2626 W 96th Pl · Evergreen Park, IL 60805

$225,000

5 bd · 2.0 ba · 2,096 sqft · MultiFamily public records · 3 Days on market

Built 1929 4,270 sqft lot

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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 +28.4/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Spacious brick single family home located in desirable Evergreen Park. This property features 5 bedrooms and 2 full bathrooms, offering ample living space for a growing household or flexible layout options. The home includes a full basement, providing additional storage or potential for finishing to suit your needs. This property was previously configured as a 2 unit and will require deconversion back to a single family residence, presenting a great opportunity for investors or buyers looking to customize and add value. (Attached Inspection Notice) Solid brick construction adds to the home's long term durability and appeal. It is conveniently located near shopping, dining, schools and trans

Key facts

• Full basement
• 4,270 sq ft lot
• Built 1929

Tags

• BRICK SINGLE FAMILY HOME
• FULL BASEMENT
• SOLID BRICK CONSTRUCTION
• DESIRABLE EVERGREEN PARK

Property features AI

Finance

• Other: Property assessed using assessor's living area; Property age estimated at 91–100 years; No recorded rebuild or rehab
• HOA & community: No master association fee

Exterior

• Utilities: Public water; Public sewer
• Home design: Detached single-family home; 2-story design; Fee simple ownership; Built before 1978
• Construction: Vinyl siding and brick exterior
• Exterior features: Lot dimensions approximately 35 x 122; Less than 0.25-acre lot

Interior

• Kitchen: Main-level kitchen; Second-level kitchen
• Bedrooms: 5 bedrooms (master and Bedroom 2 on main level; remaining bedrooms on second level); Bedroom sizes include 12x10, 12x10, 12x10 and 10x10
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating with forced air
• Interior features: Finished full basement; 12 total rooms
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath multifamily listed at $225k.

Deal economics

• At list price, monthly cash flow is $730 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $225k).
• Cap rate 10.2% vs local median 5.9% in Evergreen 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 87/100 on livability (#14 in IL, #327 nationally) — a professional / high-income tenant draw. Strengths: commute A+, employment A+, housing A+; Watch: crime D+.
• Evergreen Park Chsd 231 (suburban): math 25% / reading 23% proficiency, ranked #303 of 620 in IL (top 49%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Evergreen Park High School (math 25% / reading 23%, grade F, #304 of 693 statewide, top 44%, 931 students, 0% FRL).
• Market conditions: 37 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $7k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $63k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 18 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: property tax is 3.6% of price; built in 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $225,000

Questions for the listing agent

1. Built in 1929 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-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?
5. 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?
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: 1.51% ✓
• Cap rate: 10.19%
• Cash-on-cash: 13.90%
• DSCR: 1.62
• GRM: 5.5

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: 4.2%
• Equity multiple: 1.16×
• Total profit: $10,318
• Equity at exit: $33,548

10-year hold

• IRR: 13.8%
• Equity multiple: 2.11×
• Total profit: $70,044
• Equity at exit: $19,454

Cash invested: $63,000 (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 60805

• Home prices YoY: -34.0%
• Active inventory: 37
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $3,400 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$683 /mo · $8,191/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$714
• Net cashflow: $730

Break-even live

Break-even rent $2,476

Max offer price $225,000

Occupancy floor 74%

Sensitivity live

Price	-10% $857	-5% $793	+0% $730	+5% $666	+10% $602
Rent	-10% $461	-5% $595	+0% $730	+5% $864	+10% $998
Rate	-1.0pp $843	-0.5pp $787	base $730	+0.5pp $671	+1.0pp $612

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8804 S Fairfield Ave Evergreen Park, IL	4.0	2.0	2300	$3,400	$1.48	2d	1	1.07mi

Listing history 50 events

1. 2026-06-18
   days on market $225,000 Active 3 DOM
2. 2026-06-17
   days on market $225,000 Active 2 DOM
3. 2026-06-16
   statusdays on marketlisting id $225,000 Active 1 DOM
4. 2026-06-02
   status $225,000 Pending 32 DOM
5. 2026-06-01
   days on market $225,000 Active 32 DOM
6. 2026-05-31
   days on market $225,000 Active 31 DOM
7. 2026-04-30
   listed $225,000 Active
8. 2026-04-30
   historical
9. 2026-04-15
   listed Active
10. 2026-02-11
    status Pending
11. 2026-02-11
    historical
12. 2026-01-08
    listed Active
13. 2025-12-11
    historical
14. 2025-06-23
    listed Auction
15. 2024-11-19
    historical
16. 2024-10-18
    listed Active
17. 2024-10-18
    historical
18. 2024-10-01
    status Active
19. 2024-07-18
    historical Contingent - Continue to Show
20. 2024-06-07
    listed Active
21. 2024-05-05
    historical Contingent - Continue to Show
22. 2024-05-03
    historical
23. 2024-03-29
    listed Active
24. 2024-03-22
    historical
25. 2024-03-13
    listed Active
26. 2021-04-19
    soldstatus $215,000
27. 2021-03-16
    soldstatus $215,000 Closed Sale
28. 2020-10-07
    status Contingent (Do Not Show)
29. 2020-09-23
    price $235,900
30. 2020-09-14
    status Reactivated
31. 2020-09-03
    status Contingent
32. 2020-08-25
    listed $249,900 New
33. 2019-10-24
    soldstatus $127,500
34. 2019-10-10
    soldstatus $127,500 Closed Sale
35. 2019-07-29
    historical Contingent (Do Not Show)
36. 2019-07-08
    status Reactivated
37. 2019-07-03
    historical Contingent (Do Not Show)
38. 2019-06-27
    listed $129,900 New
39. 2018-03-26
    historical Contingent
40. 2018-03-26
    historical
41. 2017-12-08
    listed New
42. 2017-12-08
    historical
43. 2017-11-13
    price
44. 2017-10-28
    price
45. 2017-09-08
    price
46. 2017-08-15
    status Reactivated
47. 2017-07-23
    status Pending
48. 2017-07-06
    listed New
49. 2017-07-06
    historical
50. 2017-06-28
    status Reactivated

ⓘ 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: $8,191 · $683/mo
• Projected year-2 tax: $8,191 · $683/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $40,800
• − Mortgage interest: −$12,603
• − Property taxes: −$8,191
• − Insurance: −$1,125
• − Repairs & maintenance: −$3,264
• − Management: −$3,264
• − Depreciation: −$6,545
• Taxable income: $5,807
• Est. tax owed @ 24.0%: −$1,394
• After-tax cash flow: $7,363/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: Evergreen Park Chsd 231
• NCES district ID: 1714580
• Math proficiency: 25% ▼ -10.00%
• Reading proficiency: 23% ▼ -12.00%
• Median HH income: $64,735
• Composite: 22.65/100
• National rank: #8054
• State rank: #303 of 620 in IL

Livability — Evergreen Park

• Score: 87/100
• State rank: #14
• US rank: #327

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Evergreen Park, IL
• City population: 19,498
• Population (ZIP): 19,498

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 0.63)
• Race & ethnicity: White 53% Black 22% Hispanic / Latino 18% Two or more races 10% Asian 3%
• Hispanic origin (detail): Mexican 16% Cuban 1%
• Common ancestry: Romanian 8% Iranian 1% Lithuanian 1%
• Foreign-born: 10% · Canada, Jamaica
• Languages at home: 83% English-only · Spanish 12% Other Indo-European 1% Tagalog/Filipino 1%

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: ▼ -118.60%
• Current HPI: 229.8185
• Rent YoY: —
• Metro: —
• 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

+246.2% since first listed

47 events — show timeline

• 2026-04-30 Listing Removed — MRED as Distributed by MLS Grid
• 2026-04-30 Listed $225,000 MRED as Distributed by MLS Grid
• 2026-04-15 Listed — MRED as Distributed by MLS Grid
• 2026-02-11 Pending — MRED as Distributed by MLS Grid
• 2026-02-11 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-08 Listed — MRED as Distributed by MLS Grid
• 2025-12-11 Listing Removed — MRED as Distributed by MLS Grid
• 2025-06-23 Listed — MRED as Distributed by MLS Grid
• 2024-11-19 Listing Removed — MRED as Distributed by MLS Grid
• 2024-10-18 Listing Removed — MRED as Distributed by MLS Grid
• 2024-10-18 Listed — MRED as Distributed by MLS Grid
• 2024-10-01 Relisted — MRED as Distributed by MLS Grid
• 2024-07-18 Contingent — MRED as Distributed by MLS Grid
• 2024-06-07 Listed — MRED as Distributed by MLS Grid
• 2024-05-05 Contingent — MRED as Distributed by MLS Grid
• 2024-05-03 Listing Removed — MRED as Distributed by MLS Grid
• 2024-03-29 Listed — MRED as Distributed by MLS Grid
• 2024-03-22 Listing Removed — MRED as Distributed by MLS Grid
• 2024-03-13 Listed — MRED as Distributed by MLS Grid
• 2021-04-19 Sold (Public Records) $215,000 Public Records
• 2021-03-16 Sold (MLS) $215,000 MRED as Distributed by MLS Grid
• 2020-10-07 Pending — MRED as Distributed by MLS Grid
• 2020-09-23 Price Changed $235,900 MRED as Distributed by MLS Grid
• 2020-09-14 Relisted — MRED as Distributed by MLS Grid
• 2020-09-03 Pending — MRED as Distributed by MLS Grid
• 2020-08-25 Listed $249,900 MRED as Distributed by MLS Grid
• 2019-10-24 Sold (Public Records) $127,500 Public Records
• 2019-10-10 Sold (MLS) $127,500 MRED as Distributed by MLS Grid
• 2019-07-29 Contingent — MRED as Distributed by MLS Grid
• 2019-07-08 Relisted — MRED as Distributed by MLS Grid
• 2019-07-03 Contingent — MRED as Distributed by MLS Grid
• 2019-06-27 Listed $129,900 MRED as Distributed by MLS Grid
• 2018-03-26 Contingent — MRED as Distributed by MLS Grid
• 2018-03-26 Listing Removed — MRED as Distributed by MLS Grid
• 2017-12-08 Listing Removed — MRED as Distributed by MLS Grid
• 2017-12-08 Listed — MRED as Distributed by MLS Grid
• 2017-11-13 Price Changed — MRED as Distributed by MLS Grid
• 2017-10-28 Price Changed — MRED as Distributed by MLS Grid
• 2017-09-08 Price Changed — MRED as Distributed by MLS Grid
• 2017-08-15 Relisted — MRED as Distributed by MLS Grid
• 2017-07-23 Pending — MRED as Distributed by MLS Grid
• 2017-07-06 Listed — MRED as Distributed by MLS Grid
• 2017-07-06 Listing Removed — MRED as Distributed by MLS Grid
• 2017-06-28 Relisted — MRED as Distributed by MLS Grid
• 2017-04-06 Contingent — MRED as Distributed by MLS Grid
• 2017-03-28 Listed — MRED as Distributed by MLS Grid
• 1983-10-01 Sold (Public Records) $65,000 Public Records

Property tax history

+5.2%/yr

Latest (2023): $8,191 · +2.7% YoY. Source: county tax records.