1007 S 1st Ave · Maywood, IL 60153

$109,900

4 bd · 2.0 ba · 1,815 sqft · MultiFamily public records · 89 Days on market

Built 1884 8,184 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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: 1 unit. estimate disagrees with records

Listing remarks MLS

2 unit building with 2 finished units, unfinished lower level, side driveway, and 2 full kitchens. The home needs some tlc but is a wonderful opportunity for a wonderful price. Come see today. Initial offrs to be submitted from 11/15/11 to 1/31/12 & must close by 3/15/12 to request up to 3.0% closing cost assistance from seller. Incentive for ownr occ buyers only.

Key facts

• Two unit
• Long side drive
• Off street parking

Tags

• TWO UNIT
• REAR PORCHES
• FULL UNFINISHED BASEMENT
• 61 FT WIDE LOT
• LONG SIDE DRIVE
• OFF STREET PARKING

Property features AI

Finance

• Other: Zoning: MULTI; Lot dimensions approximately 62 x 132 (less than 0.25 acre); Two units in building
• Financial info: Special service area: No

Exterior

• Utilities: Public water; Storm sewer
• Home design: Two- to four-unit building (configured as a 2-unit property); Fee simple ownership; Over 100 years old; Facing/direction not specified
• Construction: Vinyl siding exterior; Asphalt roof; Built before 1978
• Exterior features: Front porch

Interior

• Kitchen: No appliances listed for either unit
• Bedrooms: 6 bedrooms total; Each unit has 3 bedrooms (two units: first floor and second floor)
• Bathrooms: 2 full bathrooms total; Each unit has 1 full bathroom
• Heating & cooling: Natural gas heating with forced air
• Interior features: 8 total rooms; Unfinished full basement
• Laundry & utility: No laundry/utility appliances listed

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $110k.

Deal economics

• At list price, monthly cash flow is $2k ($25k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $110k).
• Recommended offer: $103k (6.0% below list) — sets the bar for market timing.
• Cap rate 29.3% 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: 72 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).
• At $3,626/mo this rent would consume 63% 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 $760 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 19y 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 $28k; list at $110k implies a 292% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1884 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $103,306 (6.0% below list)

Questions for the listing agent

1. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1884 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 3.30% ✓
• Cap rate: 29.28%
• Cash-on-cash: 82.09%
• DSCR: 4.65
• GRM: 2.5

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: 82.4%
• Equity multiple: 4.78×
• Total profit: $116,318
• Equity at exit: $16,386

10-year hold

• IRR: 85.7%
• Equity multiple: 9.91×
• Total profit: $274,148
• Equity at exit: $9,502

Cash invested: $30,772 (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 60153

• Home prices YoY: -20.5%
• Active inventory: 72
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $3,626 high
• Mortgage (P&I): −$576
• Tax est. 1.5%: −$137 /mo · $1,648/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$761
• Net cashflow: $2,105

Break-even live

Break-even rent $961

Max offer price $109,900

Occupancy floor 37%

Sensitivity live

Price	-10% $2,181	-5% $2,143	+0% $2,105	+5% $2,067	+10% $2,029
Rent	-10% $1,819	-5% $1,962	+0% $2,105	+5% $2,248	+10% $2,391
Rate	-1.0pp $2,160	-0.5pp $2,133	base $2,105	+0.5pp $2,077	+1.0pp $2,048

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$3,626
Total (2 units)			$3,626

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1610 S 4th Ave Maywood, IL	3.0	2.5	1754	$4,500	$2.57	0d	1	0.46mi
1912 S 4th Ave Maywood, IL	3.0	3.0	2300	$3,450	$1.50	0d	1	0.70mi
2036 S 1st Ave Maywood, IL	4.0	2.0	1363	$2,750	$2.02	0d	1	0.86mi
2036 S 1st Ave Maywood, IL	4.0	2.0	1363	$2,750	$2.02	2d	1	0.86mi
1056 Des Plaines Ave Forest Park, IL	3.0	1.5	1450	$2,295	$1.58	8d	1	1.18mi
946 Beloit Ave Forest Park, IL	3.0	2.5	2300	$4,000	$1.74	11d	1	1.37mi
7307 Franklin St Forest Park, IL	3.0	3.0	2400	$3,400	$1.42	25d	1	1.42mi

Listing history 32 events

1. 2026-06-07
   statusdays on market $109,900 Pending 89 DOM
2. 2026-06-04
   days on market $109,900 Contingent - No Showings 87 DOM
3. 2026-06-03
   days on market $109,900 Contingent - No Showings 86 DOM
4. 2026-06-02
   days on market $109,900 Contingent - No Showings 85 DOM
5. 2026-06-01
   days on market $109,900 Contingent - No Showings 84 DOM
6. 2026-05-31
   days on market $109,900 Contingent - No Showings 83 DOM
7. 2026-05-21
   historical Contingent - No Showings
8. 2026-04-14
   status Temporarily No Showings
9. 2026-03-17
   historical Contingent - No Showings
10. 2026-03-09
    listed $109,900 Active
11. 2016-04-30
    historical
12. 2016-03-18
    price
13. 2015-12-21
    status Reactivated
14. 2015-12-20
    status Contingent (Do Not Show)
15. 2014-05-16
    listed New
16. 2012-01-18
    soldstatus $28,000 Closed Sale 371-char remark

    Show marketing remark (371 chars)

    2 unit building with 2 finished units, unfinished lower level, side driveway, and 2 full kitchens. The home needs some tlc but is a wonderful opportunity for a wonderful price. Come see today. Initial offrs to be submitted from 11/15/11 to 1/31/12 & must close by 3/15/12 to request up to 3.0% closing cost assistance from seller. Incentive for ownr occ buyers only.

17. 2011-12-21
    historical Contingent 371-char remark

    Show marketing remark (371 chars)

    2 unit building with 2 finished units, unfinished lower level, side driveway, and 2 full kitchens. The home needs some tlc but is a wonderful opportunity for a wonderful price. Come see today. Initial offrs to be submitted from 11/15/11 to 1/31/12 & must close by 3/15/12 to request up to 3.0% closing cost assistance from seller. Incentive for ownr occ buyers only.

18. 2011-11-28
    price $24,900 Price Change 371-char remark

    Show marketing remark (371 chars)

    2 unit building with 2 finished units, unfinished lower level, side driveway, and 2 full kitchens. The home needs some tlc but is a wonderful opportunity for a wonderful price. Come see today. Initial offrs to be submitted from 11/15/11 to 1/31/12 & must close by 3/15/12 to request up to 3.0% closing cost assistance from seller. Incentive for ownr occ buyers only.

19. 2011-11-28
    status Reactivated 371-char remark

    Show marketing remark (371 chars)

    2 unit building with 2 finished units, unfinished lower level, side driveway, and 2 full kitchens. The home needs some tlc but is a wonderful opportunity for a wonderful price. Come see today. Initial offrs to be submitted from 11/15/11 to 1/31/12 & must close by 3/15/12 to request up to 3.0% closing cost assistance from seller. Incentive for ownr occ buyers only.

20. 2011-11-03
    historical Contingent 371-char remark

    Show marketing remark (371 chars)

    2 unit building with 2 finished units, unfinished lower level, side driveway, and 2 full kitchens. The home needs some tlc but is a wonderful opportunity for a wonderful price. Come see today. Initial offrs to be submitted from 11/15/11 to 1/31/12 & must close by 3/15/12 to request up to 3.0% closing cost assistance from seller. Incentive for ownr occ buyers only.

21. 2011-09-12
    listed $29,900 New 371-char remark

    Show marketing remark (371 chars)

    2 unit building with 2 finished units, unfinished lower level, side driveway, and 2 full kitchens. The home needs some tlc but is a wonderful opportunity for a wonderful price. Come see today. Initial offrs to be submitted from 11/15/11 to 1/31/12 & must close by 3/15/12 to request up to 3.0% closing cost assistance from seller. Incentive for ownr occ buyers only.

22. 2008-04-01
    soldstatus $280,000
23. 2007-09-17
    soldstatus $70,000
24. 2007-08-30
    soldstatus $70,000
25. 2007-07-26
    historical
26. 2007-07-19
    listed $74,900
27. 2005-04-19
    soldstatus $200,000
28. 2003-12-23
    soldstatus $150,000
29. 2002-02-21
    soldstatus $40,000
30. 1990-11-01
    soldstatus $35,601
31. 1988-11-01
    soldstatus $63,924
32. 1988-11-01
    soldstatus $63,924

ⓘ 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 ≥100°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $43,512
• − Mortgage interest: −$6,156
• − Property taxes: −$1,648
• − Insurance: −$550
• − Repairs & maintenance: −$3,481
• − Management: −$3,481
• − Depreciation: −$3,197
• Taxable income: $24,999
• Est. tax owed @ 24.0%: −$6,000
• After-tax cash flow: $19,261/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

+71.9% since first listed

26 events — show timeline

• 2026-05-21 Contingent — MRED as Distributed by MLS Grid
• 2026-04-14 Relisted — MRED as Distributed by MLS Grid
• 2026-03-17 Contingent — MRED as Distributed by MLS Grid
• 2026-03-09 Listed $109,900 MRED as Distributed by MLS Grid
• 2016-04-30 Listing Removed — MRED as Distributed by MLS Grid
• 2016-03-18 Price Changed — MRED as Distributed by MLS Grid
• 2015-12-21 Relisted — MRED as Distributed by MLS Grid
• 2015-12-20 Pending — MRED as Distributed by MLS Grid
• 2014-05-16 Listed — MRED as Distributed by MLS Grid
• 2012-01-18 Sold (MLS) $28,000 MRED as Distributed by MLS Grid
• 2011-12-21 Contingent — MRED as Distributed by MLS Grid
• 2011-11-28 Price Changed $24,900 MRED as Distributed by MLS Grid
• 2011-11-28 Relisted — MRED as Distributed by MLS Grid
• 2011-11-03 Contingent — MRED as Distributed by MLS Grid
• 2011-09-12 Listed $29,900 MRED as Distributed by MLS Grid
• 2008-04-01 Sold (Public Records) $280,000 Public Records
• 2007-09-17 Sold (Public Records) $70,000 Public Records
• 2007-08-30 Sold (MLS) $70,000 MRED as Distributed by MLS Grid
• 2007-07-26 Listing Removed — MRED as Distributed by MLS Grid
• 2007-07-19 Listed $74,900 MRED as Distributed by MLS Grid
• 2005-04-19 Sold (Public Records) $200,000 Public Records
• 2003-12-23 Sold (Public Records) $150,000 Public Records
• 2002-02-21 Sold (Public Records) $40,000 Public Records
• 1990-11-01 Sold (Public Records) $35,601 Public Records
• 1988-11-01 Sold (Public Records) $63,924 Public Records
• 1988-11-01 Sold (Public Records) $63,924 Public Records

Property tax history

+11.7%/yr

Latest (2023): $10,340 · +14.2% YoY. Source: county tax records.