4833 W 109th St #201 · Oak Lawn, IL 60453

$155,000

2 bd · 1.0 ba · 900 sqft · Condo · 16 Days on market

Built 1973 $301/mo HOA · 18% of rent

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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 +12.9/30.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• Rent growth +4.6/5.0
• Livability +4.0/5.0
• DSCR +3.9/10.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Immaculate 2 bedroom unit has numerous updates in the last few years. Features include brand new furnace, custom oak cabinets, all appliances new closet doors, double closets in both bedrooms, quiet balcony overlooking courtyard, ample parking. Fabulous location! Walk to Mariano's, Cooper's Hawk, Barrel Club, Starbucks and many more. Low monthly assessment includes heat, gas, and water. Super clean unit! Don't miss it!

Key facts

• $301 HOA
• Parking
• Built 1973

Property features AI

Finance

• Other: 12 units in building; Living area listed as estimated
• HOA & community: Monthly association fee of $301; Association fee covers heat, water, gas, parking, insurance, exterior maintenance, lawn care, refuse removal, and snow removal; Pets not allowed

Exterior

• Parking: One owned parking space
• Utilities: Water source: Lake Michigan; Public sewer
• Home design: Attached single (condo); Entry level: 2; Condo ownership
• Construction: Brick construction; Building age: approximately 51–60 years; Built before 1978
• Exterior features: Common lot/shared grounds

Interior

• Kitchen: Main-level kitchen (approx. 10 x 9)
• Bedrooms: Main-level master bedroom (approx. 14 x 12); Main-level second bedroom (approx. 12 x 10); Two additional bedrooms (sizes not provided)
• Flooring: Carpet in bedrooms; Luxury vinyl flooring in living room and dining room
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Five total rooms
• Laundry & utility: Laundry located in common area

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $155k.

Deal economics

• At list price, monthly cash flow is $-10 ($-124/yr) — negative.
• To cash-flow at today's rent, offer at most $153k (1.2% below list).
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $153k (1.5% below list) — sets the bar for market timing.
• Cap rate 6.2% 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-.
• Chsd 218 (suburban): math 14% / reading 20% proficiency, ranked #454 of 620 in IL (top 73%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Stony Creek Elem School (math 12% / reading 22%, grade F, #1,141 of 2,056 statewide, top 59%, 624 students, 0% FRL); Prairie Jr High School (math 14% / reading 35%, grade F, #332 of 665 statewide, top 55%, 336 students, 0% FRL); H L Richards High Sch(Campus) (math 17% / reading 20%, grade F, #427 of 693 statewide, top 62%, 1,676 students, 0% FRL).
• Market conditions: Rents rising fast (+8.2%/yr); 189 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals leasing fast (median 12d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($153k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 16y ago; this cycle's ask is 76% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $87k; list at $155k implies a 78% gain — meaningful room to come down on a strong offer.

Recommended offer $152,675 (1.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1973 — 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. 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?
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 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: 1.08% ✓
• Cap rate: 6.21%
• Cash-on-cash: -0.29%
• DSCR: 0.99
• GRM: 7.7

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: -10.0%
• Equity multiple: 0.61×
• Total profit: $-16,741
• Equity at exit: $23,111

10-year hold

• IRR: 6.2%
• Equity multiple: 1.59×
• Total profit: $25,604
• Equity at exit: $13,402

Cash invested: $43,400 (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 60453

• Rents YoY: 8.2%
• Active inventory: 189
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,674 high
• Mortgage (P&I): −$813
• Tax from tax record: −$155 /mo · $1,857/yr
• Insurance: −$65
• HOA: −$301
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $-10

Break-even live

Break-even rent $1,688

Max offer price $153,170

Occupancy floor 96%

Sensitivity live

Price	-10% $77	-5% $34	+0% $-10	+5% $-54	+10% $-98
Rent	-10% $-143	-5% $-76	+0% $-10	+5% $56	+10% $122
Rate	-1.0pp $68	-0.5pp $29	base $-10	+0.5pp $-51	+1.0pp $-91

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4925 W 109th St Unit 102 Oak Lawn, IL	2.0	1.0	900	$1,600	$1.78	4d	1	0.10mi
10831 S Keating Ave Oak Lawn, IL	2.0	1.0	1000	$1,650	$1.65	4d	1	0.21mi
10701 S Keating Ave Unit 3D Oak Lawn, IL	2.0	1.0	800	$1,700	$2.12	0d	1	0.33mi
10435 S Keating Ave Apt 3N Oak Lawn, IL	2.0	1.0	1080	$1,650	$1.53	3d	1	0.60mi
10541 Parkside Ave Unit 2W Chicago Ridge, IL	2.0	2.0	1000	$1,700	$1.70	12d	1	1.05mi
4209 W 115th St Bldg 82-A Alsip, IL	2.0	1.0	865	$1,710	$1.98	0d	1	1.11mi
4209 W 115th St Bldg 123-C Alsip, IL	2.0	1.0	865	$1,710	$1.98	3d	1	1.11mi
5644 105th St Unit 2W Oak Lawn, IL	2.0	1.0	1100	$1,750	$1.59	26d	1	1.19mi
9955 S Cicero Ave Oak Lawn, IL	2.0	1.0	1000	$1,799	$1.80	3d	1	1.20mi
9957 S Cicero Ave Unit 308 Oak Lawn, IL	2.0	1.0	1000	$1,799	$1.80	3d	1	1.21mi
10435 Menard Ave Oak Lawn, IL	2.0	1.0	850	$1,750	$2.06	0d	1	1.27mi
10435 Menard Ave Oak Lawn, IL	1.0	1.0	750	$1,475	$1.97	18d	1	1.27mi
10435 Menard Ave Oak Lawn, IL	2.0	2.0	1050	$1,850	$1.76	26d	1	1.27mi
10408 Menard Ave Unit 2B Oak Lawn, IL	1.0	1.0	800	$1,495	$1.87	14d	1	1.33mi
11720 S Kedvale Ave Alsip, IL	3.0	1.0	1100	$2,200	$2.00	21d	1	1.37mi
11635 S Pulaski Rd Unit 1A Alsip, IL	1.0	1.0	700	$1,100	$1.57	23d	1	1.47mi
10326 Mayfield Ave Apt 2S Oak Lawn, IL	2.0	1.0	850	$1,650	$1.94	20d	1	1.49mi
10326 Mayfield Ave Oak Lawn, IL	2.0	1.0	850	$1,650	$1.94	19d	1	1.49mi

HOA detail condo

• Monthly dues: $301 · $3,612/yr
• Likely covers: watergas
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 9 events

1. 2026-06-21
   days on market $155,000 Active 16 DOM
2. 2026-06-18
   days on market $155,000 Active 13 DOM
3. 2026-06-17
   days on market $155,000 Active 12 DOM
4. 2026-06-16
   days on market $155,000 Active 11 DOM
5. 2026-06-15
   days on market $155,000 Active 10 DOM
6. 2026-06-13
   days on market $155,000 Active 8 DOM
7. 2026-06-09
   days on market $155,000 Active 4 DOM
8. 2026-06-08
   remarks 514-char remark
9. 2026-06-08
   listed $155,000 Active 3 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: $1,857 · $155/mo
• Projected year-2 tax: $2,688 · $224/mo
• Expected delta: +$831/yr (+$69/mo · 44.8%)

ⓘ 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 · 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 · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,093
• − Mortgage interest: −$8,682
• − Property taxes: −$1,857
• − Insurance: −$775
• − Repairs & maintenance: −$1,607
• − Management: −$1,607
• − HOA: −$3,612
• − Depreciation: −$4,509
• Taxable loss: −$2,557
• Est. tax savings @ 24.0%: +$614
• After-tax cash flow: $489/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: Chsd 218
• NCES district ID: 1706540
• Math proficiency: 14% ▼ -4.00%
• Reading proficiency: 20% ▼ -1.00%
• Median HH income: $57,166
• Composite: 16.09/100
• National rank: #9235
• State rank: #454 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

+119.7% since first listed

18 events — show timeline

• 2026-06-03 Listing Removed — MRED as Distributed by MLS Grid
• 2020-05-21 Sold (Public Records) $87,000 Public Records
• 2020-05-05 Sold (MLS) $88,000 MRED as Distributed by MLS Grid
• 2020-03-11 Pending — MRED as Distributed by MLS Grid
• 2020-03-06 Listed $88,000 MRED as Distributed by MLS Grid
• 2013-05-01 Sold (MLS) $37,500 MRED as Distributed by MLS Grid
• 2013-05-01 Sold (Public Records) $37,500 Public Records
• 2013-03-25 Pending — MRED as Distributed by MLS Grid
• 2013-03-11 Listed $36,000 MRED as Distributed by MLS Grid
• 2012-04-14 Listing Removed — MRED as Distributed by MLS Grid
• 2011-12-24 Relisted — MRED as Distributed by MLS Grid
• 2011-12-24 Listing Removed — MRED as Distributed by MLS Grid
• 2011-12-13 Listed — MRED as Distributed by MLS Grid
• 2011-02-26 Listing Removed — MRED as Distributed by MLS Grid
• 2010-08-27 Listed — MRED as Distributed by MLS Grid
• 2005-04-25 Sold (Public Records) $120,000 Public Records
• 1991-09-25 Sold (Public Records) $55,000 Public Records
• 1983-11-15 Sold (Public Records) $39,600 Public Records

Property tax history

+1.6%/yr

Latest (2023): $1,857 · +53.1% YoY. Source: county tax records.