9202 Seymour Ave · Schiller Park, IL 60176

$845,000

9 bd · 6.0 ba · 4,928 sqft · MultiFamily public records · 95 Days on market

Built 1972 6,380 sqft lot Est $818k · at est. ↓ 7% since listing

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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 +21.4/30.0
• DSCR +6.8/10.0
• 1% rule +6.3/10.0
• ARV discount +6.0/15.0
• 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

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 6 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

This all brick Multi-family 6-unit investment property in Schiller Park offers a fantastic opportunity for potential buyers. With a mix of (3) 2 bedroom/1 bathroom units and (3) 1 bedroom/1 bathroom units, along with (6) parking spaces, this property is well-suited for both investors and renters. All ground unites have vinyl flooring, all above grade units have oak wood flooring. The property has been maintained by its long-term owners, with recent improvements easy access to a variety of retail options, restaurants, bars, bike trails, O'Hare Airport, forest preserve, and shops, all just minutes away. Additionally, the property's proximity to Interstate I-90 and the Rosemont Blue Line CTA station, both less than a mile away, enhances the convenience and desirability of this investment opportunity.

Key facts

• Vinyl flooring
• Oak wood flooring
• 6,380 sq ft lot

Tags

• VINYL FLOORING
• OAK WOOD FLOORING
• EASY ACCESS TO RETAIL
• PROXIMITY TO INTERSTATE I-90

What this means for you Summary

Snapshot

• This is a 3×2bd/1.0ba + 3×1bd/1.0ba units multifamily listed at $845k.

Deal economics

• At list price, monthly cash flow is $786 ($9k/yr) — positive. Per door: $131/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($10k rent vs $845k).
• Recommended offer: $769k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 3.1% in Schiller Park — 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 78/100 on livability (#147 in IL, #2,716 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, cost of living B+; Watch: amenities D+, schools D-.
• Leyden Chsd 212 (suburban): math 15% / reading 20% proficiency, ranked #451 of 620 in IL (top 73%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 20 active listings in the ZIP; 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).
• At $9,568/mo this rent would consume 165% of the median local household income ($70k/yr) (locally 481% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $6k of loan paydown is wiped out by about $25k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($769k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $64k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $768,950 (9.0% below list)

Questions for the listing agent

1. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
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: 1.13% ✓
• Cap rate: 8.06%
• Cash-on-cash: 6.32%
• DSCR: 1.28
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $818,048
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9202 Seymour Ave	0.00mi	9/6.0	4,928 (0%)	0mo	$820,000	$166	100

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: -10.0%
• Equity multiple: 0.64×
• Total profit: $-86,169
• Equity at exit: $125,992

10-year hold

• IRR: -0.5%
• Equity multiple: 0.97×
• Total profit: $-7,683
• Equity at exit: $73,060

Cash invested: $236,600 (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 60176

• Home prices YoY: -32.6%
• Active inventory: 20
• Price-to-rent: 43.1×

Monthly cashflow live

• Estimated rent: $9,568 high
• Mortgage (P&I): −$4,431
• Tax from tax record: −$1,529 /mo · $18,351/yr
• Insurance: −$352
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,009
• Net cashflow: $786

Break-even live

Break-even rent $8,573

Max offer price $845,000

Occupancy floor 87%

Sensitivity live

Price	-10% $1,264	-5% $1,025	+0% $786	+5% $546	+10% $307
Rent	-10% $30	-5% $408	+0% $786	+5% $1,164	+10% $1,542
Rate	-1.0pp $1,211	-0.5pp $1,001	base $786	+0.5pp $567	+1.0pp $344

6-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$4,902
▸ 3× units	1	1	$4,668
Total (6 units)			$9,568

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: $211,250
• Closing costs: $25,350
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-04-27
   status Pending 808-char remark

   Show marketing remark (808 chars)

   This all brick Multi-family 6-unit investment property in Schiller Park offers a fantastic opportunity for potential buyers. With a mix of (3) 2 bedroom/1 bathroom units and (3) 1 bedroom/1 bathroom units, along with (6) parking spaces, this property is well-suited for both investors and renters. All ground unites have vinyl flooring, all above grade units have oak wood flooring. The property has been maintained by its long-term owners, with recent improvements easy access to a variety of retail options, restaurants, bars, bike trails, O'Hare Airport, forest preserve, and shops, all just minutes away. Additionally, the property's proximity to Interstate I-90 and the Rosemont Blue Line CTA station, both less than a mile away, enhances the convenience and desirability of this investment opportunity.

2. 2026-04-09
   price $845,000 808-char remark

   Show marketing remark (808 chars)

   This all brick Multi-family 6-unit investment property in Schiller Park offers a fantastic opportunity for potential buyers. With a mix of (3) 2 bedroom/1 bathroom units and (3) 1 bedroom/1 bathroom units, along with (6) parking spaces, this property is well-suited for both investors and renters. All ground unites have vinyl flooring, all above grade units have oak wood flooring. The property has been maintained by its long-term owners, with recent improvements easy access to a variety of retail options, restaurants, bars, bike trails, O'Hare Airport, forest preserve, and shops, all just minutes away. Additionally, the property's proximity to Interstate I-90 and the Rosemont Blue Line CTA station, both less than a mile away, enhances the convenience and desirability of this investment opportunity.

3. 2026-02-14
   price $865,595 808-char remark

   Show marketing remark (808 chars)

   This all brick Multi-family 6-unit investment property in Schiller Park offers a fantastic opportunity for potential buyers. With a mix of (3) 2 bedroom/1 bathroom units and (3) 1 bedroom/1 bathroom units, along with (6) parking spaces, this property is well-suited for both investors and renters. All ground unites have vinyl flooring, all above grade units have oak wood flooring. The property has been maintained by its long-term owners, with recent improvements easy access to a variety of retail options, restaurants, bars, bike trails, O'Hare Airport, forest preserve, and shops, all just minutes away. Additionally, the property's proximity to Interstate I-90 and the Rosemont Blue Line CTA station, both less than a mile away, enhances the convenience and desirability of this investment opportunity.

4. 2026-01-22
   listed $909,000 Active 808-char remark

   Show marketing remark (808 chars)

   This all brick Multi-family 6-unit investment property in Schiller Park offers a fantastic opportunity for potential buyers. With a mix of (3) 2 bedroom/1 bathroom units and (3) 1 bedroom/1 bathroom units, along with (6) parking spaces, this property is well-suited for both investors and renters. All ground unites have vinyl flooring, all above grade units have oak wood flooring. The property has been maintained by its long-term owners, with recent improvements easy access to a variety of retail options, restaurants, bars, bike trails, O'Hare Airport, forest preserve, and shops, all just minutes away. Additionally, the property's proximity to Interstate I-90 and the Rosemont Blue Line CTA station, both less than a mile away, enhances the convenience and desirability of this investment opportunity.

5. 2026-01-21
   historical
6. 2025-11-18
   status Active
7. 2025-11-05
   status Pending
8. 2025-10-16
   price
9. 2025-10-09
   status Active
10. 2025-10-04
    historical Contingent - Continue to Show
11. 2025-09-04
    price
12. 2025-07-21
    listed Active

ⓘ 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: $18,351 · $1,529/mo
• Projected year-2 tax: $18,766 · $1,564/mo
• Expected delta: +$415/yr (+$35/mo · 2.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone AE · 75% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥100°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $114,816
• − Mortgage interest: −$47,333
• − Property taxes: −$18,351
• − Insurance: −$9,750
• − Repairs & maintenance: −$9,185
• − Management: −$9,185
• − Depreciation: −$24,582
• Taxable loss: −$3,571
• Est. tax savings @ 24.0%: +$857
• After-tax cash flow: $10,285/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: Leyden Chsd 212
• NCES district ID: 1722740
• Math proficiency: 15% ▼ -12.00%
• Reading proficiency: 20% ▼ -9.00%
• Median HH income: $55,738
• Composite: 16.37/100
• National rank: #9200
• State rank: #451 of 620 in IL

Livability — Schiller Park

• Score: 78/100
• State rank: #147
• US rank: #2716

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Schiller Park, IL
• County: Cook County · 4,486,803 people
• City population: 11,393
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 11,393
• Household income: $69,696
• Rent vs Own: 40.8% rent · 59.2% own
• Severe rent burden: 481.0

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 30% Two or more races 7% Asian 5%
• Hispanic origin (detail): Mexican 22% Puerto Rican 2%
• Common ancestry: Romanian 14% Subsaharan African 4% French 1%
• Foreign-born: 39% · Canada, Jamaica
• Languages at home: 44% English-only · Spanish 23% Russian/Polish/Slavic 17% Other Indo-European 8%

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: ▼ -113.26%
• Current HPI: 233.9376
• Rent YoY: —
• 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

-7.0% since first listed

12 events — show timeline

• 2026-04-27 Pending — MRED as Distributed by MLS Grid
• 2026-04-09 Price Changed $845,000 MRED as Distributed by MLS Grid
• 2026-02-14 Price Changed $865,595 MRED as Distributed by MLS Grid
• 2026-01-22 Listed $909,000 MRED as Distributed by MLS Grid
• 2026-01-21 Listing Removed — MRED as Distributed by MLS Grid
• 2025-11-18 Relisted — MRED as Distributed by MLS Grid
• 2025-11-05 Pending — MRED as Distributed by MLS Grid
• 2025-10-16 Price Changed — MRED as Distributed by MLS Grid
• 2025-10-09 Relisted — MRED as Distributed by MLS Grid
• 2025-10-04 Contingent — MRED as Distributed by MLS Grid
• 2025-09-04 Price Changed — MRED as Distributed by MLS Grid
• 2025-07-21 Listed — MRED as Distributed by MLS Grid

Property tax history

+1.9%/yr

Latest (2023): $18,351 · +0.0% YoY. Source: county tax records.