1203 S 17th Ave · Maywood, IL 60153

$145,500

2 bd · 1.0 ba · 1,000 sqft · Townhouse · 1 Days on market

Built 1953 Good condition 1,200 sqft lot Est $172k · 15% under

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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 +28.2/30.0
• ARV discount +14.4/15.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• Livability +3.9/5.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this well-maintained 2-bedroom, 1-bath townhome offering the perfect blend of comfort, flexibility, and investment potential. Spanning three levels of living space, this home features a functional layout with spacious bedrooms, generous natural light, and room to make it your own. The partially finished basement provides additional living space ideal for a recreation room, home office, fitness area, or added storage. Enjoy the convenience of two dedicated parking spaces and the freedom of NO HOA-meaning no monthly assessments and no rental restrictions, making this an excellent opportunity for both owner-occupants and investors alike. Conveniently located near shopping, dining, p

Key facts

• No hoa
• 2 parking spots
• Built 1953

Tags

• PARTIALLY FINISHED BASEMENT
• TWO DEDICATED PARKING SPACES
• NO HOA

Property features AI

Finance

• Other: Living area is estimated; Parcel number available
• HOA & community: No master association fee required; Pets allowed (cats and dogs permitted)

Exterior

• Parking: 2 parking spaces
• Utilities: Public water; Public sewer
• Home design: Attached single dwelling; Townhouse — 2 stories; Entry level: 1; Fee simple ownership; Built 71–80 years ago; Located in Maywood, Proviso township; Facing/directions: north of 290 east of 25th Ave
• Construction: Brick construction; Built before 1978
• Exterior features: Lot approximately 20 x 60; School bus service

Interior

• Kitchen: Galley kitchen (5 x 8)
• Bedrooms: Master bedroom on second floor (12 x 10); Second bedroom on second floor (8 x 10); Two additional bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Six total rooms; Partially finished basement
• Laundry & utility: Laundry room in basement (8 x 8)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $146k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $461 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $146k).
• Cap rate 10.1% 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+, schools F.
• 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.
• Market conditions: 71 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).
• This rent runs 32% 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 $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $145,500

Questions for the listing agent

1. Built in 1953 — 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. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.28% ✓
• Cap rate: 10.10%
• Cash-on-cash: 13.59%
• DSCR: 1.60
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $172,000
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1207 S 17th Ave	0.02mi	2/1.0	1,029 (+3%)	5mo	$177,000	$172	90
1206 S 16th Ave Unit A	0.04mi	2/2.0	1,029 (+3%)	1mo	$195,000	$190	88
1203 S 17th Ave Unit A	0.00mi	2/2.0	1,050 (+5%)	2mo	$215,000	$205	86
1202 S 16th Ave Unit D	0.03mi	2/1.0	1,029 (+3%)	19mo	$170,000	$165	78
116 S 14th Ave	0.74mi	3/1.0 (+1)	1,104 (+10%)	22mo	$180,100	$163	25

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: 3.7%
• Equity multiple: 1.14×
• Total profit: $5,835
• Equity at exit: $21,695

10-year hold

• IRR: 13.2%
• Equity multiple: 2.06×
• Total profit: $43,031
• Equity at exit: $12,580

Cash invested: $40,740 (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: 71
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,857 high
• Mortgage (P&I): −$763
• Tax est. 1.5%: −$182 /mo · $2,182/yr
• Insurance: −$61
• HOA: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $461

Break-even live

Break-even rent $1,273

Max offer price $145,500

Occupancy floor 70%

Sensitivity live

Price	-10% $562	-5% $512	+0% $461	+5% $411	+10% $361
Rent	-10% $315	-5% $388	+0% $461	+5% $535	+10% $608
Rate	-1.0pp $535	-0.5pp $498	base $461	+0.5pp $424	+1.0pp $385

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: $36,375
• Closing costs: $4,365
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1814 Warren St Maywood, IL	3.0	1.0	1200	$2,500	$2.08	11d	1	0.27mi
1814 Warren St Unit 2W Maywood, IL	3.0	1.0	1200	$2,500	$2.08	0d	1	0.27mi
218 S 13th Ave Unit 2 Maywood, IL	2.0	1.0	1050	$1,650	$1.57	6d	1	0.60mi
2040 16th Ave Unit 2C Broadview, IL	2.0	1.0	900	$1,595	$1.77	14d	1	0.74mi
323 22nd Ave Unit G Bellwood, IL	2.0	1.0	750	$1,750	$2.33	25d	1	0.76mi
903 S 5th Ave Unit 2D Maywood, IL	3.0	2.0	1008	$2,100	$2.08	0d	1	0.76mi
410 School St Unit 1B Maywood, IL	3.0	2.0	1218	$2,200	$1.81	0d	1	0.77mi
410 School St Apt 2A Maywood, IL	1.0	1.0	817	$1,400	$1.71	0d	1	0.77mi
404 School St Maywood, IL	2.0	1.0	737	$1,565	$2.12	0d	1	0.80mi
312 23rd Ave Unit 2 Bellwood, IL	2.0	1.0	850	$1,775	$2.09	21d	1	0.83mi
723 Manchester Ave Westchester, IL	3.0	2.0	1151	$2,721	$2.36	25d	1	1.03mi
2416 W Roosevelt Rd Apt 1S Broadview, IL	2.0	1.0	884	$1,475	$1.67	25d	1	1.04mi
12 23rd Ave Melrose Park, IL	2.0	1.0	850	$1,775	$2.09	13d	1	1.08mi
12 23rd Ave Melrose Park, IL	2.0	1.0	850	$1,775	$2.09	21d	1	1.08mi
1104 Rice Ave Bellwood, IL	2.0	1.0	995	$1,725	$1.73	23d	1	1.16mi
3108 Saint Charles Rd Unit 2B Bellwood, IL	2.0	1.0	750	$1,550	$2.07	25d	1	1.17mi
604 N 8th Ave Maywood, IL	2.0	1.0	1200	$2,350	$1.96	23d	1	1.20mi
1013 Bellwood Ave Unit 2W Bellwood, IL	2.0	1.0	925	$1,850	$2.00	21d	1	1.30mi
631 Balmoral Ave Westchester, IL	2.0	1.0	903	$2,100	$2.33	25d	1	1.44mi

Listing history 3 events

1. 2026-06-15
   status $145,500 Pending 1 DOM
2. 2026-06-13
   remarks 699-char remark
3. 2026-06-13
   listed $145,500 Active 1 DOM

ⓘ 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 · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,282
• − Mortgage interest: −$8,150
• − Property taxes: −$2,182
• − Insurance: −$728
• − Repairs & maintenance: −$1,783
• − Management: −$1,783
• − Depreciation: −$4,233
• Taxable income: $3,424
• Est. tax owed @ 24.0%: −$822
• After-tax cash flow: $4,715/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.

Condition & rehab AI · 10 photos

Good 75/100 Cosmetic rehab

This well-maintained townhouse offers a good balance of comfort and investment potential with minimal updates needed.

Value-add opportunities

• Resale Paint exterior — Enhances curb appeal and value
• Rental Replace carpet — Fresh carpet improves tenant satisfaction and reduces maintenance costs

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior — Enhances curb appeal and value ↑
• Rental Replace carpet — Fresh carpet improves tenant satisfaction and reduces maintenance costs ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-06-11 Listed $145,500 MRED as Distributed by MLS Grid