5328 W 30th St · Cicero, IL 60804

$259,901

4 bd · 2.0 ba · — sqft · MultiFamily · 1 Days on market

3,125 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 +29.1/30.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• ARV discount +7.5/15.0
• Livability +4.1/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• 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 MLS

OPPORTUNITY KNOCKS TO OWN THIS SPACIOUS 2 FLAT. TWO BEAUTIFUL APARTMENTS. FIRST FLOOR FEATURING 1 BEDROOM, FULL BATH, LIVING ROOM AND KITCHEN & LDY ROOM 2ND FLOOR HAS 2 BEDROOMS, FULL BATH, LIVING ROOM AND KITCHEN. ATTIC HAS A BEDROOM. FRONT WINDOWS WILL BE REPLACED. EXCELLENT LOCATION. CLOSE TO TRANSPORTATION (Office code B39-14)

Key facts

• 3,125 sq ft lot
• 2 parking spots

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $260k.

Deal economics

• At list price, monthly cash flow is $895 ($11k/yr) — positive. Per door: $448/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $260k).
• Cap rate 10.4% vs local median 4.6% in Cicero — 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 82/100 on livability (#77 in IL, #1,276 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: schools F.
• J S Morton Hsd 201 (suburban): math 9% / reading 14% proficiency, ranked #557 of 620 in IL (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising (+2.4%/yr); 103 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).
• At $3,407/mo this rent would consume 58% of the median local household income ($71k/yr) (locally 2178% 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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 2.4% rent growth), your $73k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 12y 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.
• Current owner paid $107k; list at $260k implies a 143% gain — meaningful room to come down on a strong offer.

Recommended offer $259,901

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.31% ✓
• Cap rate: 10.43%
• Cash-on-cash: 14.77%
• DSCR: 1.66
• GRM: 6.4

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
5328 W 30th St	0.00mi	4/2.0	—	2mo	$259,901	—	86
3135-37 S 53rd Ave	0.25mi	5/3.0 (+1)	—	0mo	$560,000	—	67
5113 W 32nd St	0.38mi	4/3.0	—	0mo	$295,000	—	65
2833 S 50th Ct	0.43mi	5/2.0 (+1)	—	1mo	$315,000	—	62
5044 W 31st Pl	0.40mi	4/4.5	—	0mo	$365,000	—	58
5101 W 32nd Pl	0.45mi	3/2.0 (-1)	—	6mo	$329,900	—	57
3019 S 49th Ave	0.58mi	4/2.0	—	5mo	$349,000	—	56
5527 W 24th Pl	0.60mi	4/2.0	—	7mo	$330,000	—	54
3419 S 54 Ave	0.58mi	5/2.0 (+1)	—	4mo	$445,000	—	52
2429 S 56th Ct	0.64mi	4/3.0	—	6mo	$270,000	—	49
5529 W 24th Pl	0.60mi	5/2.0 (+1)	—	8mo	$220,000	—	48
2919 S 49th Ave	0.57mi	5/5.0 (+1)	—	5mo	$180,000	—	39

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 · 2.43% rent growth · sell at horizon

5-year hold

• IRR: 4.7%
• Equity multiple: 1.18×
• Total profit: $13,023
• Equity at exit: $38,752

10-year hold

• IRR: 13.6%
• Equity multiple: 2.06×
• Total profit: $77,101
• Equity at exit: $22,471

Cash invested: $72,772 (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 60804

• Rents YoY: 2.4%
• Active inventory: 103
• Price-to-rent: 12.7×

Monthly cashflow live

• Estimated rent: $3,407 high
• Mortgage (P&I): −$1,363
• Tax est. 1.5%: −$325 /mo · $3,899/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$715
• Net cashflow: $895

Break-even live

Break-even rent $2,274

Max offer price $259,901

Occupancy floor 69%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,408
Total (2 units)			$3,407

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3020 S Laramie Ave Unit 2F Cicero, IL	3.0	1.0	1000	$1,800	$1.80	3d	1	0.22mi
3222 S 52nd Ct Cicero, IL	3.0	2.0	1627	$5,850	$3.60	1d	1	0.32mi
4916 W 29th St Unit 2 Cicero, IL	3.0	1.0	900	$1,750	$1.94	14d	1	0.54mi
3236 S 49th Ave Unit 2 Cicero, IL	3.0	1.0	—	$2,750	—	25d	1	0.64mi
5529 W 22nd Pl #2 Cicero, IL	3.0	1.0	1400	$1,900	$1.36	25d	1	0.86mi
3633 S 57th Ct Cicero, IL	3.0	2.5	1708	$2,500	$1.46	21d	1	0.94mi
1828 S 58th Ave Cicero, IL	3.0	1.0	—	$1,900	—	25d	1	1.31mi
2533 Ridgeland Ave Unit 2 Berwyn, IL	3.0	1.0	—	$2,100	—	25d	1	1.36mi
1807 S 49th Ct Unit 2nd Cicero, IL	3.0	1.0	1300	$2,000	$1.54	3d	1	1.37mi
1616 S 50th Ave Unit 2 Cicero, IL	3.0	1.0	—	$1,750	—	25d	1	1.43mi
2432 Elmwood Ave Berwyn, IL	3.0	2.0	1657	$2,000	$1.21	18d	1	1.49mi

Listing history 6 events

1. 2026-02-09
   status Pending
2. 2026-02-09
   listed $259,901 Active
3. 2014-05-23
   soldstatus $107,000 Closed Sale 338-char remark

   Show marketing remark (338 chars)

   OPPORTUNITY KNOCKS TO OWN THIS SPACIOUS 2 FLAT. TWO BEAUTIFUL APARTMENTS. FIRST FLOOR FEATURING 1 BEDROOM, FULL BATH, LIVING ROOM AND KITCHEN & LDY ROOM 2ND FLOOR HAS 2 BEDROOMS, FULL BATH, LIVING ROOM AND KITCHEN. ATTIC HAS A BEDROOM. FRONT WINDOWS WILL BE REPLACED. EXCELLENT LOCATION. CLOSE TO TRANSPORTATION (Office code B39-14)

4. 2014-04-15
   status Pending 338-char remark

   Show marketing remark (338 chars)

   OPPORTUNITY KNOCKS TO OWN THIS SPACIOUS 2 FLAT. TWO BEAUTIFUL APARTMENTS. FIRST FLOOR FEATURING 1 BEDROOM, FULL BATH, LIVING ROOM AND KITCHEN & LDY ROOM 2ND FLOOR HAS 2 BEDROOMS, FULL BATH, LIVING ROOM AND KITCHEN. ATTIC HAS A BEDROOM. FRONT WINDOWS WILL BE REPLACED. EXCELLENT LOCATION. CLOSE TO TRANSPORTATION (Office code B39-14)

5. 2014-03-21
   price $109,900 Price Change 338-char remark

   Show marketing remark (338 chars)

   OPPORTUNITY KNOCKS TO OWN THIS SPACIOUS 2 FLAT. TWO BEAUTIFUL APARTMENTS. FIRST FLOOR FEATURING 1 BEDROOM, FULL BATH, LIVING ROOM AND KITCHEN & LDY ROOM 2ND FLOOR HAS 2 BEDROOMS, FULL BATH, LIVING ROOM AND KITCHEN. ATTIC HAS A BEDROOM. FRONT WINDOWS WILL BE REPLACED. EXCELLENT LOCATION. CLOSE TO TRANSPORTATION (Office code B39-14)

6. 2014-02-11
   listed $119,900 New 338-char remark

   Show marketing remark (338 chars)

   OPPORTUNITY KNOCKS TO OWN THIS SPACIOUS 2 FLAT. TWO BEAUTIFUL APARTMENTS. FIRST FLOOR FEATURING 1 BEDROOM, FULL BATH, LIVING ROOM AND KITCHEN & LDY ROOM 2ND FLOOR HAS 2 BEDROOMS, FULL BATH, LIVING ROOM AND KITCHEN. ATTIC HAS A BEDROOM. FRONT WINDOWS WILL BE REPLACED. EXCELLENT LOCATION. CLOSE TO TRANSPORTATION (Office code B39-14)

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $40,884
• − Mortgage interest: −$14,558
• − Property taxes: −$3,899
• − Insurance: −$1,300
• − Repairs & maintenance: −$3,271
• − Management: −$3,271
• − Depreciation: −$7,561
• Taxable income: $7,025
• Est. tax owed @ 24.0%: −$1,686
• After-tax cash flow: $9,059/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: J S Morton Hsd 201
• NCES district ID: 1726880
• Math proficiency: 9% ▲ 1.00%
• Reading proficiency: 14% ▼ -1.00%
• Median HH income: $48,698
• Composite: 10.73/100
• National rank: #9768
• State rank: #557 of 620 in IL

Livability — Cicero

• Score: 82/100
• State rank: #77
• US rank: #1276

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cicero, IL
• County: Cook County · 4,486,803 people
• City population: 82,797
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 82,797
• Household income: $70,842
• Rent vs Own: 45.4% rent · 54.6% own
• Severe rent burden: 2178.0

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 Hispanic (89%)
• Race & ethnicity: Hispanic / Latino 89% Two or more races 17% White 7% Black 3% Native American 2%
• Hispanic origin (detail): Mexican 80% Puerto Rican 3%
• Common ancestry: Romanian 2%
• Foreign-born: 40% · Canada, Jamaica
• Languages at home: 18% English-only · Spanish 80%

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: ▼ -165.38%
• Current HPI: 262.83
• Rent YoY: ▲ 2.43%
• 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

+116.8% since first listed

6 events — show timeline

• 2026-02-09 Pending — MRED as Distributed by MLS Grid
• 2026-02-09 Listed $259,901 MRED as Distributed by MLS Grid
• 2014-05-23 Sold (MLS) $107,000 MRED as Distributed by MLS Grid
• 2014-04-15 Pending — MRED as Distributed by MLS Grid
• 2014-03-21 Price Changed $109,900 MRED as Distributed by MLS Grid
• 2014-02-11 Listed $119,900 MRED as Distributed by MLS Grid