320 Beach Ave Unit 3C · La Grange Park, IL 60526

$160,000

2 bd · 1.0 ba · — sqft · Condo · 4 Days on market

Built 1964 $366/mo HOA · 18% 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 +19.2/30.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• Schools +4.7/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Darling condo in a convenient La Grange Park Location, freshly painted, updated bathroom, super clean and functional with two parking spots. The sunny & spacious living room opens to the kitchen with eat in area. Two nice sized bedrooms and an updated full bath. Hardwood floors, nice closet sizes plus storage and laundry in the basement. The monthly HOA includes: heat, water, garbage, exterior maintenance, insurance. Move in ready or investment opportunity. Ideal location close to both downtown La Grange and downtown Brookfield, two different parks (Gordon and Beach-Oak), and also two Metra stops (Congress Park & La Grange). Top notch schools as well.

Key facts

• Eat in area
• Sunny living room
• Updated bathroom

Tags

• UPDATED BATHROOM
• SUNNY LIVING ROOM
• EAT IN AREA
• HARDWOOD FLOORS
• CLOSE TO DOWNTOWN LA GRANGE
• CLOSE TO DOWNTOWN BROOKFIELD

Property features AI

Finance

• Other: 12-unit building; Living area estimated
• HOA & community: Monthly association fee of $366; Association fee includes heat, water, parking, insurance, exterior maintenance, lawn care, trash (scavenger), and snow removal; Association amenities include coin laundry and storage; Pets allowed (cats and dogs) with 30 lb max per pet

Exterior

• Parking: 2 assigned owned parking spaces
• Utilities: Water from Lake Michigan / public water; Public sewer
• Home design: Attached single condo; Entry level: 3; Commuter train access
• Construction: Brick construction; Asphalt roof; Concrete perimeter foundation; Built 61–70 years ago (built before 1978)
• Exterior features: Common grounds

Interior

• Kitchen: Kitchen with eating area/table space; Range; Refrigerator
• Bedrooms: Master bedroom on main level with hardwood floors (14 x 10); Second bedroom on main level with hardwood floors (11 x 10); Additional bedrooms present
• Flooring: Hardwood floors in primary living areas; Ceramic tile in kitchen
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas baseboard heating; Window air conditioning units
• Interior features: Storage; Unfinished full basement
• Laundry & utility: In-unit laundry room; Coin laundry available in association

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $160k.

Deal economics

• At list price, monthly cash flow is $173 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Cap rate 7.6% vs local median 3.2% in La Grange 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 85/100 on livability (#27 in IL, #494 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, housing A+; Watch: cost of living F.
• Lyons Twp Hsd 204 (suburban): math 49% / reading 53% proficiency, ranked #43 of 620 in IL (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Lyons Twp High Sch (math 49% / reading 53%, grade D+, #41 of 693 statewide, top 6%, 3,842 students, 0% FRL).
• Market conditions: 14 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $125k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $160,000

Questions for the listing agent

1. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.28% ✓
• Cap rate: 7.59%
• Cash-on-cash: 4.62%
• DSCR: 1.21
• GRM: 6.5

CMA / ARV

No comps found within radius.

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: $-14,692
• Equity at exit: $23,857

10-year hold

• IRR: 0.7%
• Equity multiple: 1.05×
• Total profit: $2,343
• Equity at exit: $13,834

Cash invested: $44,800 (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 60526

• Active inventory: 14
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $2,051 high
• Mortgage (P&I): −$839
• Tax from tax record: −$176 /mo · $2,113/yr
• Insurance: −$67
• HOA: −$366
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $173

Break-even live

Break-even rent $1,833

Max offer price $160,000

Occupancy floor 87%

Sensitivity live

Price	-10% $263	-5% $218	+0% $173	+5% $127	+10% $82
Rent	-10% $11	-5% $92	+0% $173	+5% $254	+10% $335
Rate	-1.0pp $253	-0.5pp $213	base $173	+0.5pp $131	+1.0pp $89

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
522 Barnsdale Rd Unit 1 La Grange Park, IL	3.0	1.0	1200	$2,200	$1.83	26d	1	0.26mi
31 E Ogden Ave La Grange, IL	2.0	1.0–2.0	913	$3,899	$4.27	0d	8	0.28mi
9437 Burlington Ave #3 Brookfield, IL	2.0	1.0	950	$1,600	$1.68	26d	1	0.41mi
123 Washington Ave La Grange, IL	3.0	3.0	1534	$3,100	$2.02	26d	1	0.43mi
11 S La Grange Rd La Grange, IL	1.0	1.0	—	$1,450	—	20d	1	0.47mi
801 Barnsdale Rd Unit 1 La Grange Park, IL	3.0	2.0	1300	$2,700	$2.08	23d	1	0.57mi
323 Calendar Ave Unit 1H La Grange, IL	1.0	1.0	764	$1,695	$2.22	19d	1	0.70mi
317 Calendar Ave La Grange, IL	1.0	1.0	687	$1,695	$2.47	4d	1	0.71mi
317 Calendar Ave La Grange, IL	1.0	1.0	764	$1,695	$2.22	19d	1	0.71mi
317 Calendar Ave Unit 1A La Grange, IL	1.0	1.0	687	$1,695	$2.47	26d	1	0.71mi
34 S Kensington Ave La Grange, IL	2.0	1.0	900	$2,095	$2.33	19d	1	0.76mi
34 S Kensington Ave Unit 05 La Grange, IL	2.0	1.0	900	$2,095	$2.33	26d	1	0.76mi
36 S Kensington Ave Unit 06 La Grange, IL	2.0	1.0	900	$2,095	$2.33	26d	1	0.77mi
46 S Kensington Ave La Grange, IL	2.0	1.0	900	$2,095	$2.33	0d	3	0.78mi
4235 Arthur Ave Unit 2 Brookfield, IL	1.0	1.0	—	$1,450	—	21d	1	0.81mi
9100 Ogden Ave Unit 3 Brookfield, IL	2.0	1.0	1310	$2,000	$1.53	26d	1	0.81mi
305 Bluff Ave Unit 1E La Grange, IL	1.0	1.0	650	$1,395	$2.15	14d	1	0.85mi
315 Bluff Ave Apt 1E La Grange, IL	1.0	1.0	750	$1,395	$1.86	26d	1	0.87mi
3636 Grand Blvd Brookfield, IL	1.0	1.0	715	$1,375	$1.92	22d	1	0.88mi
34 S Waiola Ave La Grange, IL	2.0	1.0	900	$1,995	$2.22	19d	1	0.88mi
38 S Waiola Ave Unit 5 La Grange, IL	2.0	1.0	900	$2,095	$2.33	26d	1	0.88mi
42 S Waiola Ave Unit 01 La Grange, IL	2.0	1.0	900	$1,995	$2.22	19d	1	0.90mi
42 S Waiola Ave La Grange, IL	2.0	1.0	900	$2,045	$2.27	2d	4	0.90mi
42 S Waiola Ave Unit 06 La Grange, IL	2.0	1.0	900	$2,095	$2.33	26d	1	0.90mi
3708 Grand Blvd Unit 204 Brookfield, IL	1.0	1.0	637	$1,995	$3.13	14d	1	0.94mi
8915 Burlington Ave #102 Brookfield, IL	2.0	2.0	1100	$2,200	$2.00	14d	1	0.99mi
1129 Homestead Rd Unit 1129-1B Homestead La Grange Park, IL	1.0	1.0	540	$1,350	$2.50	11d	1	1.01mi
4631 Eberly Ave Unit 2N Brookfield, IL	2.0	1.0	1200	$1,800	$1.50	12d	1	1.06mi
4000 Forest Ave Unit 6 Brookfield, IL	3.0	2.0	1150	$4,000	$3.48	11d	1	1.10mi
4521 Maple Ave Brookfield, IL	2.0	1.0	—	$2,000	—	15d	1	1.12mi
4517 Park Ave Unit A Brookfield, IL	2.0	1.0	1100	$1,700	$1.55	7d	1	1.20mi
1415 Homestead Rd #8 La Grange Park, IL	2.0	1.0	875	$1,950	$2.23	6d	1	1.23mi
4545 Park Ave #1 Brookfield, IL	2.0	1.0	1000	$1,725	$1.73	26d	1	1.24mi
9101 Sahler Ave Unit 2C Brookfield, IL	2.0	1.0	900	$1,595	$1.77	5d	1	1.25mi
1436 Beach Ave La Grange Park, IL	2.0	1.0	800	$2,250	$2.81	26d	1	1.28mi
8911 Gerritsen Ave Unit 8911_3E Brookfield, IL	2.0	1.0	—	$1,600	—	8d	1	1.31mi
4425 Prairie Ave Unit C Brookfield, IL	2.0	1.0	—	$1,700	—	0d	1	1.33mi
4601 Vernon Ave Unit 1 Brookfield, IL	2.0	1.0	3906	$1,750	$0.45	15d	1	1.38mi
4530 Prairie Ave Unit C Brookfield, IL	2.0	1.0	900	$1,750	$1.94	0d	1	1.38mi
8900 31st St #18 Brookfield, IL	3.0	3.5	2200	$3,800	$1.73	22d	1	1.38mi

HOA detail condo

• Monthly dues: $366 · $4,392/yr
• Likely covers: watertrashexterior maint.
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 3 events

1. 2026-06-21
   days on market $160,000 Active 4 DOM
2. 2026-06-18
   remarks 664-char remark
3. 2026-06-18
   listed $160,000 Active 1 DOM

ⓘ 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: $2,113 · $176/mo
• Projected year-2 tax: $2,873 · $239/mo
• Expected delta: +$759/yr (+$63/mo · 35.9%)

ⓘ 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 3/10 Moderate
• 🌡 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 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,614
• − Mortgage interest: −$8,962
• − Property taxes: −$2,113
• − Insurance: −$800
• − Repairs & maintenance: −$1,969
• − Management: −$1,969
• − HOA: −$4,392
• − Depreciation: −$4,655
• Taxable loss: −$246
• Est. tax savings @ 24.0%: +$59
• After-tax cash flow: $2,130/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: Lyons Twp Hsd 204
• NCES district ID: 1723880
• Math proficiency: 49% ▼ -15.00%
• Reading proficiency: 53% ▼ -6.00%
• Median HH income: $82,628
• Composite: 46.72/100
• National rank: #2394
• State rank: #43 of 620 in IL

Livability — La Grange Park

• Score: 85/100
• State rank: #27
• US rank: #494

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: La Grange Park, IL
• County: Cook County · 4,486,803 people
• City population: 13,459
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 13,459
• Household income: $120,308
• Rent vs Own: 28.0% rent · 72.0% own
• Severe rent burden: 382.0

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: Predominantly White (77%)
• Race & ethnicity: White 77% Hispanic / Latino 16% Two or more races 10% Black 2% Asian 2%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Romanian 10% Slovak 5% Iranian 2%
• Foreign-born: 7% · Canada
• Languages at home: 85% English-only · Spanish 9% Other Indo-European 2% Russian/Polish/Slavic 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: ▼ -186.06%
• Current HPI: 220.0484
• 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

+101.3% since first listed

3 events — show timeline

• 2026-06-17 Listed $160,000 MRED as Distributed by MLS Grid
• 2005-11-07 Sold (Public Records) $125,000 Public Records
• 2001-04-02 Sold (Public Records) $79,500 Public Records

Property tax history

+3.1%/yr

Latest (2023): $2,113 · +2.4% YoY. Source: county tax records.