1917 S 9th Ave · Maywood, IL 60153

$74,200

3 bd · 1.0 ba · 792 sqft · SingleFamily public records · 8 Days on market

Built 1922 5,357 sqft lot ↓ 7% since listing

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +4.9/30.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• 1% rule +0.7/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Listing price $74,200 Great opportunity on this bungalow style home with detached 2 car garage. It offers approximately 792 square feet of living space with 3 bedrooms and 2 bathrooms. Built in 1922 many repairs and updates are needed but has potential. Mold reported. Property sold "AS-IS" without contingencies, repairs, warranties, guarantees or representation as to listing accuracy, property information, photo or other depiction included or described herein. Inspect prior bidding. Auction.

Key facts

• 5,357 sq ft lot
• 2 garage spots
• Built 1922

🔨 Auction listing. The $74,200 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $285,912 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $74k.

Deal economics

• At list price, monthly cash flow is $-691 ($-8k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $74k).
• Cap rate 3.4% vs local median 4.5% in Maywood — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 78/100 on livability (#146 in IL, #2,694 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: health & safety C-, crime D+, schools F.
• Maywood-Melrose Park-Broadview 89 (suburban): math 14% / reading 21% proficiency, ranked #738 of 919 in IL (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 71 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 6d 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 $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 17y 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.

Risks & watch-outs

• Watch-outs: property tax is 5.8% of price; built in 1922 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $74,200

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. Built in 1922 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. Crime grade is D 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.57% ✗
• Cap rate: 3.39%
• Cash-on-cash: -10.36%
• DSCR: 0.54
• GRM: 14.7

CMA / ARV

• ARV (on-the-fly): $285,912
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1917 S 9th Ave	0.00mi	3/2.0	792 (0%)	1mo	$138,500	$175	95
2037 S 7th Ave	0.20mi	4/1.5 (+1)	825 (+4%)	11mo	$330,000	$400	67
2024 S 7th Ave	0.18mi	3/1.0	876 (+11%)	12mo	$275,000	$314	64
2102 S 8th Ave	0.22mi	4/2.0 (+1)	884 (+12%)	15mo	$319,000	$361	49
1926 S 19th Ave	0.66mi	2/1.5 (-1)	748 (-6%)	8mo	$299,900	$401	46

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: -35.0%
• Equity multiple: -0.13×
• Total profit: $-90,324
• Equity at exit: $42,630

10-year hold

• IRR: -45.9%
• Equity multiple: -0.69×
• Total profit: $-135,234
• Equity at exit: $24,720

Cash invested: $80,055 (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 60153

• Home prices YoY: -20.5%
• Active inventory: 71
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,626 high
• Mortgage (P&I): −$1,499
• Tax est. 1.5%: −$357 /mo · $4,289/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $-691

Break-even live

Break-even rent $2,501

Max offer price $185,904

Occupancy floor —

Sensitivity live

Price	-10% $-494	-5% $-592	+0% $-691	+5% $-790	+10% $-889
Rent	-10% $-820	-5% $-755	+0% $-691	+5% $-627	+10% $-563
Rate	-1.0pp $-547	-0.5pp $-618	base $-691	+0.5pp $-765	+1.0pp $-841

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: $71,478
• Closing costs: $8,577
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2040 16th Ave Unit 2C Broadview, IL	2.0	1.0	900	$1,595	$1.77	14d	1	0.48mi
903 S 5th Ave Unit 2D Maywood, IL	3.0	2.0	1008	$2,100	$2.08	0d	1	0.77mi
404 School St Maywood, IL	2.0	1.0	737	$1,565	$2.12	0d	1	0.78mi
8280 Roosevelt Rd Unit 1S-8284 Forest Park, IL	2.0	1.0	800	$1,495	$1.87	2d	1	0.93mi
2416 W Roosevelt Rd Apt 1S Broadview, IL	2.0	1.0	884	$1,475	$1.67	25d	1	1.07mi
218 S 13th Ave Unit 2 Maywood, IL	2.0	1.0	1050	$1,650	$1.57	6d	1	1.17mi
1031 S Dunlop Unit 1-w Forest Park, IL	2.0	1.0	950	$1,695	$1.78	25d	1	1.20mi
1030 Dunlop Ave Unit 2C Forest Park, IL	2.0	1.0	990	$1,695	$1.71	4d	1	1.43mi
1030 Dunlop Ave Unit 2W Forest Park, IL	2.0	1.0	990	$1,695	$1.71	25d	1	1.43mi

Listing history 10 events

1. 2026-02-26
   status Pending
2. 2026-02-18
   listed $74,200 Active
3. 2024-11-14
   status Pending
4. 2024-11-14
   status Active
5. 2024-10-31
   historical
6. 2024-10-07
   historical
7. 2024-10-03
   listed Active
8. 2009-06-07
   historical
9. 2009-01-19
   listed
10. 1999-07-19
    soldstatus $80,000

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

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 · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,515
• − Mortgage interest: −$16,016
• − Property taxes: −$4,289
• − Insurance: −$1,430
• − Repairs & maintenance: −$1,561
• − Management: −$1,561
• − Depreciation: −$8,317
• Taxable loss: −$13,659
• Est. tax savings @ 24.0%: +$3,278
• After-tax cash flow: $-5,016/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: Maywood-Melrose Park-Broadview 89
• NCES district ID: 1725110
• Math proficiency: 14% ▲ 1.00%
• Reading proficiency: 21% ▲ 4.00%
• Median HH income: $45,567
• Composite: 18.75/100
• National rank: #14003
• State rank: #738 of 919 in IL

Livability — Maywood

• Score: 78/100
• State rank: #146
• US rank: #2694

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Maywood, IL
• County: Cook County · 4,486,803 people
• City population: 23,201
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 23,201
• Household income: $68,815
• Rent vs Own: 40.0% rent · 60.0% own
• Severe rent burden: 869.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Black 57% Hispanic / Latino 33% Two or more races 11% White 6%
• Hispanic origin (detail): Mexican 28% Puerto Rican 3%
• Common ancestry: Romanian 1% British 1%
• Foreign-born: 14% · Canada, Jamaica
• Languages at home: 68% English-only · Spanish 30% French/Haitian/Cajun 2%

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: ▼ -86.90%
• Current HPI: 336.2159
• 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

-7.2% since first listed

10 events — show timeline

• 2026-02-26 Pending — MRED as Distributed by MLS Grid
• 2026-02-18 Listed $74,200 MRED as Distributed by MLS Grid
• 2024-11-14 Pending — MRED as Distributed by MLS Grid
• 2024-11-14 Relisted — MRED as Distributed by MLS Grid
• 2024-10-31 Listing Removed — MRED as Distributed by MLS Grid
• 2024-10-07 Listing Removed — MRED as Distributed by MLS Grid
• 2024-10-03 Listed — MRED as Distributed by MLS Grid
• 2009-06-07 Listing Removed — MRED as Distributed by MLS Grid
• 2009-01-19 Listed — MRED as Distributed by MLS Grid
• 1999-07-19 Sold (Public Records) $80,000 Public Records

Property tax history

+3.5%/yr

Latest (2023): $5,465 · -22.7% YoY. Source: county tax records.