1718 S 6th Ave · Maywood, IL 60153

$254,999

6 bd · 3.0 ba · 3,274 sqft · MultiFamily public records · 253 Days on market

Built 1930 Est $416k · 39% under ↓ 4% since listing

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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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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: 5 units. estimate disagrees with records

Listing remarks

INVESTOR SPECIAL! This old italian-style mansion has been repurposed into a 5-unit building. A great opportunity to become a landlord, there is no HOA. This lot is big and spacious, there is also a seperate smaller building, a guest coach house, perfect for holding supplies and other maintenance needs. Big courtyard that can be great for parking, fits 10+ cars. Building is prepped for a basic rehab and amazing potential for income. Multi-unit building is fitted with meters. Brand ew furnace just installed. Utilities work in the units, building need a cosmetic rehab and some TLC to bring to full value. Building is easy to show, contact the listing agent today.

Key facts

• Multi-unit building
• Big lot
• 5-unit building

Tags

• 5-UNIT BUILDING
• NO HOA
• BIG LOT
• SEPARATE SMALLER BUILDING
• BIG COURTYARD
• MULTI-UNIT BUILDING

Property features AI

Finance

• Other: Monthly income max listed at $2,500 for unit types
• Financial info: Annual taxes reported (2022)

Exterior

• Utilities: Gas heating
• Home design: Multi-family (5+ units); Total of 5 units on the property
• Construction: Built before 1978
• Exterior features: Zoned for multi-family; Lot dimensions: 5,195

Interior

• Bedrooms: Two-bedroom units (type 1); One-bedroom units (type 2)
• Heating & cooling: Gas heating/ventilation
• Interior features: Five rooms in unit type 1; Four rooms in unit type 2

What this means for you Summary

Snapshot

• This is a 5 × 3-bed/1.5-bath units multifamily listed at $255k.

Deal economics

• At list price, monthly cash flow is $4k ($46k/yr) — positive. Per door: $766/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $255k).
• Recommended offer: $224k (12.0% below list) — sets the bar for market timing.
• Cap rate 24.3% 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+, schools F.
• 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.
• Market conditions: 71 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).
• At $7,946/mo this rent would consume 139% 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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $71k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 253 days — a 12% lower offer ($224k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 4.7% of price; built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $224,399 (12.0% below list)

Questions for the listing agent

1. It's been on market 253 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 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 3.12% ✓
• Cap rate: 24.31%
• Cash-on-cash: 64.35%
• DSCR: 3.86
• GRM: 2.7

CMA / ARV

• ARV (on-the-fly): $415,798
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2036 S 13th Ave	0.56mi	7/5.0 (+1)	3,557 (+9%)	12mo	$452,650	$127	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: 63.5%
• Equity multiple: 3.84×
• Total profit: $203,065
• Equity at exit: $38,021

10-year hold

• IRR: 68.0%
• Equity multiple: 7.90×
• Total profit: $493,015
• Equity at exit: $22,048

Cash invested: $71,400 (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: 71
• Price-to-rent: 13.4×

Monthly cashflow live

• Estimated rent: $7,946 medium
• Mortgage (P&I): −$1,337
• Tax from tax record: −$1,005 /mo · $12,063/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,669
• Net cashflow: $3,829

Break-even live

Break-even rent $3,100

Max offer price $254,999

Occupancy floor 47%

Sensitivity live

Price	-10% $4,691	-5% $3,901	+0% $3,829	+5% $3,756	+10% $3,684
Rent	-10% $3,201	-5% $3,515	+0% $3,829	+5% $4,142	+10% $4,456
Rate	-1.0pp $3,957	-0.5pp $3,893	base $3,829	+0.5pp $3,762	+1.0pp $3,695

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

Units	Beds	Baths	Est. rent
▸ 5× units	3	1.5	$7,945
Total (5 units)			$7,946

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	0.34mi

Listing history 18 events

1. 2026-06-21
   pricedays on market $254,999 Active 253 DOM
2. 2026-06-18
   days on market $264,999 Active 250 DOM
3. 2026-06-17
   days on market $264,999 Active 249 DOM
4. 2026-06-16
   days on market $264,999 Active 248 DOM
5. 2026-06-15
   days on market $264,999 Active 247 DOM
6. 2026-06-13
   days on market $264,999 Active 245 DOM
7. 2026-06-13
   days on market $264,999 Active 244 DOM
8. 2026-06-09
   days on market $264,999 Active 241 DOM
9. 2026-06-08
   days on market $264,999 Active 240 DOM
10. 2026-06-07
    days on market $264,999 Active 239 DOM
11. 2026-06-04
    days on market $264,999 Active 236 DOM
12. 2026-06-03
    days on market $264,999 Active 235 DOM
13. 2026-06-02
    days on market $264,999 Active 234 DOM
14. 2026-06-01
    days on market $264,999 Active 233 DOM
15. 2026-05-31
    days on market $264,999 Active 232 DOM
16. 2026-01-05
    price $270,000
17. 2025-12-04
    price $275,000
18. 2025-10-11
    listed $280,000 Active

ⓘ 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: $12,063 · $1,005/mo
• Projected year-2 tax: $12,063 · $1,005/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 ≥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: $95,352
• − Mortgage interest: −$14,284
• − Property taxes: −$12,063
• − Insurance: −$1,275
• − Repairs & maintenance: −$7,628
• − Management: −$7,628
• − Depreciation: −$7,418
• Taxable income: $45,055
• Est. tax owed @ 24.0%: −$10,813
• After-tax cash flow: $35,130/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: 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

-3.6% since first listed

3 events — show timeline

• 2026-01-05 Price Changed $270,000 MRED as Distributed by MLS Grid
• 2025-12-04 Price Changed $275,000 MRED as Distributed by MLS Grid
• 2025-10-11 Listed $280,000 MRED as Distributed by MLS Grid

Property tax history

-0.9%/yr

Latest (2023): $12,063 · -22.4% YoY. Source: county tax records.