1118 S 7th Ave · Maywood, IL 60153

$399,900

6 bd · 4.0 ba · — sqft · MultiFamily · 141 Days on market

Built 1898 6,969 sqft lot ↓ 5% since listing

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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 +22.6/30.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 1% rule +5.9/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Rare opportunity for an owner-occupant or investor. This 2-story multifamily townhome features two side-by-side 3 bed, 2 bath units, offering the option to live in one and rent the other or add a strong income-producing property to your portfolio. One unit is tenant-occupied through October 1, 2026, at $1,600 per month, providing immediate income with future upside. Each unit includes hardwood floors, separate living and dining rooms, full finished basements, central AC, in-unit laundry, stainless steel appliances, and a huge fenced backyard. Conveniently located near schools, shopping, public transportation, and expressway access. Proof of funds required for all showings.

Key facts

• Central ac
• In-unit laundry
• Finished basement

Tags

• HARDWOOD FLOORS
• FINISHED BASEMENT
• CENTRAL AC
• IN-UNIT LAUNDRY
• STAINLESS STEEL APPLIANCES
• HUGE FENCED BACKYARD

Property features AI

Finance

• Other: Built before 1978; Parcel number available
• Financial info: Special service area: No; At least one unit currently rented month-to-month ($1,600 rent); Other unit vacancy indicated

Exterior

• Utilities: Public water; Public sewer
• Home design: Two- to four-unit building; Fee simple ownership; Property rehabilitated in 2017; Over 100 years old; Not rebuilt
• Construction: Stucco exterior; Shake roof; Building contains 2 units
• Exterior features: Lot dimensions approximately 132 x 53; Lot under 0.25 acre; Zoned for multi-family

Interior

• Kitchen: No appliances listed for units
• Bedrooms: 6 bedrooms (all possible bedrooms accounted for); Each unit contains 3 bedrooms
• Bathrooms: 4 full bathrooms total; Each unit has 2 full bathrooms
• Heating & cooling: Natural gas forced air heating
• Interior features: 12 total rooms; Finished full basement
• Laundry & utility: No tenant-paid utilities listed

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $400k.

Deal economics

• At list price, monthly cash flow is $684 ($8k/yr) — positive. Per door: $342/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $400k).
• Recommended offer: $352k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 4.5% in Maywood — 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 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+, amenities D-.
• 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.
• Zoned schools: Washington Dual Language Academy (363 students, 0% FRL); Proviso West High School (math 6% / reading 11%, grade F, #584 of 693 statewide, top 85%, 1,868 students, 0% FRL) — zoned schools average 0% FRL vs 74% district-wide (74 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 72 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).
• At $4,364/mo this rent would consume 76% of the median local household income ($69k/yr) (locally 869% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 141 days — a 12% lower offer ($352k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y 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: built in 1898 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $351,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 141 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1898 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.09% ✓
• Cap rate: 8.35%
• Cash-on-cash: 7.33%
• DSCR: 1.33
• GRM: 7.6

CMA / ARV

No comps found within radius.

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1104 S 6th Ave	0.07mi	6/2.0	—	6mo	$375,000	—	71
1820 S 2nd Ave	0.55mi	6/—	—	7mo	$500,000	—	56
505 S 9th Ave	0.42mi	7/4.0 (+1)	—	10mo	$525,000	—	54
218 S 13th Ave	0.69mi	6/3.0	—	5mo	$465,000	—	47
510 S 10th Ave	0.44mi	5/3.0 (-1)	—	14mo	$175,000	—	46
315 S 5th Ave	0.53mi	5/2.0 (-1)	—	6mo	$360,000	—	45
136 S 10th Ave	0.69mi	6/2.0	—	3mo	$177,000	—	45
637 S 14th Ave	0.51mi	5/3.0 (-1)	—	13mo	$375,000	—	44
146 S 9th Ave	0.65mi	7/3.0 (+1)	—	6mo	$480,000	—	43
1846 S 15th Ave	0.72mi	5/6.0 (-1)	—	4mo	$420,000	—	38
806 S 17th Ave	0.68mi	5/3.0 (-1)	—	12mo	$405,000	—	36
1110 Oak St	0.67mi	5/3.0 (-1)	—	20mo	$295,000	—	30

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: -5.1%
• Equity multiple: 0.81×
• Total profit: $-21,175
• Equity at exit: $59,626

10-year hold

• IRR: 4.6%
• Equity multiple: 1.34×
• Total profit: $37,920
• Equity at exit: $34,576

Cash invested: $111,972 (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: 72
• Price-to-rent: 15.3×

Monthly cashflow live

• Estimated rent: $4,364 high
• Mortgage (P&I): −$2,097
• Tax est. 1.5%: −$500 /mo · $5,998/yr
• Insurance: −$167
• HOA: −$0
• Vacancy / Maint / Mgmt: −$916
• Net cashflow: $684

Break-even live

Break-even rent $3,498

Max offer price $399,900

Occupancy floor 79%

Sensitivity live

Price	-10% $960	-5% $822	+0% $684	+5% $546	+10% $408
Rent	-10% $339	-5% $512	+0% $684	+5% $856	+10% $1,029
Rate	-1.0pp $885	-0.5pp $786	base $684	+0.5pp $580	+1.0pp $475

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$4,364
Total (2 units)			$4,364

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: $99,975
• Closing costs: $11,997
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1508 S 1st Ave Maywood, IL	6.0	2.0	2500	$3,000	$1.20	0d	1	0.41mi
714 Broadway St Melrose Park, IL	5.0	1.5	1600	$3,000	$1.88	0d	1	1.42mi

Listing history 30 events

1. 2026-06-22
   days on market $399,900 Active 141 DOM
2. 2026-06-21
   days on market $399,900 Active 140 DOM
3. 2026-06-18
   days on market $399,900 Active 137 DOM
4. 2026-06-17
   days on market $399,900 Active 136 DOM
5. 2026-06-16
   days on market $399,900 Active 135 DOM
6. 2026-06-15
   days on market $399,900 Active 134 DOM
7. 2026-06-13
   days on market $399,900 Active 132 DOM
8. 2026-06-13
   days on market $399,900 Active 131 DOM
9. 2026-06-09
   days on market $399,900 Active 128 DOM
10. 2026-06-08
    days on market $399,900 Active 127 DOM
11. 2026-06-07
    days on market $399,900 Active 126 DOM
12. 2026-06-04
    days on market $399,900 Active 123 DOM
13. 2026-06-03
    days on market $399,900 Active 122 DOM
14. 2026-06-02
    days on market $399,900 Active 121 DOM
15. 2026-06-02
    status $399,900 Active 120 DOM
16. 2026-04-30
    status Pending
17. 2026-04-15
    price $399,900
18. 2026-03-27
    status Active
19. 2026-03-19
    status Pending
20. 2026-03-11
    status Active
21. 2026-03-06
    status Pending
22. 2026-02-08
    price $409,900
23. 2025-12-26
    historical
24. 2025-12-18
    listed $419,900 Active
25. 2018-03-31
    status Contingent (Do Not Show)
26. 2018-03-31
    historical
27. 2018-03-09
    price
28. 2018-03-08
    status Reactivated
29. 2018-01-31
    status Contingent (Do Not Show)
30. 2017-12-04
    listed New

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 20% 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
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $52,368
• − Mortgage interest: −$22,401
• − Property taxes: −$5,998
• − Insurance: −$2,000
• − Repairs & maintenance: −$4,189
• − Management: −$4,189
• − Depreciation: −$11,633
• Taxable income: $1,957
• Est. tax owed @ 24.0%: −$470
• After-tax cash flow: $7,738/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

-4.8% since first listed

15 events — show timeline

• 2026-04-30 Pending — MRED as Distributed by MLS Grid
• 2026-04-15 Price Changed $399,900 MRED as Distributed by MLS Grid
• 2026-03-27 Relisted — MRED as Distributed by MLS Grid
• 2026-03-19 Pending — MRED as Distributed by MLS Grid
• 2026-03-11 Relisted — MRED as Distributed by MLS Grid
• 2026-03-06 Pending — MRED as Distributed by MLS Grid
• 2026-02-08 Price Changed $409,900 MRED as Distributed by MLS Grid
• 2025-12-26 Listing Removed — MRED as Distributed by MLS Grid
• 2025-12-18 Listed $419,900 MRED as Distributed by MLS Grid
• 2018-03-31 Pending — MRED as Distributed by MLS Grid
• 2018-03-31 Listing Removed — MRED as Distributed by MLS Grid
• 2018-03-09 Price Changed — MRED as Distributed by MLS Grid
• 2018-03-08 Relisted — MRED as Distributed by MLS Grid
• 2018-01-31 Pending — MRED as Distributed by MLS Grid
• 2017-12-04 Listed — MRED as Distributed by MLS Grid