9717 S Keeler Ave #110 · Oak Lawn, IL 60453

$179,000

2 bd · 2.0 ba · 1,000 sqft · Condo · 38 Days on market

Built 1969 $252/mo HOA · 14% 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 +12.8/30.0
• ARV discount +7.5/15.0
• 1% rule +5.1/10.0
• Rent growth +4.6/5.0
• Livability +4.0/5.0
• DSCR +3.8/10.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Ground-level corner 2 bed, 2 bath condo offering great value and strong investment potential. Unit features low taxes, low monthly HOA of $252, and no upcoming special assessments. Enjoy convenient unassigned parking, peaceful courtyard views, electric baseboard heat, and wall-unit A/C. Easy to show - text or email for the video tour link. For the Ultimate Southside commuter: Convenient access to major roadways including I-294 and nearby public transportation, with Metra service just minutes away for an easy downtown commute. Shopping: Close to everyday conveniences including Amazon Fresh, Jewels, Target, Pete's Fresh Market, and multiple shopping centers along 95th Street. Entertainment: M

Key facts

• Convenient access
• Ground-level corner
• $252 HOA

Tags

• GROUND-LEVEL CORNER
• PEACEFUL COURTYARD VIEWS
• CONVENIENT ACCESS
• NEARBY PUBLIC TRANSPORTATION
• CLOSE TO EVERYDAY CONVENIENCES
• MINUTES FROM ENTERTAINMENT

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $179k.

Deal economics

• At list price, monthly cash flow is $-15 ($-184/yr) — negative.
• To cash-flow at today's rent, offer at most $176k (1.5% below list).
• Meets the 1% rule at list price ($2k rent vs $179k).
• Recommended offer: $174k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.2% vs local median 4.4% in Oak Lawn — 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 80/100 on livability (#102 in IL, #1,614 nationally) — a professional / high-income tenant draw. Strengths: commute A+, housing A+, employment A-.
• Oak Lawn Chsd 229 (suburban): math 22% / reading 21% proficiency, ranked #384 of 620 in IL (top 62%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: J M Hannum Elem School (math 17% / reading 27%, grade F, #940 of 2,056 statewide, top 49%, 416 students, 0% FRL); Oak Lawn-Hometown Middle Sch (math 20% / reading 21%, grade F, #410 of 665 statewide, top 62%, 1,121 students, 0% FRL); Oak Lawn Comm High School (math 22% / reading 21%, grade F, #345 of 693 statewide, top 50%, 1,834 students, 0% FRL).
• Market conditions: Rents rising fast (+8.2%/yr); 189 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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

• It's been on market 38 days — a 3% lower offer ($174k) is reasonable based on typical stale-listing flexibility.

Recommended offer $173,630 (3.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.01% ✓
• Cap rate: 6.19%
• Cash-on-cash: -0.37%
• DSCR: 0.98
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -10.5%
• Equity multiple: 0.59×
• Total profit: $-20,306
• Equity at exit: $26,689

10-year hold

• IRR: 5.4%
• Equity multiple: 1.50×
• Total profit: $25,024
• Equity at exit: $15,477

Cash invested: $50,120 (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 60453

• Rents YoY: 8.2%
• Active inventory: 189
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,802 high
• Mortgage (P&I): −$939
• Tax from tax record: −$174 /mo · $2,084/yr
• Insurance: −$75
• HOA: −$252
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $-15

Break-even live

Break-even rent $1,822

Max offer price $176,295

Occupancy floor 96%

Sensitivity live

Price	-10% $86	-5% $35	+0% $-15	+5% $-66	+10% $-117
Rent	-10% $-158	-5% $-86	+0% $-15	+5% $56	+10% $127
Rate	-1.0pp $75	-0.5pp $30	base $-15	+0.5pp $-62	+1.0pp $-109

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9600 S Komensky Ave Oak Lawn, IL	2.0	2.0	900	$1,800	$2.00	26d	1	0.20mi
9515 S Kildare Ave Oak Lawn, IL	1.0	1.0	950	$1,275	$1.34	26d	1	0.30mi
9957 S Cicero Ave Unit 308 Oak Lawn, IL	2.0	1.0	1000	$1,799	$1.80	3d	1	0.82mi
9955 S Cicero Ave Oak Lawn, IL	2.0	1.0	1000	$1,799	$1.80	3d	1	0.84mi
4134 W 90th St Hometown, IL	2.0	1.0	740	$1,500	$2.03	22d	1	0.91mi
9305 S Homan Ave Unit 1 Evergreen Park, IL	3.0	1.0	893	$2,195	$2.46	18d	1	1.11mi
10435 S Keating Ave Apt 3N Oak Lawn, IL	2.0	1.0	1080	$1,650	$1.53	3d	1	1.18mi
10439 S Drake Ave Chicago, IL	3.0	1.5	1165	$3,000	$2.58	0d	1	1.20mi
5100 W 96th St Oak Lawn, IL	2.0	2.0	1380	$2,350	$1.70	5d	1	1.23mi
9739 S Kedzie Ave Evergreen Park, IL	1.0–2.0	1.0	825	$1,700	$2.06	1d	1	1.23mi
10701 S Keating Ave Unit 3D Oak Lawn, IL	2.0	1.0	800	$1,700	$2.12	0d	1	1.42mi
10716 Kilpatrick Ave Unit 2SW Oak Lawn, IL	2.0	1.0	1150	$1,650	$1.43	21d	1	1.43mi
4116 W 109th St Oak Lawn, IL	3.0	1.5	1200	$2,650	$2.21	0d	1	1.43mi
9522 S 53rd Ave Unit 1N Oak Lawn, IL	2.0	1.0	900	$2,150	$2.39	12d	1	1.48mi
9522 S 53rd Ave Unit 1S Oak Lawn, IL	1.0	1.0	800	$1,900	$2.38	26d	1	1.48mi
9522 S 53rd Ave Unit 3S Oak Lawn, IL	2.0	1.0	900	$2,150	$2.39	26d	1	1.48mi

HOA detail condo

• Monthly dues: $252 · $3,024/yr
• Likely covers: electricparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-21
   days on market $179,000 Active 38 DOM
2. 2026-06-18
   days on market $179,000 Active 35 DOM
3. 2026-06-17
   days on market $179,000 Active 34 DOM
4. 2026-06-16
   days on market $179,000 Active 33 DOM
5. 2026-06-15
   days on market $179,000 Active 32 DOM
6. 2026-06-13
   days on market $179,000 Active 30 DOM
7. 2026-06-13
   days on market $179,000 Active 29 DOM
8. 2026-06-09
   days on market $179,000 Active 26 DOM
9. 2026-06-08
   days on market $179,000 Active 25 DOM
10. 2026-06-07
    days on market $179,000 Active 24 DOM
11. 2026-06-04
    days on market $179,000 Active 21 DOM
12. 2026-06-03
    days on market $179,000 Active 20 DOM
13. 2026-06-02
    days on market $179,000 Active 19 DOM
14. 2026-06-01
    days on market $179,000 Active 18 DOM
15. 2026-05-31
    days on market $179,000 Active 17 DOM
16. 2026-05-14
    listed $179,000 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: $2,084 · $174/mo
• Projected year-2 tax: $3,074 · $256/mo
• Expected delta: +$989/yr (+$82/mo · 47.5%)

ⓘ 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 ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,625
• − Mortgage interest: −$10,027
• − Property taxes: −$2,084
• − Insurance: −$895
• − Repairs & maintenance: −$1,730
• − Management: −$1,730
• − HOA: −$3,024
• − Depreciation: −$5,207
• Taxable loss: −$3,072
• Est. tax savings @ 24.0%: +$737
• After-tax cash flow: $554/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: Oak Lawn Chsd 229
• NCES district ID: 1729220
• Math proficiency: 22% ▼ -4.00%
• Reading proficiency: 21% ▼ -4.00%
• Median HH income: $52,505
• Composite: 19.41/100
• National rank: #8777
• State rank: #384 of 620 in IL

Livability — Oak Lawn

• Score: 80/100
• State rank: #102
• US rank: #1614

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oak Lawn, IL
• County: Cook County · 4,486,803 people
• City population: 56,861
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 56,861
• Household income: $83,911
• Rent vs Own: 17.5% rent · 82.5% own
• Severe rent burden: 827.0

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: Majority White (64%)
• Race & ethnicity: White 64% Hispanic / Latino 24% Two or more races 9% Black 8% Asian 2%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: Romanian 16% Iranian 1% Armenian 1%
• Foreign-born: 16% · Canada, Vietnam
• Languages at home: 70% English-only · Spanish 17% Russian/Polish/Slavic 5% Arabic 4%

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: ▼ -259.83%
• Current HPI: 214.6977
• Rent YoY: ▲ 8.23%
• 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

1 event — show timeline

• 2026-05-14 Listed $179,000 MRED as Distributed by MLS Grid

Property tax history

+4.4%/yr

Latest (2023): $2,084 · +129.8% YoY. Source: county tax records.