7911 45th St · Lyons, IL 60534

$174,600

3 bd · 1.0 ba · 1,187 sqft · SingleFamily public records · 88 Days on market

Built 1950 9,261 sqft lot Est $287k · 39% under

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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 +19.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.1/10.0
• 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

CALLING ALL REHABBERS AND INVESTORS!! THIS GEN IS READY FOR YOUR FINISHING TOUCHES. THIS 3 BEDROOM / 1 BATH HOME WITH A LOT OF APPTOX 9,071 SQ FT. AND AN ATTACHED GARAGE THIS GEM IS A MUST SEE!! THIS HOME IS NEAR SCHOOLS AND NEAR PUBLIC TRANSPORTATION, I55 AND 290. BRING YOUR VISION TO REALITY. SOLD AS IS.

Key facts

• 9,261 sq ft lot
• Garage
• Built 1950

Property features AI

Finance

• Other: Parcel number available; Directions: At 45th and old route 66
• HOA & community: No master association fee required

Exterior

• Parking: Attached garage with asphalt driveway; 1 garage space (1 total parking space)
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; One-story layout; Fee simple ownership
• Construction: Brick construction; Asphalt roof; Concrete perimeter foundation; Built approximately 71–80 years ago; Built before 1978
• Exterior features: Lot dimensions approximately 49 x 189; Lot less than 0.25 acre; School bus service and commuter bus access

Interior

• Kitchen: Kitchen (main level) — 15 x 9
• Bedrooms: Master bedroom (main level) — 10 x 11; Bedroom 2 (main level) — 10 x 10; Bedroom 3 (main level) — 10 x 8
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: 7 total rooms; Dining room combined with living room
• Laundry & utility: Laundry room (main level) — 8 x 6

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $193 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $164k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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: 36 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts 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 $130k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $164,124 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 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 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.09% ✓
• Cap rate: 7.62%
• Cash-on-cash: 4.73%
• DSCR: 1.21
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $287,254
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4343 Amelia Ave	0.17mi	3/1.0	1,272 (+7%)	6mo	$265,000	$208	75
7857 45th Pl	0.09mi	2/1.0 (-1)	1,269 (+7%)	5mo	$185,000	$146	75
8110 46th St	0.28mi	3/1.0	1,202 (+1%)	12mo	$360,000	$300	74
4346 Amelia Ave	0.15mi	3/2.0	1,103 (-7%)	10mo	$330,000	$299	69
4205 S Center Ave	0.40mi	3/2.0	1,244 (+5%)	4mo	$325,000	$261	66
4617 Joliet Ave	0.16mi	4/2.0 (+1)	1,302 (+10%)	2mo	$315,000	$242	65
4236 Fishermans Ter	0.46mi	3/1.0	1,116 (-6%)	12mo	$327,000	$293	59
8033 45th Ct	0.19mi	2/1.0 (-1)	1,325 (+12%)	12mo	$265,000	$200	56
7825 41st Pl	0.49mi	3/1.0	1,050 (-12%)	4mo	$152,250	$145	54
4147 Gage Ave	0.44mi	4/2.0 (+1)	1,296 (+9%)	6mo	$325,000	$251	50
8034 W 42nd St	0.41mi	4/2.0 (+1)	1,056 (-11%)	6mo	$175,000	$166	49
8330 45th St	0.55mi	3/2.0	1,361 (+15%)	5mo	$300,000	$220	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: -8.9%
• Equity multiple: 0.67×
• Total profit: $-15,913
• Equity at exit: $26,033

10-year hold

• IRR: 0.7%
• Equity multiple: 1.05×
• Total profit: $2,353
• Equity at exit: $15,096

Cash invested: $48,888 (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: 36
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,911 high
• Mortgage (P&I): −$916
• Tax from tax record: −$328 /mo · $3,941/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $193

Break-even live

Break-even rent $1,667

Max offer price $174,600

Occupancy floor 85%

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: $43,650
• Closing costs: $5,238
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4337 Prescott Ave Apt 1B Lyons, IL	2.0	1.0	850	$1,650	$1.94	20d	1	0.21mi
4337 Prescott Ave Unit 2C Lyons, IL	2.0	1.0	850	$1,595	$1.88	20d	1	0.21mi
4235 Harlem Ave Unit 5 Berwyn, IL	2.0	1.0	780	$1,425	$1.83	3d	1	0.95mi
4227 S Harlem Ave Unit 1 Berwyn, IL	2.0	1.0	1000	$1,650	$1.65	1d	1	0.96mi
4205 S Harlem Ave Berwyn, IL	3.0	2.0	1440	$1,900	$1.32	24d	1	0.98mi
7335 Oakwood Ave Unit 2F Lyons, IL	2.0	2.0	800	$1,850	$2.31	14d	1	0.99mi
5205 S 73rd Ct Unit 1 Summit, IL	2.0	1.0	800	$1,550	$1.94	24d	1	1.12mi
7535 W Hanover St #1 Summit Argo, IL	3.0	1.0	1100	$1,900	$1.73	24d	1	1.15mi
7228 38th Pl Apt 2S Lyons, IL	2.0	1.0	900	$1,595	$1.77	20d	1	1.20mi
4605 Prairie Ave Brookfield, IL	3.0	2.0	1100	$3,200	$2.91	10d	1	1.26mi
112 E Quincy St Riverside, IL	3.0	2.0	1400	$2,950	$2.11	20d	1	1.35mi
4000 Forest Ave Unit 6 Brookfield, IL	3.0	2.0	1150	$4,000	$3.48	10d	1	1.40mi

Listing history 32 events

1. 2026-06-18
   days on market $174,600 Active 88 DOM
2. 2026-06-17
   days on market $174,600 Active 87 DOM
3. 2026-06-16
   days on market $174,600 Active 86 DOM
4. 2026-06-15
   days on market $174,600 Active 85 DOM
5. 2026-06-13
   days on market $174,600 Active 83 DOM
6. 2026-06-09
   days on market $174,600 Active 79 DOM
7. 2026-06-08
   days on market $174,600 Active 78 DOM
8. 2026-06-07
   days on market $174,600 Active 77 DOM
9. 2026-06-04
   days on market $174,600 Active 74 DOM
10. 2026-06-03
    days on market $174,600 Active 73 DOM
11. 2026-06-02
    days on market $174,600 Active 72 DOM
12. 2026-06-01
    days on market $174,600 Active 71 DOM
13. 2026-05-31
    days on market $174,600 Active 70 DOM
14. 2026-04-21
    status Active
15. 2026-03-24
    historical Contingent - Continue to Show
16. 2026-03-22
    listed $174,600 Active
17. 2026-03-20
    historical
18. 2026-02-22
    price
19. 2026-02-13
    listed Active
20. 2026-02-13
    historical
21. 2025-12-29
    price
22. 2025-12-08
    listed Active
23. 2025-06-20
    historical
24. 2025-05-29
    price
25. 2025-05-29
    status Active
26. 2025-04-30
    historical Contingent - Continue to Show
27. 2025-04-14
    status Active
28. 2025-04-11
    historical Contingent - Continue to Show
29. 2025-03-27
    status Active
30. 2025-03-27
    historical
31. 2025-03-21
    listed Active
32. 2001-06-07
    soldstatus $130,000

ⓘ 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: $3,941 · $328/mo
• Projected year-2 tax: $3,952 · $329/mo
• Expected delta: +$11/yr (+$1/mo · 0.3%)

ⓘ 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: $22,932
• − Mortgage interest: −$9,780
• − Property taxes: −$3,941
• − Insurance: −$873
• − Repairs & maintenance: −$1,835
• − Management: −$1,835
• − Depreciation: −$5,079
• Taxable loss: −$411
• Est. tax savings @ 24.0%: +$99
• After-tax cash flow: $2,413/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

+34.3% since first listed

19 events — show timeline

• 2026-04-21 Relisted — MRED as Distributed by MLS Grid
• 2026-03-24 Contingent — MRED as Distributed by MLS Grid
• 2026-03-22 Listed $174,600 MRED as Distributed by MLS Grid
• 2026-03-20 Listing Removed — MRED as Distributed by MLS Grid
• 2026-02-22 Price Changed — MRED as Distributed by MLS Grid
• 2026-02-13 Listing Removed — MRED as Distributed by MLS Grid
• 2026-02-13 Listed — MRED as Distributed by MLS Grid
• 2025-12-29 Price Changed — MRED as Distributed by MLS Grid
• 2025-12-08 Listed — MRED as Distributed by MLS Grid
• 2025-06-20 Listing Removed — MRED as Distributed by MLS Grid
• 2025-05-29 Price Changed — MRED as Distributed by MLS Grid
• 2025-05-29 Relisted — MRED as Distributed by MLS Grid
• 2025-04-30 Contingent — MRED as Distributed by MLS Grid
• 2025-04-14 Relisted — MRED as Distributed by MLS Grid
• 2025-04-11 Contingent — MRED as Distributed by MLS Grid
• 2025-03-27 Relisted — MRED as Distributed by MLS Grid
• 2025-03-27 Listing Removed — MRED as Distributed by MLS Grid
• 2025-03-21 Listed — MRED as Distributed by MLS Grid
• 2001-06-07 Sold (Public Records) $130,000 Public Records

Property tax history

+7.9%/yr

Latest (2023): $3,941 · +22.7% YoY. Source: county tax records.