
22. 2025-01-10
    historical
23. 2018-12-07
    soldstatus $29,000 Closed Sale
24. 2018-12-05
    status Reactivated
25. 2018-11-30
    historical
26. 2018-09-28
    price $39,900
27. 2018-09-28
    status Reactivated
28. 2018-09-27
    historical
29. 2018-08-03
    price $43,000
30. 2018-07-19
    listed $44,900 New
31. 2018-06-01
    historical
32. 2018-05-01
    price
33. 2018-03-16
    listed New
34. 2012-02-20
    soldstatus $11,000 Closed Sale
35. 2012-02-01
    status Pending
36. 2011-12-20
    price $15,900 Price Change
37. 2011-12-18
    listed $15,500 New
38. 2001-07-18
    soldstatus $55,000
39. 1990-03-14
    soldstatus $43,500

ⓘ 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: $14,962
• − Mortgage interest: −$5,882
• − Property taxes: −$1,575
• − Insurance: −$525
• − Repairs & maintenance: −$1,197
• − Management: −$1,197
• − Depreciation: −$3,055
• Taxable income: $1,532
• Est. tax owed @ 24.0%: −$368
• After-tax cash flow: $2,745/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

+141.4% since first listed

24 events — show timeline

• 2026-02-27 Listing Removed — MRED as Distributed by MLS Grid
• 2026-02-27 Listed $105,000 MRED as Distributed by MLS Grid
• 2025-07-18 Listed — MRED as Distributed by MLS Grid
• 2025-07-17 Listing Removed — MRED as Distributed by MLS Grid
• 2025-01-10 Listing Removed — MRED as Distributed by MLS Grid
• 2025-01-10 Listed — MRED as Distributed by MLS Grid
• 2025-01-10 Listed — MRED as Distributed by MLS Grid
• 2018-12-07 Sold (MLS) $29,000 MRED as Distributed by MLS Grid
• 2018-12-05 Relisted — MRED as Distributed by MLS Grid
• 2018-11-30 Listing Removed — MRED as Distributed by MLS Grid
• 2018-09-28 Price Changed $39,900 MRED as Distributed by MLS Grid
• 2018-09-28 Relisted — MRED as Distributed by MLS Grid
• 2018-09-27 Listing Removed — MRED as Distributed by MLS Grid
• 2018-08-03 Price Changed $43,000 MRED as Distributed by MLS Grid
• 2018-07-19 Listed $44,900 MRED as Distributed by MLS Grid
• 2018-06-01 Listing Removed — MRED as Distributed by MLS Grid
• 2018-05-01 Price Changed — MRED as Distributed by MLS Grid
• 2018-03-16 Listed — MRED as Distributed by MLS Grid
• 2012-02-20 Sold (MLS) $11,000 MRED as Distributed by MLS Grid
• 2012-02-01 Pending — MRED as Distributed by MLS Grid
• 2011-12-20 Price Changed $15,900 MRED as Distributed by MLS Grid
• 2011-12-18 Listed $15,500 MRED as Distributed by MLS Grid
• 2001-07-18 Sold (Public Records) $55,000 Public Records
• 1990-03-14 Sold (Public Records) $43,500 Public Records

Property tax history

+6.7%/yr

Latest (2023): $5,373 · +121.6% YoY. Source: county tax records.