7964 Lavergne Ave · Burbank, IL 60459

$399,900

4 bd · 1.5 ba · 1,978 sqft · SingleFamily public records · 35 Days on market

Built 1953 10,680 sqft lot Est $396k · at est.

---

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 +15.8/30.0
• ARV discount +7.0/15.0
• DSCR +4.9/10.0
• 1% rule +4.6/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

DON'T MISS OUT ON THIS BEAUTIFUL HOME IN BURBANK!!! This completely remodeled 2 story home features 4 bedrooms with a large master bedroom on main level. Spacious open layout, vaulted ceiling, recessed lighting, quartz countertops & hardwood floors throughout, large formal dining room/bonus room, beautiful staircase leading to large loft area with balcony. Huge backyard with concrete patio, perfect for entertaining! New roof, furnace, central air & water heater. THIS HOME IS MOVE IN READY!!!

Key facts

• Private driveway
• Large backyard
• Pool

Tags

• OPEN-CONCEPT LAYOUT
• LARGE BACKYARD
• POOL
• PRIVATE DRIVEWAY

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $400k.

Deal economics

• At list price, monthly cash flow is $184 ($2k/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 $384k (4.0% below list).
• Recommended offer: $384k (4.0% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 5.3% in Burbank — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 78/100 on livability (#132 in IL, #2,422 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, employment A-; Watch: health & safety C-, amenities F.
• Reavis Twp Hsd 220 (suburban): math 18% / reading 21% proficiency, ranked #420 of 620 in IL (top 68%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Richard Byrd Elementary School (math 8% / reading 8%, grade F, #1,627 of 2,056 statewide, top 81%, 230 students, 0% FRL); Liberty Junior High School (math 12% / reading 17%, grade F, #517 of 665 statewide, top 79%, 1,190 students, 0% FRL); Reavis High School (math 18% / reading 21%, grade F, #397 of 693 statewide, top 61%, 1,986 students, 0% FRL).
• Market conditions: 55 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($388k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 8y ago; this cycle's ask has dropped $30k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $265k; list at $400k implies a 51% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $384,102 (4.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
2. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.96% ✗
• Cap rate: 6.85%
• Cash-on-cash: 1.97%
• DSCR: 1.09
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $395,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7964 Lavergne Ave	0.00mi	4/2.0	1,978 (0%)	0mo	$410,000	$207	98
7755 Lockwood Ave	0.50mi	4/2.0	1,852 (-6%)	3mo	$435,000	$235	61
7746 S Kolmar Ave	0.60mi	4/2.0	2,080 (+5%)	3mo	$377,500	$181	59
8001 S Kilpatrick Ave	0.42mi	4/3.0	2,121 (+7%)	5mo	$357,000	$168	58
7929 S Kilbourn Ave	0.62mi	3/2.0 (-1)	1,996 (+1%)	6mo	$315,000	$158	58
7624 Lockwood Ave	0.64mi	4/2.0	1,850 (-6%)	1mo	$369,900	$200	56
8103 Long Ave	0.53mi	3/1.5 (-1)	1,784 (-10%)	1mo	$335,000	$188	54
7807 S Kenneth Ave	0.72mi	4/2.0	1,828 (-8%)	1mo	$349,900	$191	51
8210 Linder Ave	0.72mi	4/2.0	1,807 (-9%)	1mo	$387,000	$214	49
8118 S Kolmar Ave	0.56mi	3/2.0 (-1)	1,745 (-12%)	1mo	$390,000	$223	46
7707 Linder Ave	0.74mi	5/2.0 (+1)	2,064 (+4%)	8mo	$382,500	$185	45
5510 W 81st Pl	0.70mi	5/4.0 (+1)	1,917 (-3%)	6mo	$400,000	$209	42

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: -13.1%
• Equity multiple: 0.53×
• Total profit: $-52,963
• Equity at exit: $59,626

10-year hold

• IRR: -4.1%
• Equity multiple: 0.73×
• Total profit: $-30,567
• Equity at exit: $34,576

Cash invested: $111,972 (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 60459

• Active inventory: 55
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $3,841 medium
• Mortgage (P&I): −$2,097
• Tax from tax record: −$587 /mo · $7,038/yr
• Insurance: −$167
• HOA: −$0
• Vacancy / Maint / Mgmt: −$807
• Net cashflow: $184

Break-even live

Break-even rent $3,608

Max offer price $399,900

Occupancy floor 90%

Sensitivity live

Price	-10% $410	-5% $297	+0% $184	+5% $71	+10% $-42
Rent	-10% $-119	-5% $32	+0% $184	+5% $336	+10% $488
Rate	-1.0pp $386	-0.5pp $286	base $184	+0.5pp $80	+1.0pp $-25

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: $99,975
• Closing costs: $11,997
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5330 W 86th St Burbank, IL	4.0	2.0	2300	$4,100	$1.78	0d	1	0.83mi
5212 Avery Pl Unit 1545958P Oak Lawn, IL	3.0	1.0	2195	$3,548	$1.62	12d	1	0.98mi

Listing history 20 events

1. 2026-04-21
   status Pending
2. 2026-04-20
   historical Contingent - No Showings
3. 2026-03-29
   price $399,900
4. 2026-03-16
   listed $429,900 Active
5. 2019-12-31
   soldstatus $265,000
6. 2019-12-18
   soldstatus $265,000 Closed Sale 509-char remark

   Show marketing remark (509 chars)

   DON'T MISS OUT ON THIS BEAUTIFUL HOME IN BURBANK!!! This completely remodeled 2 story home features 4 bedrooms with a large master bedroom on main level. Spacious open layout, vaulted ceiling, recessed lighting, quartz countertops & hardwood floors throughout, large formal dining room/bonus room, beautiful staircase leading to large loft area with balcony. Huge backyard with concrete patio, perfect for entertaining! New roof, furnace, central air & water heater. THIS HOME IS MOVE IN READY!!!

7. 2019-10-08
   historical Contingent 509-char remark

   Show marketing remark (509 chars)

   DON'T MISS OUT ON THIS BEAUTIFUL HOME IN BURBANK!!! This completely remodeled 2 story home features 4 bedrooms with a large master bedroom on main level. Spacious open layout, vaulted ceiling, recessed lighting, quartz countertops & hardwood floors throughout, large formal dining room/bonus room, beautiful staircase leading to large loft area with balcony. Huge backyard with concrete patio, perfect for entertaining! New roof, furnace, central air & water heater. THIS HOME IS MOVE IN READY!!!

8. 2019-10-02
   listed $279,900 New 509-char remark

   Show marketing remark (509 chars)

   DON'T MISS OUT ON THIS BEAUTIFUL HOME IN BURBANK!!! This completely remodeled 2 story home features 4 bedrooms with a large master bedroom on main level. Spacious open layout, vaulted ceiling, recessed lighting, quartz countertops & hardwood floors throughout, large formal dining room/bonus room, beautiful staircase leading to large loft area with balcony. Huge backyard with concrete patio, perfect for entertaining! New roof, furnace, central air & water heater. THIS HOME IS MOVE IN READY!!!

9. 2019-10-01
   historical
10. 2019-09-03
    listed New
11. 2019-08-27
    historical Contingent
12. 2019-08-23
    historical
13. 2019-07-15
    listed New
14. 2018-09-27
    soldstatus $125,000 Closed Sale
15. 2018-09-05
    status Pending
16. 2018-08-20
    status Reactivated
17. 2018-08-18
    status Reactivated
18. 2018-08-17
    listed $119,000 New
19. 2018-08-17
    historical
20. 2018-08-17
    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: $7,038 · $587/mo
• Projected year-2 tax: $8,058 · $672/mo
• Expected delta: +$1,020/yr (+$85/mo · 14.5%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥100°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: $46,092
• − Mortgage interest: −$22,401
• − Property taxes: −$7,038
• − Insurance: −$2,000
• − Repairs & maintenance: −$3,687
• − Management: −$3,687
• − Depreciation: −$11,633
• Taxable loss: −$4,355
• Est. tax savings @ 24.0%: +$1,045
• After-tax cash flow: $3,255/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: Reavis Twp Hsd 220
• NCES district ID: 1733270
• Math proficiency: 18% ▼ -3.00%
• Reading proficiency: 21% ▼ -4.00%
• Median HH income: $54,732
• Composite: 17.94/100
• National rank: #8994
• State rank: #420 of 620 in IL

Livability — Burbank

• Score: 78/100
• State rank: #132
• US rank: #2422

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Burbank, IL
• City population: 28,822
• Population (ZIP): 28,822

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: Hispanic / Latino 50% White 44% Two or more races 21% Asian 3% Black 1%
• Hispanic origin (detail): Mexican 45% Puerto Rican 2%
• Common ancestry: Romanian 17% Armenian 1% Iranian 1%
• Foreign-born: 32% · Canada, Jamaica, Vietnam
• Languages at home: 40% English-only · Spanish 39% Russian/Polish/Slavic 12% Arabic 5%

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: ▼ -188.56%
• Current HPI: 223.2294
• 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

+236.1% since first listed

20 events — show timeline

• 2026-04-21 Pending — MRED as Distributed by MLS Grid
• 2026-04-20 Contingent — MRED as Distributed by MLS Grid
• 2026-03-29 Price Changed $399,900 MRED as Distributed by MLS Grid
• 2026-03-16 Listed $429,900 MRED as Distributed by MLS Grid
• 2019-12-31 Sold (Public Records) $265,000 Public Records
• 2019-12-18 Sold (MLS) $265,000 MRED as Distributed by MLS Grid
• 2019-10-08 Contingent — MRED as Distributed by MLS Grid
• 2019-10-02 Listed $279,900 MRED as Distributed by MLS Grid
• 2019-10-01 Listing Removed — MRED as Distributed by MLS Grid
• 2019-09-03 Listed — MRED as Distributed by MLS Grid
• 2019-08-27 Contingent — MRED as Distributed by MLS Grid
• 2019-08-23 Listing Removed — MRED as Distributed by MLS Grid
• 2019-07-15 Listed — MRED as Distributed by MLS Grid
• 2018-09-27 Sold (MLS) $125,000 MRED as Distributed by MLS Grid
• 2018-09-05 Pending — MRED as Distributed by MLS Grid
• 2018-08-20 Relisted — MRED as Distributed by MLS Grid
• 2018-08-18 Relisted — MRED as Distributed by MLS Grid
• 2018-08-17 Listing Removed — MRED as Distributed by MLS Grid
• 2018-08-17 Listing Removed — MRED as Distributed by MLS Grid
• 2018-08-17 Listed $119,000 MRED as Distributed by MLS Grid

Property tax history

+5.0%/yr

Latest (2023): $7,038 · +15.5% YoY. Source: county tax records.