9700 Bianco Ter Unit 2D · Niles, IL 60016

$145,000

1 bd · 1.0 ba · 750 sqft · Condo · 24 Days on market

Built 1976 Fair condition $269/mo HOA · 16% of rent

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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 +16.8/30.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• DSCR +5.2/10.0
• Livability +4.2/5.0
• Rent growth +3.7/5.0
• Schools +3.4/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity knocks with this unique 1-bedroom condo offering more than meets the eye. Featuring a rare separate office/den space, this unit provides the flexibility today's buyers are looking for-perfect for working from home, a guest space. The primary bedroom includes a large walk-in closet, while the private balcony offers a great spot to relax and unwind. With solid space and layout, this unit is ready for your personal touch and creative vision. Bring your ideas and make it your own-this home needs some TLC but presents a fantastic opportunity to build equity and customize to your style. Investors welcome. Being sold as-is by the Cook County Public Guardian's Office.

Key facts

• Private balcony
• Large walk-in closet
• $269 HOA

Tags

• SEPARATE OFFICE DEN SPACE
• LARGE WALK-IN CLOSET
• PRIVATE BALCONY

Property features AI

Finance

• Other: Building contains 6 units; Living area reported as estimated
• HOA & community: Monthly association fee of $269; HOA fee covers parking, insurance, pool, exterior maintenance, lawn care, scavenger, and snow removal; Pets allowed (cats and dogs); max pet weight listed as 10 lbs

Exterior

• Parking: Assigned, owned parking (1 total space)
• Utilities: Public water; Public sewer
• Home design: Attached single condo; Entry level: 2
• Construction: Brick construction; Built approximately 41–50 years ago; Built before 1978
• Exterior features: Balcony

Interior

• Kitchen: Kitchen on main level (approx. 11 x 10)
• Bedrooms: 1 bedroom (main level); Additional rooms labeled as Bedroom 2, Bedroom 3, Bedroom 4
• Flooring: Laminate flooring in living room, master bedroom, office, and walk-in closet
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: 5 total rooms; Combined dining and living room; Walk-in closet
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $145k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $94 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $143k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.1% vs local median 4.4% in Niles — 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 83/100 on livability (#53 in IL, #1,001 nationally) — a professional / high-income tenant draw. Strengths: commute A+, amenities A, housing A; Watch: health & safety D+.
• Maine Township Hsd 207 (suburban): math 34% / reading 39% proficiency, ranked #143 of 620 in IL (top 23%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Maine East High School (math 26% / reading 31%, grade F, #213 of 693 statewide, top 31%, 1,808 students, 0% FRL).
• Market conditions: Rents rising fast (+4.7%/yr); 126 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($143k) is reasonable based on typical stale-listing flexibility.

Recommended offer $142,825 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 1.19% ✓
• Cap rate: 7.07%
• Cash-on-cash: 2.78%
• DSCR: 1.12
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.74% rent growth · sell at horizon

5-year hold

• IRR: -9.4%
• Equity multiple: 0.65×
• Total profit: $-14,243
• Equity at exit: $21,620

10-year hold

• IRR: 2.9%
• Equity multiple: 1.23×
• Total profit: $9,165
• Equity at exit: $12,537

Cash invested: $40,600 (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 60016

• Rents YoY: 4.7%
• Active inventory: 126
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,728 high
• Mortgage (P&I): −$760
• Tax est. 1.5%: −$181 /mo · $2,175/yr
• Insurance: −$60
• HOA: −$269
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $94

Break-even live

Break-even rent $1,609

Max offer price $145,000

Occupancy floor 90%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9620 Bianco Ter Unit B Des Plaines, IL	1.0	1.0	800	$1,600	$2.00	24d	1	0.01mi
9717 Bianco Ter Unit E Des Plaines, IL	2.0	1.0	900	$1,800	$2.00	17d	1	0.07mi
9700 Sumac Rd Des Plaines, IL	1.0–2.0	1.0–2.0	950	$1,595	$1.68	1d	5	0.07mi
9805 Bianco Ter Unit F Des Plaines, IL	1.0	1.0	750	$1,650	$2.20	24d	1	0.12mi
9074 W Terrace Dr Unit 6G Niles, IL	1.0	1.0	644	$1,550	$2.41	12d	1	0.27mi
9074 W Terrace Dr Niles, IL	1.0	1.0	644	$1,550	$2.41	18d	1	0.29mi
9439 Bay Colony Dr Unit 3N Des Plaines, IL	2.0	1.0	975	$1,950	$2.00	14d	1	0.41mi
9407 Bay Colony Dr Unit 2W Des Plaines, IL	2.0	1.0	1000	$1,800	$1.80	24d	1	0.43mi
8961 W Golf Rd Niles, IL	1.0–2.0	1.0–2.0	804	$1,900	$2.36	2d	1	0.45mi
8975 W Golf Rd Niles, IL	1.0–2.0	1.0–2.0	804	$1,900	$2.36	2d	1	0.46mi
9481 Bay Colony Dr Unit 3N Des Plaines, IL	2.0	1.0	1000	$2,100	$2.10	3d	1	0.50mi
9480 Bay Colony Dr Unit 3S Des Plaines, IL	2.0	1.0	1000	$1,750	$1.75	22d	1	0.51mi
8928 Steven Dr Unit 2D Des Plaines, IL	2.0	1.0	900	$1,795	$1.99	24d	1	0.52mi
9482 Bay Colony Dr Unit 3N Des Plaines, IL	2.0	1.0	1000	$1,800	$1.80	2d	1	0.52mi
9446 Bay Colony Dr Unit 2S Des Plaines, IL	2.0	1.0	1100	$1,850	$1.68	19d	1	0.56mi
9446 Bay Colony Dr Unit 1S Des Plaines, IL	2.0	1.0	950	$2,000	$2.11	15d	1	0.56mi
10020 Holly Ln Des Plaines, IL	1.0–2.0	1.0	700	$1,415	$2.02	2d	15	0.56mi
9440 Bay Colony Dr Unit 2E Des Plaines, IL	2.0	1.0	1000	$1,900	$1.90	24d	1	0.58mi
9462 Bay Colony Dr Unit 3rd Floor Des Plaines, IL	2.0	1.0	1000	$1,850	$1.85	24d	1	0.59mi
9422 Bay Colony Dr Unit 2W Des Plaines, IL	2.0	1.0	1000	$1,800	$1.80	24d	1	0.62mi
9350 Congress Dr Des Plaines, IL	1.0–2.0	1.0–1.5	1030	$1,725	$1.67	3d	5	0.67mi
150 N East River Rd Des Plaines, IL	1.0–3.0	1.0–2.0	1113	$2,215	$1.99	2d	24	0.67mi
9030 Kennedy Dr Des Plaines, IL	1.0–2.0	1.0–1.5	770	$1,559	$2.02	1d	26	0.71mi
9612 Greenwood Ave Des Plaines, IL	1.0	1.0	900	$1,495	$1.66	24d	1	0.88mi
8994 Kennedy Dr Unit 1B Des Plaines, IL	2.0	1.0	1000	$1,700	$1.70	24d	1	0.89mi
8805 Dee Rd Unit GN Des Plaines, IL	1.0	1.0	650	$1,500	$2.31	15d	1	1.03mi
8970 N Parkside Ave #418 Des Plaines, IL	2.0	2.0	1100	$2,250	$2.05	24d	1	1.03mi
1860 Parkside Dr Unit B1 Park Ridge, IL	1.0	1.0	675	$1,750	$2.59	13d	1	1.05mi
8905 Knight Ave #205 Des Plaines, IL	1.0	1.0	1000	$1,650	$1.65	2d	1	1.15mi
1418 Carol St Unit 2 Park Ridge, IL	2.0	1.0	1100	$2,000	$1.82	5d	1	1.35mi
1779 Rand Rd Unit 3B Des Plaines, IL	2.0	1.5	841	$1,850	$2.20	24d	1	1.35mi
1302 Carol St Park Ridge, IL	2.0	1.0	900	$2,000	$2.22	24d	1	1.41mi
1220 Carol St Unit 2B Park Ridge, IL	1.0	1.0	995	$1,650	$1.66	24d	1	1.41mi

HOA detail condo

• Monthly dues: $269 · $3,228/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 2 events

1. 2026-04-24
   status Pending
2. 2026-03-31
   listed $145,000 Active

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°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 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,734
• − Mortgage interest: −$8,122
• − Property taxes: −$2,175
• − Insurance: −$725
• − Repairs & maintenance: −$1,659
• − Management: −$1,659
• − HOA: −$3,228
• − Depreciation: −$4,218
• Taxable loss: −$1,052
• Est. tax savings @ 24.0%: +$252
• After-tax cash flow: $1,380/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 · 11 photos

Fair 45/100 Moderate rehab

This 1-bedroom condo requires moderate updates to kitchen and bathroom, but presents a good opportunity for investors to modernize and increase its value.

Repairs flagged

• Moderate kitchen cabinets — Older and dated
• Minor bathroom fixtures — Small and dated

Value-add opportunities

• Both Paint interior walls — Enhances curb appeal and interior aesthetics
• Both Replace kitchen cabinets — Modernizes the space and increases appeal
• Both Update bathroom fixtures — Improves functionality and aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · Older and dated	Moderate	$3,000–15,000
bathroom fixtures · Small and dated	Minor	$500–3,000
Total estimated repair cost · 2 items		$3,500–18,000

Value-add ROI direction

• Both Paint interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Replace kitchen cabinets — Modernizes the space and increases appeal ↑
• Both Update bathroom fixtures — Improves functionality and aesthetics ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Maine Township Hsd 207
• NCES district ID: 1724090
• Math proficiency: 34% ▼ -13.00%
• Reading proficiency: 39% ▼ -7.00%
• Median HH income: $79,034
• Composite: 34.36/100
• National rank: #5220
• State rank: #143 of 620 in IL

Livability — Niles

• Score: 83/100
• State rank: #53
• US rank: #1001

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Cook County · 4,486,803 people
• City population: 30,305
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 60,898
• Household income: $86,571
• Rent vs Own: 32.4% rent · 67.6% own
• Severe rent burden: 1719.0

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 0.65)
• Race & ethnicity: White 52% Asian 22% Hispanic / Latino 17% Two or more races 10% Black 5%
• Hispanic origin (detail): Mexican 12% Puerto Rican 2%
• Common ancestry: Romanian 13% Subsaharan African 2% Scotch-Irish 2%
• Foreign-born: 38% · Canada, South Korea, China
• Languages at home: 49% English-only · Russian/Polish/Slavic 13% Other Indo-European 12% Spanish 11%

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: ▼ -238.52%
• Current HPI: 223.0247
• Rent YoY: ▲ 4.74%
• 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

2 events — show timeline

• 2026-04-24 Pending — MRED as Distributed by MLS Grid
• 2026-03-31 Listed $145,000 MRED as Distributed by MLS Grid