342 Beach Ave Unit 2B · La Grange Park, IL 60526

$175,000

2 bd · 1.0 ba · 900 sqft · Condo · 1 Days on market

Built 1964 $344/mo HOA · 17% of rent

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Why this score? — see what drove the D+ 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 +14.4/30.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• Schools +4.7/10.0
• DSCR +4.4/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully updated 2-bedroom, 1-bath condo in charming La Grange Park. Bright and inviting, this home features a comfortable open layout, refinished hardwood floors, and fresh paint throughout. The updated kitchen offers new stainless steel appliances and a tile backsplash, while the refreshed bathroom features a re-glazed tub and tiles. Both bedrooms are generously sized and include closet space. Additional conveniences include on-site laundry, a private storage unit, bike storage, and rear parking. Ideally located near shopping, restaurants, parks, public transportation, Metra access, downtown La Grange, major expressways, Brookfield Zoo, and Chicago, this condo offers ev

Key facts

• Rear parking
• Bike room
• Storage unit

Tags

• STORAGE UNIT
• BIKE ROOM
• REAR PARKING
• EXCELLENT SCHOOL SYSTEM

Property features AI

Finance

• HOA & community: Monthly association fee; Pets allowed with size limits

Exterior

• Parking: Two total parking spaces
• Home design: Attached single-unit condo
• Exterior features: Located in La Grange Park; Township: Proviso

Interior

• Bedrooms: Master bedroom; Two bedrooms total
• Bathrooms: One full bathroom
• Interior features: Living room; Family room; Dining room
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $175k.

Deal economics

• At list price, monthly cash flow is $36 ($435/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Cap rate 6.5% vs local median 3.2% in La Grange 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 85/100 on livability (#27 in IL, #494 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, housing A+; Watch: cost of living F.
• Lyons Twp Hsd 204 (suburban): math 49% / reading 53% proficiency, ranked #43 of 620 in IL (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Park Junior High School (math 51% / reading 68%, grade B, #23 of 665 statewide, top 3%, 694 students, 0% FRL); Lyons Twp High Sch (math 49% / reading 53%, grade D+, #41 of 693 statewide, top 6%, 3,842 students, 0% FRL).
• Market conditions: 14 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $175,000

Questions for the listing agent

1. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.15% ✓
• Cap rate: 6.54%
• Cash-on-cash: 0.89%
• DSCR: 1.04
• GRM: 7.2

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: -14.7%
• Equity multiple: 0.47×
• Total profit: $-25,807
• Equity at exit: $26,093

10-year hold

• IRR: -5.8%
• Equity multiple: 0.62×
• Total profit: $-18,518
• Equity at exit: $15,131

Cash invested: $49,000 (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 60526

• Active inventory: 14
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,012 high
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA: −$344
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $36

Break-even live

Break-even rent $1,966

Max offer price $175,000

Occupancy floor 93%

Sensitivity live

Price	-10% $157	-5% $97	+0% $36	+5% $-24	+10% $-85
Rent	-10% $-123	-5% $-43	+0% $36	+5% $116	+10% $195
Rate	-1.0pp $124	-0.5pp $81	base $36	+0.5pp $-9	+1.0pp $-55

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
31 E Ogden Ave La Grange, IL	2.0	1.0–2.0	913	$3,899	$4.27	0d	8	0.33mi
9437 Burlington Ave #3 Brookfield, IL	2.0	1.0	950	$1,600	$1.68	26d	1	0.44mi
323 Calendar Ave Unit 1H La Grange, IL	1.0	1.0	764	$1,695	$2.22	20d	1	0.75mi
317 Calendar Ave La Grange, IL	1.0	1.0	764	$1,695	$2.22	19d	1	0.76mi
317 Calendar Ave La Grange, IL	1.0	1.0	687	$1,695	$2.47	4d	1	0.76mi
317 Calendar Ave Unit 1A La Grange, IL	1.0	1.0	687	$1,695	$2.47	26d	1	0.76mi
34 S Kensington Ave La Grange, IL	2.0	1.0	900	$2,095	$2.33	19d	1	0.81mi
34 S Kensington Ave Unit 05 La Grange, IL	2.0	1.0	900	$2,095	$2.33	26d	1	0.81mi
36 S Kensington Ave Unit 06 La Grange, IL	2.0	1.0	900	$2,095	$2.33	26d	1	0.82mi
46 S Kensington Ave La Grange, IL	2.0	1.0	900	$2,095	$2.33	1d	3	0.83mi
3636 Grand Blvd Brookfield, IL	1.0	1.0	715	$1,375	$1.92	22d	1	0.86mi
305 Bluff Ave Unit 1E La Grange, IL	1.0	1.0	650	$1,395	$2.15	14d	1	0.92mi
34 S Waiola Ave La Grange, IL	2.0	1.0	900	$1,995	$2.22	19d	1	0.93mi
38 S Waiola Ave Unit 5 La Grange, IL	2.0	1.0	900	$2,095	$2.33	26d	1	0.93mi
3708 Grand Blvd Unit 204 Brookfield, IL	1.0	1.0	637	$1,995	$3.13	15d	1	0.93mi
315 Bluff Ave Apt 1E La Grange, IL	1.0	1.0	750	$1,395	$1.86	26d	1	0.93mi
42 S Waiola Ave Unit 01 La Grange, IL	2.0	1.0	900	$1,995	$2.22	20d	1	0.94mi
42 S Waiola Ave La Grange, IL	2.0	1.0	900	$2,045	$2.27	3d	4	0.94mi
42 S Waiola Ave Unit 06 La Grange, IL	2.0	1.0	900	$2,095	$2.33	26d	1	0.94mi
1129 Homestead Rd Unit 1129-1B Homestead La Grange Park, IL	1.0	1.0	540	$1,350	$2.50	12d	1	0.95mi
8915 Burlington Ave #102 Brookfield, IL	2.0	2.0	1100	$2,200	$2.00	15d	1	0.99mi
1415 Homestead Rd #8 La Grange Park, IL	2.0	1.0	875	$1,950	$2.23	7d	1	1.16mi
1436 Beach Ave La Grange Park, IL	2.0	1.0	800	$2,250	$2.81	26d	1	1.21mi
4517 Park Ave Unit A Brookfield, IL	2.0	1.0	1100	$1,700	$1.55	8d	1	1.25mi
4545 Park Ave #1 Brookfield, IL	2.0	1.0	1000	$1,725	$1.73	26d	1	1.29mi
9101 Sahler Ave Unit 2C Brookfield, IL	2.0	1.0	900	$1,595	$1.77	5d	1	1.30mi
4530 Prairie Ave Unit C Brookfield, IL	2.0	1.0	900	$1,750	$1.94	0d	1	1.43mi
4605 Prairie Ave Brookfield, IL	3.0	2.0	1100	$3,200	$2.91	12d	1	1.48mi

HOA detail condo

• Monthly dues: $344 · $4,128/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 6 events

1. 2026-06-21
   remarks 699-char remark
2. 2026-06-21
   statusdays on marketlisting id $175,000 Active 1 DOM
3. 2026-06-18
   days on market $175,000 Coming Soon 3 DOM
4. 2026-06-17
   days on market $175,000 Coming Soon 2 DOM
5. 2026-06-16
   remarks 495-char remark
6. 2026-06-16
   listed $175,000 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: $24,146
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$1,932
• − Management: −$1,932
• − HOA: −$4,128
• − Depreciation: −$5,091
• Taxable loss: −$2,239
• Est. tax savings @ 24.0%: +$537
• After-tax cash flow: $972/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: Lyons Twp Hsd 204
• NCES district ID: 1723880
• Math proficiency: 49% ▼ -15.00%
• Reading proficiency: 53% ▼ -6.00%
• Median HH income: $82,628
• Composite: 46.72/100
• National rank: #2394
• State rank: #43 of 620 in IL

Livability — La Grange Park

• Score: 85/100
• State rank: #27
• US rank: #494

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: La Grange Park, IL
• County: Cook County · 4,486,803 people
• City population: 13,459
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 13,459
• Household income: $120,308
• Rent vs Own: 28.0% rent · 72.0% own
• Severe rent burden: 382.0

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 White (77%)
• Race & ethnicity: White 77% Hispanic / Latino 16% Two or more races 10% Black 2% Asian 2%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Romanian 10% Slovak 5% Iranian 2%
• Foreign-born: 7% · Canada
• Languages at home: 85% English-only · Spanish 9% Other Indo-European 2% Russian/Polish/Slavic 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: ▼ -186.06%
• Current HPI: 220.0484
• 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