8422 W 45th St · Lyons, IL 60534

$325,000

4 bd · 1.5 ba · 1,341 sqft · SingleFamily public records · 31 Days on market

Built 1957 4,725 sqft lot Est $325k · at est.

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Why this score? — see what drove the C- 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 +22.7/30.0
• ARV discount +7.4/15.0
• DSCR +7.3/10.0
• 1% rule +5.9/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

This home has your name written all over it! If you're looking for spacious rooms and plenty of living space, your search ends here. This charming home features four bedrooms, with two conveniently located on the main level and two additional bedrooms upstairs. The second floor boasts beautiful hardwood flooring that was installed just two years ago, adding both style and value to the home. Speaking of value, you'll also appreciate the remodeled kitchen and updated bathroom, offering modern touches throughout. Be sure to take a look at the photos-but even better, schedule a visit and experience this lovely home in person. Conveniently located near Interstate 55, getting here is quick and ea

Key facts

• Hardwood floor
• Remodeled bathroom
• Remodeled kitchen

Tags

• HARDWOOD FLOOR
• REMODELED KITCHEN
• REMODELED BATHROOM

Property features AI

Finance

• Other: Lot dimensions approximately 45 x 105 (less than 0.25 acre)
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage (2 garage spaces; 2 parking spaces total)
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; 1.5-story design; Fee simple ownership; Estimated age: 61–70 years; Brick construction; Built before 1978
• Construction: Brick exterior
• Exterior features: Patio

Interior

• Kitchen: Kitchen on main level (17 x 10); Vinyl flooring in kitchen
• Bedrooms: 4 bedrooms (Master on main; one bedroom on main; two bedrooms on second floor); Bedroom sizes: 12 x 12, 12 x 12, 11 x 9, 12 x 11
• Flooring: Carpet in most bedrooms and living room; Vinyl in kitchen
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Natural gas forced air heating; Central air conditioning
• Interior features: Six total rooms; Crawl space basement
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $561 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $325k).
• Recommended offer: $315k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 4.2% in Lyons — 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 79/100 on livability (#126 in IL, #2,222 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools F.
• J S Morton Hsd 201 (suburban): math 9% / reading 14% proficiency, ranked #557 of 620 in IL (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 38 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 $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($315k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y ago; this cycle's ask has dropped $20k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $197k; list at $325k implies a 65% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $315,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — 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 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?
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: 1.09% ✓
• Cap rate: 8.37%
• Cash-on-cash: 7.40%
• DSCR: 1.33
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $324,522
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8330 45th St	0.13mi	3/2.0 (-1)	1,361 (+2%)	5mo	$300,000	$220	80
4010 Fern Ave	0.58mi	4/2.0	1,352 (+1%)	7mo	$325,500	$241	64
4617 Joliet Ave	0.62mi	4/2.0	1,302 (-3%)	2mo	$315,000	$242	62
8718 Plainfield Rd	0.39mi	3/2.0 (-1)	1,421 (+6%)	6mo	$175,000	$123	60
8611 44th St	0.22mi	4/2.0	1,197 (-11%)	12mo	$370,000	$309	60
8745 43rd St	0.47mi	4/2.0	1,493 (+11%)	3mo	$334,000	$224	54
8214 45th St	0.28mi	3/3.0 (-1)	1,520 (+13%)	5mo	$362,500	$238	49
4614 Prairie Ave	0.67mi	3/2.0 (-1)	1,291 (-4%)	10mo	$337,900	$262	47
8129 45th Pl	0.40mi	3/2.0 (-1)	1,485 (+11%)	12mo	$380,000	$256	47
4343 Amelia Ave	0.73mi	3/1.0 (-1)	1,272 (-5%)	6mo	$265,000	$208	45
4233 Grove Ave	0.55mi	3/2.0 (-1)	1,153 (-14%)	12mo	$337,000	$292	34
4041 Rose Ave	0.55mi	3/2.5 (-1)	1,516 (+13%)	12mo	$463,000	$305	34

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: -5.0%
• Equity multiple: 0.81×
• Total profit: $-16,854
• Equity at exit: $48,459

10-year hold

• IRR: 4.7%
• Equity multiple: 1.35×
• Total profit: $31,585
• Equity at exit: $28,100

Cash invested: $91,000 (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 60534

• Home prices YoY: -26.6%
• Active inventory: 38
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $3,554 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$407 /mo · $4,878/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$746
• Net cashflow: $561

Break-even live

Break-even rent $2,843

Max offer price $325,000

Occupancy floor 79%

Sensitivity live

Price	-10% $745	-5% $653	+0% $561	+5% $469	+10% $377
Rent	-10% $281	-5% $421	+0% $561	+5% $702	+10% $842
Rate	-1.0pp $725	-0.5pp $644	base $561	+0.5pp $477	+1.0pp $392

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4605 Prairie Ave Brookfield, IL	3.0	2.0	1100	$3,200	$2.91	11d	1	0.62mi
4000 Forest Ave Unit 6 Brookfield, IL	3.0	2.0	1150	$4,000	$3.48	11d	1	0.82mi

Listing history 22 events

1. 2026-06-21
   pricedays on market $325,000 Active 31 DOM
2. 2026-06-18
   days on market $334,900 Active 28 DOM
3. 2026-06-17
   days on market $334,900 Active 27 DOM
4. 2026-06-16
   days on market $334,900 Active 26 DOM
5. 2026-06-15
   days on market $334,900 Active 25 DOM
6. 2026-06-13
   days on market $334,900 Active 23 DOM
7. 2026-06-09
   days on market $334,900 Active 19 DOM
8. 2026-06-08
   days on market $334,900 Active 18 DOM
9. 2026-06-07
   pricedays on market $334,900 Active 17 DOM
10. 2026-06-04
    days on market $345,000 Active 14 DOM
11. 2026-06-03
    days on market $345,000 Active 13 DOM
12. 2026-06-02
    days on market $345,000 Active 12 DOM
13. 2026-06-01
    days on market $345,000 Active 11 DOM
14. 2026-05-31
    remarks 699-char remark
15. 2026-05-31
    days on market $345,000 Active 10 DOM
16. 2026-05-21
    listed $345,000 Active
17. 2008-11-06
    historical
18. 2008-10-09
    listed
19. 2008-02-13
    historical
20. 2007-07-13
    listed
21. 2006-04-18
    soldstatus $197,000
22. 2000-06-28
    soldstatus $105,000

ⓘ 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: $4,878 · $407/mo
• Projected year-2 tax: $6,128 · $511/mo
• Expected delta: +$1,250/yr (+$104/mo · 25.6%)

ⓘ 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 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $42,648
• − Mortgage interest: −$18,205
• − Property taxes: −$4,878
• − Insurance: −$1,625
• − Repairs & maintenance: −$3,412
• − Management: −$3,412
• − Depreciation: −$9,455
• Taxable income: $1,662
• Est. tax owed @ 24.0%: −$399
• After-tax cash flow: $6,338/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: J S Morton Hsd 201
• NCES district ID: 1726880
• Math proficiency: 9% ▲ 1.00%
• Reading proficiency: 14% ▼ -1.00%
• Median HH income: $48,698
• Composite: 10.73/100
• National rank: #9768
• State rank: #557 of 620 in IL

Livability — Lyons

• Score: 79/100
• State rank: #126
• US rank: #2222

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lyons, IL
• City population: 10,362
• Population (ZIP): 10,362

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 0.55)
• Race & ethnicity: Hispanic / Latino 49% White 46% Two or more races 8% Black 3% Asian 2%
• Hispanic origin (detail): Mexican 38% Puerto Rican 6%
• Common ancestry: Romanian 17% Italian 1% Lithuanian 1%
• Foreign-born: 24% · Canada, Vietnam, Jamaica
• Languages at home: 54% English-only · Spanish 36% Russian/Polish/Slavic 6% Other Indo-European 3%

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: ▼ -88.39%
• Current HPI: 243.8425
• 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

+228.6% since first listed

7 events — show timeline

• 2026-05-21 Listed $345,000 MRED as Distributed by MLS Grid
• 2008-11-06 Listing Removed — MRED as Distributed by MLS Grid
• 2008-10-09 Listed — MRED as Distributed by MLS Grid
• 2008-02-13 Listing Removed — MRED as Distributed by MLS Grid
• 2007-07-13 Listed — MRED as Distributed by MLS Grid
• 2006-04-18 Sold (Public Records) $197,000 Public Records
• 2000-06-28 Sold (Public Records) $105,000 Public Records

Property tax history

+0.9%/yr

Latest (2023): $4,878 · +35.2% YoY. Source: county tax records.