717 S 9th Ave · Maywood, IL 60153

$195,000

3 bd · 2.0 ba · 1,344 sqft · SingleFamily public records · 9 Days on market

Built 1913 7,840 sqft lot Est $274k · 29% under

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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 +15.6/30.0
• ARV discount +15.0/15.0
• 1% rule +6.4/10.0
• DSCR +4.8/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Key facts

• Large corner lot
• 7,840 sq ft lot
• 2 garage spots

Tags

• LARGE CORNER LOT

Property features AI

Finance

• Other: Fee simple ownership; Not currently leased; Possession at closing
• HOA & community: No master association fees required

Exterior

• Parking: Detached garage (owned) with 2 garage spaces, 2 parking spaces total
• Utilities: Water source: Lake Michigan; Public sewer
• Home design: Detached single-family home; Two-story
• Construction: Vinyl siding; Property over 100 years old; Built before 1978
• Exterior features: Lot less than 0.25 acre; Lot dimensions: 7744

Interior

• Kitchen: Second-level kitchenette plus main-level kitchen
• Bedrooms: 4 bedrooms (Master, plus three additional bedrooms on main and second levels)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating
• Interior features: Unfinished partial basement; 8 total rooms
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $82 ($981/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Cap rate 6.8% vs local median 4.5% in Maywood — 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 78/100 on livability (#146 in IL, #2,694 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: health & safety C-, crime D+, amenities D-.
• Maywood-Melrose Park-Broadview 89 (suburban): math 14% / reading 21% proficiency, ranked #738 of 919 in IL (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Washington Dual Language Academy (363 students, 0% FRL); Proviso West High School (math 6% / reading 11%, grade F, #584 of 693 statewide, top 85%, 1,868 students, 0% FRL) — zoned schools average 0% FRL vs 74% district-wide (74 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 72 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).
• This rent runs 39% of the median local income ($69k/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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price; built in 1913 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $195,000

Questions for the listing agent

1. Built in 1913 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is D 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?
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 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: 1.14% ✓
• Cap rate: 6.80%
• Cash-on-cash: 1.80%
• DSCR: 1.08
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $274,176
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1115 S 3rd Ave	0.45mi	3/2.0	1,292 (-4%)	4mo	$320,000	$248	69
501 S 9th Ave	0.16mi	3/2.0	1,170 (-13%)	5mo	$310,000	$265	67
622 S 11th Ave	0.17mi	3/1.0	1,200 (-11%)	9mo	$77,914	$65	63
820 S 17th Ave	0.54mi	3/2.0	1,420 (+6%)	4mo	$290,000	$204	62
1415 Washington Blvd	0.40mi	3/2.0	1,240 (-8%)	9mo	$347,900	$281	61
126 S 12th Ave	0.48mi	3/1.5	1,440 (+7%)	5mo	$290,000	$201	59
1318 S 6th Ave	0.42mi	3/2.0	1,476 (+10%)	10mo	$330,000	$224	56
1710 S 2nd Ave	0.74mi	3/2.0	1,400 (+4%)	4mo	$250,000	$179	56
1203 S 4th Ave	0.43mi	3/1.5	1,500 (+12%)	4mo	$337,500	$225	55
813 S 3rd Ave	0.39mi	3/1.0	1,213 (-10%)	10mo	$227,000	$187	53
316 S 2nd Ave	0.48mi	4/1.5 (+1)	1,500 (+12%)	1mo	$269,900	$180	50
35 S 16th Ave	0.71mi	2/1.0 (-1)	1,465 (+9%)	3mo	$296,000	$202	40

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: -13.3%
• Equity multiple: 0.52×
• Total profit: $-26,153
• Equity at exit: $29,075

10-year hold

• IRR: -4.2%
• Equity multiple: 0.72×
• Total profit: $-15,102
• Equity at exit: $16,860

Cash invested: $54,600 (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 60153

• Home prices YoY: -20.5%
• Active inventory: 72
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,229 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$576 /mo · $6,907/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$468
• Net cashflow: $82

Break-even live

Break-even rent $2,126

Max offer price $195,000

Occupancy floor 91%

Sensitivity live

Price	-10% $192	-5% $137	+0% $82	+5% $27	+10% $-29
Rent	-10% $-94	-5% $-6	+0% $82	+5% $170	+10% $258
Rate	-1.0pp $180	-0.5pp $131	base $82	+0.5pp $31	+1.0pp $-20

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
903 S 5th Ave Unit 2D Maywood, IL	3.0	2.0	1008	$2,100	$2.08	0d	1	0.29mi
410 School St Unit 1B Maywood, IL	3.0	2.0	1218	$2,200	$1.81	0d	1	0.30mi
218 S 13th Ave Unit 2 Maywood, IL	2.0	1.0	1050	$1,650	$1.57	7d	1	0.40mi
1814 Warren St Maywood, IL	3.0	1.0	1200	$2,500	$2.08	12d	1	0.62mi
1814 Warren St Unit 2W Maywood, IL	3.0	1.0	1200	$2,500	$2.08	0d	1	0.62mi
1610 S 4th Ave Maywood, IL	3.0	2.5	1754	$4,500	$2.57	0d	1	0.64mi
604 N 8th Ave Maywood, IL	2.0	1.0	1200	$2,350	$1.96	24d	1	0.82mi
2040 16th Ave Unit 2C Broadview, IL	2.0	1.0	900	$1,595	$1.77	15d	1	1.09mi
2036 S 1st Ave Maywood, IL	4.0	2.0	1363	$2,750	$2.02	0d	1	1.13mi
2036 S 1st Ave Maywood, IL	4.0	2.0	1363	$2,750	$2.02	3d	1	1.13mi
7753 Van Buren St #212 Forest Park, IL	2.0	2.0	1289	$2,800	$2.17	12d	1	1.34mi
1419 N 16th Ave Melrose Park, IL	2.0	1.0	1000	$1,650	$1.65	0d	1	1.42mi

Listing history 6 events

1. 2026-06-21
   days on market $195,000 Active 9 DOM
2. 2026-06-18
   days on market $195,000 Active 6 DOM
3. 2026-06-17
   days on market $195,000 Active 5 DOM
4. 2026-06-16
   days on market $195,000 Active 4 DOM
5. 2026-06-15
   days on market $195,000 Active 3 DOM
6. 2026-06-13
   listed $195,000 Active 1 DOM

ⓘ 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: $6,907 · $576/mo
• Projected year-2 tax: $6,907 · $576/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 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥100°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,753
• − Mortgage interest: −$10,923
• − Property taxes: −$6,907
• − Insurance: −$975
• − Repairs & maintenance: −$2,140
• − Management: −$2,140
• − Depreciation: −$5,673
• Taxable loss: −$2,006
• Est. tax savings @ 24.0%: +$481
• After-tax cash flow: $1,463/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: Maywood-Melrose Park-Broadview 89
• NCES district ID: 1725110
• Math proficiency: 14% ▲ 1.00%
• Reading proficiency: 21% ▲ 4.00%
• Median HH income: $45,567
• Composite: 18.75/100
• National rank: #14003
• State rank: #738 of 919 in IL

Livability — Maywood

• Score: 78/100
• State rank: #146
• US rank: #2694

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Maywood, IL
• County: Cook County · 4,486,803 people
• City population: 23,201
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 23,201
• Household income: $68,815
• Rent vs Own: 40.0% rent · 60.0% own
• Severe rent burden: 869.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Black 57% Hispanic / Latino 33% Two or more races 11% White 6%
• Hispanic origin (detail): Mexican 28% Puerto Rican 3%
• Common ancestry: Romanian 1% British 1%
• Foreign-born: 14% · Canada, Jamaica
• Languages at home: 68% English-only · Spanish 30% French/Haitian/Cajun 2%

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: ▼ -86.90%
• Current HPI: 336.2159
• Rent YoY: —
• 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

+0.0% since first listed

2 events — show timeline

• 2026-06-12 Listed $195,000 MRED as Distributed by MLS Grid
• 2026-06-11 Coming Soon $195,000 MRED as Distributed by MLS Grid

Property tax history

+4.4%/yr

Latest (2023): $6,907 · +121.6% YoY. Source: county tax records.