9637 Rutherford Ave · Oak Lawn, IL 60453

$408,000

4 bd · 1.5 ba · 1,888 sqft · SingleFamily public records · 9 Days on market

Built 1946 6,300 sqft lot Est $351k · 16% over

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Why this score? — see what drove the D+ 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 +21.2/30.0
• DSCR +6.8/10.0
• 1% rule +4.8/10.0
• Rent growth +4.6/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• ARV discount +0.2/15.0
• Appreciation +0.0/10.0

Listing remarks

Come check out this charming and bright sun drenched four bedroom one and a half bath home on a double lot just steps from Ernest F. Kolb elementary school. Located in the heart of Oak Lawn this spacious residence offers a perfect blend of comfort, style, and functionality. As you enter the home, you'll be greeted by a bright and airy living room with large windows that let in plenty of natural light. The adjacent kitchen is equipped with modern appliances and ample counter space, making meal prep a breeze. The home features four spacious bedrooms, each with plenty of closet space and natural light. The main bedroom is a serene retreat with plenty of space for a king size bedroom set and co

Key facts

• Ample counter space
• Sun drenched
• Modern appliances

Tags

• SUN DRENCHED
• DOUBLE LOT
• MODERN APPLIANCES
• AMPLE COUNTER SPACE
• COZY DINING ROOM
• CONVENIENT LAUNDRY ROOM

Property features AI

Finance

• Other: Property not currently leased; Possession at closing
• Financial info: Special service area: No
• HOA & community: No master association fee required; Community features include curbs, sidewalks, street lights, and paved streets

Exterior

• Parking: Detached garage with 2 garage spaces; Asphalt driveway; Garage door opener; Two total parking spaces
• Utilities: Public water; Public sewer; 200+ amp electrical service with circuit breakers
• Home design: Detached single-family home; Two-story; Fee simple ownership; Estimated living area; Built prior to 1978 (age approx. 71–80 years)
• Construction: Vinyl siding; Asphalt roof; Concrete perimeter foundation
• Exterior features: Patio; Lot dimensions about 50 x 126; Less than 0.25 acre lot; Curbs, sidewalks, street lights, and paved streets nearby

Interior

• Kitchen: Pantry/Butler kitchen (approx. 12 x 9); Range; Microwave; Dishwasher; Refrigerator
• Bedrooms: Four bedrooms (three on second floor including master); Second-floor bedroom: 10 x 11; Second-floor bedroom: 12 x 12; Second-floor bedroom: 12 x 12; Second-floor master bedroom: 20 x 14
• Bathrooms: One full bath; One half bath
• Heating & cooling: Natural gas heating; Central air conditioning (partial)
• Interior features: Eight total rooms; Full attic; Crawl space basement; Dining area combined with family room
• Laundry & utility: Main-level laundry (approx. 10 x 9); Washer and dryer included; Gas dryer hookup; Laundry sink; Laundry located in bathroom area

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $408k.

Deal economics

• At list price, monthly cash flow is $592 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $401k (1.8% below list).
• Recommended offer: $401k (1.8% below list) — sets the bar for 1% rule.
• Cap rate 8.0% 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; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).
• At $4,006/mo this rent would consume 57% of the median local household income ($84k/yr) (locally 827% 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 $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $114k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

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

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $400,565 (1.8% below list)

Questions for the listing agent

1. Built in 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
4. 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.
5. 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.
6. 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: 0.98% ✗
• Cap rate: 8.04%
• Cash-on-cash: 6.22%
• DSCR: 1.28
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $351,168
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9606 S Natoma Ave	0.12mi	4/2.0	1,843 (-2%)	3mo	$175,000	$95	86
6913 97th St	0.23mi	4/3.0	1,850 (-2%)	8mo	$345,000	$186	73
9749 S Oak Park Ave	0.16mi	3/1.5 (-1)	1,798 (-5%)	8mo	$220,000	$122	73
9824 Normandy Ave	0.21mi	5/2.0 (+1)	1,920 (+2%)	13mo	$390,000	$203	69
9805 Normandy Ave	0.20mi	4/2.5	1,613 (-15%)	6mo	$320,000	$198	57
6937 Stanford Dr	0.55mi	4/1.0	1,672 (-11%)	1mo	$350,000	$209	52
9236 Pembroke Ln	0.55mi	4/2.5	2,064 (+9%)	3mo	$369,000	$179	52
6759 W 91st St	0.71mi	4/2.0	2,030 (+8%)	3mo	$391,742	$193	50
7028 Stanford Dr	0.63mi	4/1.5	1,738 (-8%)	10mo	$299,000	$172	49
9555 Merton Ave	0.58mi	3/3.5 (-1)	1,750 (-7%)	0mo	$480,000	$274	48
6919 W 96th St	0.25mi	3/2.5 (-1)	2,128 (+13%)	13mo	$390,000	$183	47
9228 Ridgeland Ave	0.68mi	3/2.0 (-1)	2,166 (+15%)	9mo	$385,000	$178	30

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -1.6%
• Equity multiple: 0.94×
• Total profit: $-7,310
• Equity at exit: $60,834

10-year hold

• IRR: 12.5%
• Equity multiple: 2.21×
• Total profit: $138,189
• Equity at exit: $35,276

Cash invested: $114,240 (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: 8.5×

Monthly cashflow live

• Estimated rent: $4,006 medium
• Mortgage (P&I): −$2,140
• Tax from tax record: −$263 /mo · $3,150/yr
• Insurance: −$170
• HOA: −$0
• Vacancy / Maint / Mgmt: −$841
• Net cashflow: $592

Break-even live

Break-even rent $3,256

Max offer price $408,000

Occupancy floor 80%

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: $102,000
• Closing costs: $12,240
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9705 Oak Park Ave Oak Lawn, IL	3.0	2.5	2050	$4,975	$2.43	1d	1	0.07mi
9308 Nordica Ave Oak Lawn, IL	3.0	2.0	1349	$960	$0.71	12d	1	0.61mi
8912 Windsor Ln Bridgeview, IL	4.0	1.0	1413	$2,800	$1.98	10d	1	0.98mi
10326 Mayfield Ave Unit 1N Oak Lawn, IL	4.0	2.0	1300	$2,400	$1.85	16d	1	1.34mi
8621 Natchez Ave Burbank, IL	3.0	3.0	2000	$2,900	$1.45	22d	1	1.35mi

Listing history 13 events

1. 2026-06-18
   days on market $408,000 Active 9 DOM
2. 2026-06-17
   days on market $408,000 Active 8 DOM
3. 2026-06-16
   days on market $408,000 Active 7 DOM
4. 2026-06-15
   days on market $408,000 Active 6 DOM
5. 2026-06-13
   days on market $408,000 Active 4 DOM
6. 2026-06-13
   days on market $408,000 Active 3 DOM
7. 2026-06-10
   remarks 699-char remark
8. 2026-06-10
   pricedays on marketlisting id $408,000 Active 1 DOM
9. 2026-06-03
   days on market $415,000 Active 30 DOM
10. 2026-06-02
    days on market $415,000 Active 29 DOM
11. 2026-06-01
    days on market $415,000 Active 28 DOM
12. 2026-05-31
    days on market $415,000 Active 27 DOM
13. 2026-04-09
    historical

ⓘ 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: $3,150 · $263/mo
• Projected year-2 tax: $6,206 · $517/mo
• Expected delta: +$3,056/yr (+$255/mo · 97.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $48,068
• − Mortgage interest: −$22,854
• − Property taxes: −$3,150
• − Insurance: −$2,040
• − Repairs & maintenance: −$3,845
• − Management: −$3,845
• − Depreciation: −$11,869
• Taxable income: $463
• Est. tax owed @ 24.0%: −$111
• After-tax cash flow: $6,997/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

Property tax history

+4.4%/yr

Latest (2023): $3,150 · +41.2% YoY. Source: county tax records.