5700 128th St #9 · Crestwood, IL 60418

$90,000

2 bd · 1.0 ba · 800 sqft · Condo · 70 Days on market

Built 1971 $112/sqft · 40% below area Est $151k · 40% under $181/mo HOA · 11% of rent

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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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Short sale opportunity! 3rd floor condo rooms. This building was damaged in a fire. There are only drive by showings. There was laundry and storage are available in the building. Noi garage.

Key facts

• $181 HOA
• Parking
• Built 1971

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $90k.

Deal economics

• At list price, monthly cash flow is $425 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $85k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.0% vs local median 4.9% in Crestwood — 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 82/100 on livability (#75 in IL, #1,220 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: schools D-.
• 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.
• Market conditions: 30 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 14y 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.

Recommended offer $84,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. 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.
9. 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.
10. 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: 1.80% ✓
• Cap rate: 11.96%
• Cash-on-cash: 20.24%
• DSCR: 1.90
• GRM: 4.6

CMA / ARV

• ARV (median comp): $151,227
• List price: $90,000
• Delta: -40.49%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.6%
• Equity multiple: 1.50×
• Total profit: $12,658
• Equity at exit: $13,419

10-year hold

• IRR: 21.6%
• Equity multiple: 2.85×
• Total profit: $46,567
• Equity at exit: $7,782

Cash invested: $25,200 (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 60418

• Active inventory: 30
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,621 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$165 /mo · $1,983/yr
• Insurance: −$38
• HOA: −$181
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $425

Break-even live

Break-even rent $1,083

Max offer price $90,000

Occupancy floor 69%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5723 129th St Crestwood, IL	2.0	1.0	950	$1,600	$1.68	1d	1	0.16mi
10410 S Moody Ave Palos Heights, IL	2.0	1.0	1000	$1,600	$1.60	3d	1	0.89mi
13615 Royal Ct #309 Crestwood, IL	2.0	2.0	1000	$1,850	$1.85	3d	1	1.39mi

HOA detail condo

• Monthly dues: $181 · $2,172/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 33 events

1. 2026-06-18
   days on market $90,000 Active 70 DOM
2. 2026-06-17
   days on market $90,000 Active 69 DOM
3. 2026-06-16
   days on market $90,000 Active 68 DOM
4. 2026-06-15
   days on market $90,000 Active 67 DOM
5. 2026-06-13
   days on market $90,000 Active 65 DOM
6. 2026-06-09
   days on market $90,000 Active 61 DOM
7. 2026-06-08
   days on market $90,000 Active 60 DOM
8. 2026-06-07
   days on market $90,000 Active 59 DOM
9. 2026-06-04
   days on market $90,000 Active 56 DOM
10. 2026-06-03
    days on market $90,000 Active 55 DOM
11. 2026-06-02
    days on market $90,000 Active 54 DOM
12. 2026-06-01
    days on market $90,000 Active 53 DOM
13. 2026-05-31
    days on market $90,000 Active 52 DOM
14. 2026-04-15
    status Active 194-char remark

    Show marketing remark (194 chars)

    Short sale opportunity! 3rd floor condo rooms. This building was damaged in a fire. There are only drive by showings. There was laundry and storage are available in the building. Noi garage.

15. 2026-04-05
    status Pending 194-char remark

    Show marketing remark (194 chars)

    Short sale opportunity! 3rd floor condo rooms. This building was damaged in a fire. There are only drive by showings. There was laundry and storage are available in the building. Noi garage.

16. 2026-03-31
    status Pending 194-char remark

    Show marketing remark (194 chars)

    Short sale opportunity! 3rd floor condo rooms. This building was damaged in a fire. There are only drive by showings. There was laundry and storage are available in the building. Noi garage.

17. 2026-03-25
    listed $90,000 Active 194-char remark

    Show marketing remark (194 chars)

    Short sale opportunity! 3rd floor condo rooms. This building was damaged in a fire. There are only drive by showings. There was laundry and storage are available in the building. Noi garage.

18. 2026-03-25
    historical

    Show marketing remark (194 chars)

    Short sale opportunity! 3rd floor condo rooms. This building was damaged in a fire. There are only drive by showings. There was laundry and storage are available in the building. Noi garage.

19. 2026-03-23
    listed Active
20. 2021-08-11
    soldstatus $105,000
21. 2021-07-01
    soldstatus $105,000 Closed Sale
22. 2021-04-23
    status Pending
23. 2021-04-17
    listed $90,000 New
24. 2012-08-31
    soldstatus $57,000
25. 2012-08-07
    soldstatus $57,000 Closed Sale
26. 2012-07-29
    status Pending
27. 2012-06-27
    historical Contingent
28. 2012-06-13
    price $64,800 Price Change
29. 2012-05-24
    price $66,800 Price Change
30. 2012-05-05
    price $67,800 Price Change
31. 2012-04-01
    price $68,800 Price Change
32. 2012-02-05
    listed $69,800 New
33. 1995-05-03
    soldstatus $60,000

ⓘ 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: $1,983 · $165/mo
• Projected year-2 tax: $2,013 · $168/mo
• Expected delta: +$30/yr (+$3/mo · 1.5%)

ⓘ 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 (shaded) · 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 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,455
• − Mortgage interest: −$5,041
• − Property taxes: −$1,983
• − Insurance: −$450
• − Repairs & maintenance: −$1,556
• − Management: −$1,556
• − HOA: −$2,172
• − Depreciation: −$2,618
• Taxable income: $4,078
• Est. tax owed @ 24.0%: −$979
• After-tax cash flow: $4,122/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 — Crestwood

• Score: 82/100
• State rank: #75
• US rank: #1220

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Crestwood, IL
• City population: 10,631
• Population (ZIP): 10,631

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 White (69%)
• Race & ethnicity: White 69% Hispanic / Latino 15% Black 12% Two or more races 7% Asian 2%
• Hispanic origin (detail): Mexican 13% Puerto Rican 1%
• Common ancestry: Romanian 13% Iranian 1% Armenian 1%
• Foreign-born: 12% · Canada
• Languages at home: 82% English-only · Spanish 11% Arabic 2% Russian/Polish/Slavic 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: ▼ -205.44%
• Current HPI: 105.796
• Rent YoY: —
• Metro: —
• 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

+50.0% since first listed

20 events — show timeline

• 2026-04-15 Relisted — MRED as Distributed by MLS Grid
• 2026-04-05 Pending — MRED as Distributed by MLS Grid
• 2026-03-31 Pending — MRED as Distributed by MLS Grid
• 2026-03-25 Listing Removed — MRED as Distributed by MLS Grid
• 2026-03-25 Listed $90,000 MRED as Distributed by MLS Grid
• 2026-03-23 Listed — MRED as Distributed by MLS Grid
• 2021-08-11 Sold (Public Records) $105,000 Public Records
• 2021-07-01 Sold (MLS) $105,000 MRED as Distributed by MLS Grid
• 2021-04-23 Pending — MRED as Distributed by MLS Grid
• 2021-04-17 Listed $90,000 MRED as Distributed by MLS Grid
• 2012-08-31 Sold (Public Records) $57,000 Public Records
• 2012-08-07 Sold (MLS) $57,000 MRED as Distributed by MLS Grid
• 2012-07-29 Pending — MRED as Distributed by MLS Grid
• 2012-06-27 Contingent — MRED as Distributed by MLS Grid
• 2012-06-13 Price Changed $64,800 MRED as Distributed by MLS Grid
• 2012-05-24 Price Changed $66,800 MRED as Distributed by MLS Grid
• 2012-05-05 Price Changed $67,800 MRED as Distributed by MLS Grid
• 2012-04-01 Price Changed $68,800 MRED as Distributed by MLS Grid
• 2012-02-05 Listed $69,800 MRED as Distributed by MLS Grid
• 1995-05-03 Sold (Public Records) $60,000 Public Records

Property tax history

+1.4%/yr

Latest (2023): $1,983 · +7.0% YoY. Source: county tax records.