10010 Palmer Ave · Franklin Park, IL 60164

$225,000

3 bd · 1.0 ba · 1,398 sqft · SingleFamily public records · 3 Days on market

Built 1980 Est $359k · 37% under

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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 +22.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.2/10.0
• 1% rule +5.9/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Key facts

• Built 1980

Property features AI

Exterior

• Home design: Single family home
• Construction: Living area approximately 1398

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 bathrooms
• Interior features: Air conditioning

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $377 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $225k).
• Cap rate 8.3% vs local median 3.7% in Franklin 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 78/100 on livability (#139 in IL, #2,523 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, employment A-; Watch: schools C-, health & safety C-.
• Leyden Chsd 212 (suburban): math 15% / reading 20% proficiency, ranked #451 of 620 in IL (top 73%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 25 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 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.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $225,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.09% ✓
• Cap rate: 8.30%
• Cash-on-cash: 7.18%
• DSCR: 1.32
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $359,286
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2049 N Hawthorne Ave	0.21mi	3/2.0	1,432 (+2%)	6mo	$368,000	$257	77
10226 W Palmer Ave	0.30mi	3/2.0	1,328 (-5%)	3mo	$342,000	$258	71
2038 Ruby St	0.33mi	4/1.0 (+1)	1,450 (+4%)	4mo	$264,900	$183	70
10113 W Palmer Ave	0.14mi	3/1.0	1,196 (-14%)	5mo	$325,000	$272	65
2217 Ruby St	0.31mi	3/1.5	1,250 (-11%)	2mo	$375,000	$300	65
2204 25th Ave	0.52mi	3/1.0	1,277 (-9%)	2mo	$303,300	$238	59
2634 Silver Creek Dr	0.56mi	3/2.0	1,500 (+7%)	1mo	$365,000	$243	56
2609 Elder Ln	0.57mi	2/1.0 (-1)	1,285 (-8%)	2mo	$330,000	$257	53
2641 Scott St	0.58mi	3/2.0	1,272 (-9%)	4mo	$410,000	$322	51
371 E Dickens Ave	0.74mi	4/2.0 (+1)	1,450 (+4%)	2mo	$335,000	$231	49
10445 W Palmer Ave	0.67mi	4/2.0 (+1)	1,331 (-5%)	7mo	$320,000	$240	46
9727 Johanna Ave	0.75mi	3/2.0	1,567 (+12%)	5mo	$395,000	$252	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -5.3%
• Equity multiple: 0.80×
• Total profit: $-12,409
• Equity at exit: $33,548

10-year hold

• IRR: 4.4%
• Equity multiple: 1.32×
• Total profit: $20,266
• 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 60164

• Active inventory: 25
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,446 high
• Mortgage (P&I): −$1,180
• Tax est. 1.5%: −$281 /mo · $3,375/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$514
• Net cashflow: $377

Break-even live

Break-even rent $1,968

Max offer price $225,000

Occupancy floor 80%

Sensitivity live

Price	-10% $533	-5% $455	+0% $377	+5% $299	+10% $222
Rent	-10% $184	-5% $280	+0% $377	+5% $474	+10% $570
Rate	-1.0pp $490	-0.5pp $434	base $377	+0.5pp $319	+1.0pp $259

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 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1973 N 18th Ave Melrose Park, IL	2.0	1.0	1000	$1,750	$1.75	25d	1	1.13mi
2537 Willow St Franklin Park, IL	3.0	2.0	1137	$3,000	$2.64	16d	1	1.14mi
3126 Elder Ln Unit 2 Franklin Park, IL	3.0	1.0	1000	$2,100	$2.10	25d	1	1.16mi
9600 Franklin Ave Franklin Park, IL	1.0–2.0	1.0–2.0	1104	$2,698	$2.44	25d	2	1.26mi
153 Winters Dr Melrose Park, IL	3.0	2.0	1278	$2,595	$2.03	11d	1	1.38mi

Listing history 3 events

1. 2026-06-04
   days on market $225,000 Coming Soon 3 DOM
2. 2026-06-03
   days on market $225,000 Coming Soon 2 DOM
3. 2026-06-02
   listed $225,000 Coming Soon 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $29,346
• − Mortgage interest: −$12,603
• − Property taxes: −$3,375
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,348
• − Management: −$2,348
• − Depreciation: −$6,545
• Taxable income: $1,002
• Est. tax owed @ 24.0%: −$240
• After-tax cash flow: $4,284/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: Leyden Chsd 212
• NCES district ID: 1722740
• Math proficiency: 15% ▼ -12.00%
• Reading proficiency: 20% ▼ -9.00%
• Median HH income: $55,738
• Composite: 16.37/100
• National rank: #9200
• State rank: #451 of 620 in IL

Livability — Franklin Park

• Score: 78/100
• State rank: #139
• US rank: #2523

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 18,059
• Population (ZIP): 21,248

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 Hispanic (63%)
• Race & ethnicity: Hispanic / Latino 63% White 28% Two or more races 25% Asian 4% Black 3% Native American 2%
• Hispanic origin (detail): Mexican 53% Puerto Rican 6%
• Common ancestry: Romanian 7% Italian 1% Subsaharan African 1%
• Foreign-born: 28% · Canada, Vietnam
• Languages at home: 42% English-only · Spanish 51% Russian/Polish/Slavic 3% Other Indo-European 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: ▼ -180.91%
• Current HPI: 230.7126
• 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