2336 Union St #4 · Blue Island, IL 60406

$65,500

1 bd · 1.0 ba · 700 sqft · Condo · 3 Days on market

$444/mo HOA · 36% 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
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +3.9/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Key facts

• Quick access to i-57
• Nearby shopping
• $444 HOA

Tags

• SECURE FENCED BUILDING
• ASSIGNED BASEMENT STORAGE
• OFF STREET PARKING SPACE
• NEARBY SHOPPING
• QUICK ACCESS TO I-57

Property features AI

Finance

• Other: 12-unit building; Living area source: estimated
• HOA & community: Monthly association fee of $444; Association fee includes heat, water, insurance, exterior maintenance, lawn care, trash service, and snow removal; Pets allowed (cats and dogs) with limits; maximum pet weight 15 lbs

Exterior

• Parking: One owned parking space
• Utilities: Water from Lake Michigan; Public sewer
• Home design: Attached single condo; Entry level 1; Condo ownership
• Construction: Brick construction; Built approximately 61–70 years ago; Built before 1978
• Exterior features: Common lot; Directions: 127th St to Western South to Union, east to building

Interior

• Kitchen: Main-level kitchen (14 x 12)
• Bedrooms: Master bedroom (main level, 12 x 11); Additional bedrooms (2); One bedroom possible
• Bathrooms: One full bathroom
• Heating & cooling: Baseboard heating; Wall-mounted cooling units
• Interior features: Three total rooms; Dining room; Family room; Living room (12 x 12)
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $66k.

Deal economics

• At list price, monthly cash flow is $-5 ($-55/yr) — negative.
• To cash-flow at today's rent, offer at most $65k (1.2% below list).
• Meets the 1% rule at list price ($1k rent vs $66k).
• Recommended offer: $65k (1.2% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 77/100 on livability (#159 in IL, #2,964 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: employment C-, schools F, crime F.
• 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: 43 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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 $453 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 11 sale attempts since 20y 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.
• Current owner paid $24k; list at $66k implies a 174% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; HOA is 36% of rent.

Recommended offer $64,693 (1.2% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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?
7. Crime grade is F 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.88% ✓
• Cap rate: 6.21%
• Cash-on-cash: -0.30%
• DSCR: 0.99
• GRM: 4.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -16.1%
• Equity multiple: 0.42×
• Total profit: $-10,564
• Equity at exit: $9,766

10-year hold

• IRR: -6.8%
• Equity multiple: 0.55×
• Total profit: $-8,188
• Equity at exit: $5,663

Cash invested: $18,340 (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 60406

• Home prices YoY: -26.8%
• Active inventory: 43
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,231 high
• Mortgage (P&I): −$343
• Tax from tax record: −$163 /mo · $1,950/yr
• Insurance: −$27
• HOA: −$444
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $-5

Break-even live

Break-even rent $1,237

Max offer price $64,693

Occupancy floor 95%

Sensitivity live

Price	-10% $33	-5% $14	+0% $-5	+5% $-23	+10% $-42
Rent	-10% $-102	-5% $-53	+0% $-5	+5% $44	+10% $93
Rate	-1.0pp $28	-0.5pp $12	base $-5	+0.5pp $-22	+1.0pp $-39

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: $16,375
• Closing costs: $1,965
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13030 Western Ave Unit 11 Blue Island, IL	1.0	1.0	450	$1,100	$2.44	24d	1	0.21mi
1908 Vermont St Unit 1914-4 Blue Island, IL	1.0	1.0	700	$1,350	$1.93	25d	1	0.57mi
1908 Vermont St Unit 1908-1 Blue Island, IL	1.0	1.0	700	$1,250	$1.79	2d	1	0.58mi
13034 Honore St Unit 7 Blue Island, IL	1.0	1.0	650	$1,195	$1.84	3d	1	0.68mi
13034 Honore St Unit 1 Blue Island, IL	2.0	1.0	700	$1,350	$1.93	13d	1	0.68mi
13034 Honore St Unit 3 Blue Island, IL	1.0	1.0	650	$1,195	$1.84	2d	1	0.68mi
13426 Old Western Ave Unit 202 Blue Island, IL	2.0	1.0	600	$1,700	$2.83	2d	1	0.72mi
13025 S Wood St Apt 2B Blue Island, IL	1.0	1.0	633	$1,195	$1.89	22d	1	0.75mi
2122 135th Pl Blue Island, IL	1.0	1.0	700	$1,100	$1.57	4d	1	0.82mi
2122 135th Pl Unit 2 Blue Island, IL	1.0	1.0	700	$1,100	$1.57	8d	1	0.82mi
2130 122nd St Blue Island, IL	2.0	1.0	558	$1,118	$2.00	2d	1	0.93mi

HOA detail condo

• Monthly dues: $444 · $5,328/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 3 events

1. 2026-06-18
   days on market $65,500 Active 3 DOM
2. 2026-06-17
   days on market $65,500 Active 2 DOM
3. 2026-06-16
   listed $65,500 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast IL · Partial reset (capped growth)

• Current annual tax: $1,950 · $163/mo
• Projected year-2 tax: $1,950 · $163/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥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: $14,776
• − Mortgage interest: −$3,669
• − Property taxes: −$1,950
• − Insurance: −$328
• − Repairs & maintenance: −$1,182
• − Management: −$1,182
• − HOA: −$5,328
• − Depreciation: −$1,905
• Taxable loss: −$769
• Est. tax savings @ 24.0%: +$184
• After-tax cash flow: $130/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 — Blue Island

• Score: 77/100
• State rank: #159
• US rank: #2964

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Blue Island, IL
• City population: 24,887
• Population (ZIP): 24,887

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 0.65)
• Race & ethnicity: Hispanic / Latino 44% Black 34% White 19% Two or more races 8%
• Hispanic origin (detail): Mexican 39%
• Common ancestry: Romanian 2% English 1% Iranian 1%
• Foreign-born: 19% · Canada
• Languages at home: 65% English-only · Spanish 33% Other Indo-European 1%

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: ▼ -94.77%
• Current HPI: 259.492
• 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

+213.4% since first listed

28 events — show timeline

• 2026-06-15 Listed $65,500 MRED as Distributed by MLS Grid
• 2026-03-30 Listing Removed — MRED as Distributed by MLS Grid
• 2026-02-21 Price Changed — MRED as Distributed by MLS Grid
• 2026-01-10 Listed — MRED as Distributed by MLS Grid
• 2025-12-31 Listing Removed — MRED as Distributed by MLS Grid
• 2025-12-19 Price Changed — MRED as Distributed by MLS Grid
• 2025-11-17 Price Changed — MRED as Distributed by MLS Grid
• 2025-10-11 Price Changed — MRED as Distributed by MLS Grid
• 2025-10-03 Relisted — MRED as Distributed by MLS Grid
• 2025-08-31 Pending — MRED as Distributed by MLS Grid
• 2025-07-28 Relisted — MRED as Distributed by MLS Grid
• 2025-06-10 Pending — MRED as Distributed by MLS Grid
• 2025-04-14 Contingent — MRED as Distributed by MLS Grid
• 2025-03-22 Relisted — MRED as Distributed by MLS Grid
• 2025-02-21 Contingent — MRED as Distributed by MLS Grid
• 2025-02-14 Relisted — MRED as Distributed by MLS Grid
• 2025-02-10 Contingent — MRED as Distributed by MLS Grid
• 2025-01-04 Listed — MRED as Distributed by MLS Grid
• 2013-12-19 Sold (MLS) $23,900 MRED as Distributed by MLS Grid
• 2013-11-25 Pending — MRED as Distributed by MLS Grid
• 2013-11-20 Contingent — MRED as Distributed by MLS Grid
• 2013-11-06 Listed $20,900 MRED as Distributed by MLS Grid
• 2013-10-27 Listing Removed — MRED as Distributed by MLS Grid
• 2013-08-15 Listed — MRED as Distributed by MLS Grid
• 2007-03-18 Listing Removed — MRED as Distributed by MLS Grid
• 2007-01-24 Listed — MRED as Distributed by MLS Grid
• 2007-01-24 Listing Removed — MRED as Distributed by MLS Grid
• 2006-10-16 Listed — MRED as Distributed by MLS Grid

Property tax history

-1.1%/yr

Latest (2023): $1,950 · +50.3% YoY. Source: county tax records.