8762 Central Ave · Oak Lawn, IL
Flood risk 3/10 · Minor
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.12%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 1/10 · Minimal
- Est. fire insurance / yr
- $804 – $1,492
Heat risk 3/10 · Minor
- Hot days now (above 101°F)
- 7 days/yr
- Hot days in 30 yrs
- 15 days/yr
Wind risk 2/10 · Minimal
- Chance of severe wind over 30 yrs
- 0.0%
Air-quality risk 3/10 · Minor
- Unhealthy air days now
- 4 days/yr
- Unhealthy air days in 30 yrs
- 4 days/yr
Risk factors via First Street. Map © Google.
Why this score? — see what drove the B+ 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 +30.0/30.0
- ARV discount +15.0/15.0
- DSCR +10.0/10.0
- 1% rule +9.1/10.0
- Rent growth +4.6/5.0
- Livability +4.0/5.0
- Condition / age +2.2/5.0
- Schools +2.0/10.0
- Appreciation +0.0/10.0
$219,900
8762 Central Ave · Oak Lawn, IL 60453
4 bd · 2.0 ba · 2,000 sqft · SingleFamily
· 146 Days on market
3,000 sqft lot
$110/sqft
· 41% below area
Est $370k · 41% under
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
A SPACIOUS 2,OOO SQ FT, TWO-STORY HOME FEATURING 4 BEDROOMS AND 2 BATH LOCATED IN OAK LAWN OFFERING A PRIME OPPORTUNITY FOR CUSTOMIZATION AND TRANSFORMATION INTO A DREAM HOME. MANY POSSIBILITES. .. ..
Key facts
- 3,000 sq ft lot
- 2 parking spots
- Listed 145 days
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 4-bed/2.0-bath single-family listed at $220k. Condition is rated fair.
Deal economics
- At list price, monthly cash flow is $930 ($11k/yr) — positive.
- The deal already cash-flows at list — no discount required.
- Meets the 1% rule at list price ($3k rent vs $220k).
- Recommended offer: $194k (12.0% below list) — sets the bar for market timing.
- Cap rate 11.4% vs local median 4.4% in Oak Lawn — 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 80/100 on livability (#102 in IL, #1,614 nationally) — a professional / high-income tenant draw. Strengths: commute A+, housing A+, employment A-.
- Oak Lawn Chsd 229 (suburban): math 22% / reading 21% proficiency, ranked #384 of 620 in IL (top 62%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
- Zoned schools: Harnew Elem School (math 17% / reading 27%, grade F, #940 of 2,056 statewide, top 49%, 493 students, 0% FRL); Simmons Middle School (math 13% / reading 22%, grade F, #450 of 665 statewide, top 69%, 751 students, 0% FRL); Oak Lawn Comm High School (math 22% / reading 21%, grade F, #345 of 693 statewide, top 50%, 1,834 students, 0% FRL).
- Market conditions: Rents rising fast (+8.2%/yr); 263 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 37d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).
- This rent runs 44% of the median local income ($84k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.
Forward outlook
- Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
- At projected returns (-3.0% appreciation + 8.0% rent growth), your $62k cash investment doubles in ~6 years — after that, you're playing with house money.
Negotiation context
- It's been on market 146 days — a 12% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
Recommended offer
$193,512
(12.0% below list)
Questions for the listing agent
- It's been on market 146 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
- Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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.
- 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.
- 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
- 1.41% ✓
- Cap rate
- 11.37%
- Cash-on-cash
- 18.13%
- DSCR
- 1.81
- GRM
- 5.9
CMA / ARV
- ARV (median comp)
- $369,799
- List price
- $219,900
- Delta
- -40.54%
- Verdict
- UNDERPRICED
- Comps
- 20 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 8818 S 55th Ct | 0.09mi | 4/2.0 | 1,954 (-2%) | 2mo | $431,000 | $221 | 90 |
| 5610 W 88th St | 0.03mi | 4/2.0 | 1,720 (-14%) | 1mo | $385,000 | $224 | 74 |
| 8744 Central Ave | 0.02mi | 5/3.0 (+1) | 1,800 (-10%) | 8mo | $312,500 | $174 | 67 |
| 5640 W 84th St | 0.51mi | 3/2.0 (-1) | 1,914 (-4%) | 2mo | $370,000 | $193 | 63 |
| 8619 Linder Ave | 0.27mi | 4/3.0 | 1,815 (-9%) | 7mo | $480,000 | $264 | 62 |
| 9111 S 55th Ave | 0.44mi | 4/2.5 | 1,876 (-6%) | 8mo | $420,000 | $224 | 60 |
| 5733 W 83rd Pl | 0.57mi | 5/2.0 (+1) | 1,900 (-5%) | 3mo | $470,000 | $247 | 58 |
| 8847 Meade Ave | 0.60mi | 3/2.5 (-1) | 2,036 (+2%) | 5mo | $420,000 | $206 | 58 |
| 5620 W 83rd St | 0.64mi | 4/2.0 | 1,800 (-10%) | 0mo | $334,900 | $186 | 54 |
| 8210 Linder Ave | 0.73mi | 4/2.0 | 1,807 (-10%) | 4mo | $387,000 | $214 | 46 |
| 9300 Major Ave | 0.65mi | 3/2.5 (-1) | 1,808 (-10%) | 3mo | $265,000 | $147 | 44 |
| 9346 S 55th Ave | 0.73mi | 4/2.5 | 1,706 (-15%) | 2mo | $390,999 | $229 | 37 |
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 · 8.0% rent growth · sell at horizon
5-year hold
- IRR
- 15.3%
- Equity multiple
- 1.65×
- Total profit
- $40,038
- Equity at exit
- $32,788
10-year hold
- IRR
- 27.4%
- Equity multiple
- 4.02×
- Total profit
- $185,919
- Equity at exit
- $19,013
Cash invested: $61,572 (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.
Balanced market
Market conditions
within 1.0 mi — comparable homes for sale
Active competition Active MLS
- For sale now
- 16 active · 28 under contract
- Months of supply
- 4.4 mo (23%/mo absorbed)
- Median asking
- $395,000 ($207/sqft)
- Median days on market
- 17 d
- This list price
- lowest-priced of the active set
- ARV vs active asking
- -10.9% vs current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 60453
- Rents YoY
- 8.2%
- Active inventory
- 263
- Price-to-rent
- 5.9×
Monthly cashflow live
↻
- Estimated rent
- $3,101 high interval (Pro) →
- Mortgage (P&I)
- −$1,153
- Tax est. 1.5%
- −$275 /mo · $3,298/yr
- Insurance
- −$92
- HOA
- −$0
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$651
- Net cashflow
- $930
Break-even live
Break-even rent
$1,924
Max offer price
$219,900
Occupancy floor
65%
Sensitivity live
| Price | -10% $1,082 | -5% $1,006 | +0% $930 | +5% $854 | +10% $778 |
|---|---|---|---|---|---|
| Rent | -10% $685 | -5% $808 | +0% $930 | +5% $1,053 | +10% $1,175 |
| Rate | -1.0pp $1,041 | -0.5pp $986 | base $930 | +0.5pp $873 | +1.0pp $815 |
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
- $54,975
- Closing costs
- $6,597
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 7 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 5212 Avery Pl Unit 1545958P Oak Lawn, IL | 3.0 | 1.0 | 2195 | $3,548 | $1.62 | 106d | 1 | 0.43mi |
| 5368 Otto Pl Oak Lawn, IL | 3.0 | 2.0 | 1759 | $3,000 | $1.71 | 0d | 1 | 0.43mi |
| 5330 W 86th St Burbank, IL | 4.0 | 2.0 | 2300 | $4,100 | $1.78 | 62d | 1 | 0.45mi |
| 9300 Major Ave Oak Lawn, IL | 3.0 | 2.5 | 1808 | $3,400 | $1.88 | 37d | 1 | 0.69mi |
| 8621 Natchez Ave Burbank, IL | 3.0 | 3.0 | 2000 | $2,900 | $1.45 | 117d | 1 | 1.09mi |
| 7938 Mason Ave Burbank, IL | 3.0 | 2.0 | 1706 | $2,460 | $1.44 | 0d | 1 | 1.10mi |
| 9737 Cook Ave Oak Lawn, IL | 4.0 | 1.5 | 1488 | $2,000 | $1.34 | 20d | 1 | 1.34mi |
Property features AI
Finance
- Other
- Parcel number available
- HOA & community
- No master association fee required
Exterior
- Parking
- Two owned parking spaces
- Utilities
- Water from Lake MichiganPublic sewer
- Home design
- Detached single-family homeTwo storiesFee simple ownershipEstimated living areaHome built approximately 61–70 years agoBuilt before 1978
- Construction
- Vinyl siding exterior
- Exterior features
- Lot dimensions approximately 30 x 100Less than 0.25 acre lotAccess to school bus, commuter bus, commuter train and interstate
Interior
- Kitchen
- RangeRefrigeratorKitchen on main level
- Bedrooms
- Four bedrooms (master on main; three additional bedrooms on second floor)
- Flooring
- Carpet in living room and one upstairs bedroomVinyl flooring in kitchen and dining roomOther flooring in master bedroom and two other bedrooms/sitting room
- Bathrooms
- Two full bathrooms
- Heating & cooling
- Natural gas forced-air heating
- Interior features
- Eight total roomsCrawl space basementAll windows have treatments
- Laundry & utility
- Dedicated laundry room
Listing history 50 events
-
2026-09-24days on market $219,900 Active 146 DOM
-
2026-09-23days on market $219,900 Active 145 DOM
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2026-09-22days on market $219,900 Active 144 DOM
-
2026-09-21days on market $219,900 Active 143 DOM
-
2026-09-20days on market $219,900 Active 142 DOM
-
2026-09-19days on market $219,900 Active 141 DOM
-
2026-09-18days on market $219,900 Active 140 DOM
-
2026-09-17days on market $219,900 Active 139 DOM
-
2026-09-16days on market $219,900 Active 138 DOM
-
2026-09-15days on market $219,900 Active 137 DOM
-
2026-09-14days on market $219,900 Active 136 DOM
-
2026-09-13days on market $219,900 Active 135 DOM
-
2026-09-12days on market $219,900 Active 134 DOM
-
2026-09-11days on market $219,900 Active 133 DOM
-
2026-09-05days on market $219,900 Active 127 DOM
-
2026-09-04days on market $219,900 Active 126 DOM
-
2026-09-02days on market $219,900 Active 124 DOM
-
2026-08-31days on market $219,900 Active 122 DOM
-
2026-08-29days on market $219,900 Active 120 DOM
-
2026-08-28days on market $219,900 Active 119 DOM
-
2026-08-27days on market $219,900 Active 118 DOM
-
2026-08-26days on market $219,900 Active 117 DOM
-
2026-08-25days on market $219,900 Active 116 DOM
-
2026-08-24days on market $219,900 Active 115 DOM
-
2026-08-23days on market $219,900 Active 114 DOM
-
2026-08-22days on market $219,900 Active 113 DOM
-
2026-08-21days on market $219,900 Active 112 DOM
-
2026-08-20days on market $219,900 Active 111 DOM
-
2026-08-19statusdays on market $219,900 Active 110 DOM
-
2026-08-18days on market $219,900 Contingent - Continue to Show 109 DOM
-
2026-08-17days on market $219,900 Contingent - Continue to Show 108 DOM
-
2026-08-16days on market $219,900 Contingent - Continue to Show 107 DOM
-
2026-08-15days on market $219,900 Contingent - Continue to Show 106 DOM
-
2026-08-14days on market $219,900 Contingent - Continue to Show 105 DOM
-
2026-08-13days on market $219,900 Contingent - Continue to Show 104 DOM
-
2026-08-12days on market $219,900 Contingent - Continue to Show 103 DOM
-
2026-08-11days on market $219,900 Contingent - Continue to Show 102 DOM
-
2026-08-10days on market $219,900 Contingent - Continue to Show 101 DOM
-
2026-08-09days on market $219,900 Contingent - Continue to Show 100 DOM
-
2026-08-08days on market $219,900 Contingent - Continue to Show 99 DOM
-
2026-08-06days on market $219,900 Contingent - Continue to Show 97 DOM
-
2026-08-05days on market $219,900 Contingent - Continue to Show 96 DOM
-
2026-08-04days on market $219,900 Contingent - Continue to Show 95 DOM
-
2026-08-03days on market $219,900 Contingent - Continue to Show 94 DOM
-
2026-07-31days on market $219,900 Contingent - Continue to Show 91 DOM
-
2026-07-30days on market $219,900 Contingent - Continue to Show 90 DOM
-
2026-07-30days on market $219,900 Contingent - Continue to Show 89 DOM
-
2026-07-28days on market $219,900 Contingent - Continue to Show 88 DOM
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2026-07-26days on market $219,900 Contingent - Continue to Show 86 DOM
-
2026-07-24days on market $219,900 Contingent - Continue to Show 84 DOM
ⓘ 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 3/10 Moderate FEMA zone X (unshaded) · 12% 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 0% chance of damaging wind over 30 yrs
- Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $37,211
- − Mortgage interest
- −$12,318
- − Property taxes
- −$3,298
- − Insurance
- −$1,100
- − Repairs & maintenance
- −$2,977
- − Management
- −$2,977
- − Depreciation
- −$6,397
- Taxable income
- $8,145
combined federal + state — saved on this device
- Est. tax owed @ 24.0%
- −$1,955
- After-tax cash flow
- $9,206/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.
Condition & rehab AI · 13 photos
45/100
Moderate rehab
Est. rehab $50,000–$90,000 screening
This two-story home requires moderate renovations, including painting, updating the kitchen and bathrooms, and improving the exterior siding. The home has potential for increased value with these updates.
Repairs flagged
- Major Exterior siding — The exterior siding appears weathered and shows signs of wear, with some discoloration and possible peeling.
- Minor Kitchen cabinets — The cabinets are in fair condition, but the countertops and appliances appear dated and worn.
- Minor Bathroom fixtures — The bathrooms have basic fixtures and appear to be in fair condition, but the walls and ceilings show some discoloration and stains.
Value-add opportunities
- Resale Paint interior walls and ceilings — Painting the interior walls and ceilings can significantly improve the home's appearance and increase its resale value. ↑
- Resale Replace worn-out kitchen countertops and appliances — Upgrading the kitchen countertops and appliances can significantly improve the home's appearance and increase its resale value. ↑
- Resale Replace worn-out bathroom fixtures — Upgrading the bathroom fixtures can significantly improve the home's appearance and increase its resale value. ↑
- Both Landscaping and curb appeal — Improving the landscaping and curb appeal can increase the home's resale and rental value by making it more attractive to potential buyers and renters. ↑
ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
F
Composite school gradezoned avg 20/100
Zoned Schools
Elementary
Harnew Elem School
F
IL #940/2,056
Nat'l #32,000/41,679
Middle
Simmons Middle School
F
IL #450/665
Nat'l #12,181/14,009
High
Oak Lawn Comm High School
F
IL #345/693
Nat'l #13,899/17,239
Schools (NCES district)
- District
- Oak Lawn Chsd 229
- NCES district ID
- 1729220
- Math proficiency
- 22% ▼ -4.00%
- Reading proficiency
- 21% ▼ -4.00%
- Median HH income
- $52,505
- Composite
- 19.41/100
- National rank
- #8777
- State rank
- #384 of 620 in IL
A
Composite livability gradescore 80/100
Livability — Oak Lawn
- Score
- 80/100
- State rank
- #102
- US rank
- #1614
Category grades
Amenities C
Commute A+
Cost of living B+
Crime B
Employment A-
Housing A+
Health & safety C+
User ratings C-
Schools grade is shown separately in the Schools card above.
Census & demographics
- Census place
- Oak Lawn, IL
- County
- Cook County · 5,347,519 people
- City population
- 56,861
- Metro
- Chicago-Naperville-Elgin, IL-IN-WI
- Population (ZIP)
- 56,861
- Household income
- $83,911
- Rent vs Own
- Severe rent burden
- 13% of renters
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 24% Two or more races 9% Black 8% Asian 2%
- Hispanic origin (detail)
- Mexican 21%
- Common ancestry
- Romanian 16% Iranian 1% Armenian 1%
- Foreign-born
- 16% · Canada, Vietnam
- Languages at home
- 70% English-only · Spanish 17% Russian/Polish/Slavic 5% Arabic 4%
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
- ▼ -259.83%
- Current HPI
- 214.6977
- Rent YoY
- ▲ 8.23%
- 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 |
|
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Price history
5 events — show timeline
- 2026-06-09 Price Changed $219,900 MRED as Distributed by MLS Grid
- 2025-11-30 Listing Removed — MRED as Distributed by MLS Grid
- 2025-08-21 Listed — MRED as Distributed by MLS Grid
- 2025-04-30 Listing Removed — MRED as Distributed by MLS Grid
- 2025-01-29 Listed — MRED as Distributed by MLS Grid
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…