13822 S State St · Riverdale, IL 60827

$50,000

4 bd · 2.0 ba · 1,760 sqft · SingleFamily public records · 41 Days on market

Built 1930 6,098 sqft lot ↓ 11% since listing

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +4.5/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Investor special in Riverdale! 1.5-story full-gut rehab with major upside. Property requires complete renovation and is sold as-is. Cash only. Great opportunity for experienced rehabbers, flippers, or buy-and-hold investors. Buyer to complete all due diligence, verify room measurements, and verify village requirements.

Key facts

• 6,098 sq ft lot
• 2 garage spots
• Built 1930

Property features AI

Finance

• Other: Possession at closing; Earnest money held; Directions: Take Halsted St to 138th St, head east to State St, go south to property
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage with 2 garage spaces (2 total parking spaces)
• Utilities: Water source: Lake Michigan
• Home design: Detached single-family home; 1.5-story design; Fee simple ownership; Built more than 90 years ago; Brick construction
• Construction: Brick construction; Built before 1978
• Exterior features: Lot approximately 49 x 119 (less than 0.25 acre); Lot size per county records

Interior

• Kitchen: Kitchen on main level (10 x 10)
• Bedrooms: Four bedrooms (Master and two other bedrooms on main and second levels; additional bedrooms on second level); Bedroom dimensions include multiple 10 x 10 rooms
• Bathrooms: Two full bathrooms
• Heating & cooling: Other heating; Other cooling
• Interior features: Seven total rooms; Unfinished full basement
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $1k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.
• Cap rate 41.5% vs local median 9.5% in Riverdale — 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 69/100 on livability (#434 in IL) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A-; Watch: health & safety C-, schools F, crime F.
• Thornton Twp Hsd 205 (suburban): math 7% / reading 8% proficiency, ranked #594 of 620 in IL (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+7.8%/yr); 76 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).
• At $2,294/mo this rent would consume 74% of the median local household income ($37k/yr) (locally 1868% 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 $346 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 7.8% rent growth), your $14k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 18y 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.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $48,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Crime grade is F 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?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 4.59% ✓
• Cap rate: 41.49%
• Cash-on-cash: 125.71%
• DSCR: 6.59
• GRM: 1.8

CMA / ARV

• ARV (on-the-fly): $216,480
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21 E 140th Ct	0.27mi	5/2.0 (+1)	1,830 (+4%)	1mo	$206,000	$113	75
13827 S Tracy Ave	0.41mi	4/2.0	1,930 (+10%)	5mo	$249,900	$129	60
14116 S Wabash Ave	0.39mi	4/2.0	1,949 (+11%)	7mo	$220,000	$113	58
14209 S Tracy Ave	0.64mi	3/1.5 (-1)	1,700 (-3%)	0mo	$210,000	$124	58
14233 S Wentworth Ave	0.60mi	4/2.5	1,630 (-7%)	2mo	$200,000	$123	56
14115 S Wabash Ave	0.39mi	3/2.0 (-1)	1,600 (-9%)	8mo	$237,000	$148	55
14107 S State St	0.36mi	4/1.0	1,496 (-15%)	8mo	$195,000	$130	47
13809 Forest Ave	0.59mi	5/2.0 (+1)	1,907 (+8%)	8mo	$175,000	$92	47
62 E 144th St	0.73mi	5/2.0 (+1)	1,864 (+6%)	7mo	$235,000	$126	45
14048 Park Ave	0.70mi	3/1.0 (-1)	1,591 (-10%)	2mo	$36,000	$23	41
14206 S Eggleston Ave	0.74mi	3/1.5 (-1)	1,660 (-6%)	13mo	$170,000	$102	38
14305 S Wabash Ave	0.60mi	4/3.0	2,000 (+14%)	10mo	$227,000	$114	36

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 · 7.82% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.93×
• Total profit: $97,011
• Equity at exit: $7,455

10-year hold

• IRR: —
• Equity multiple: 19.41×
• Total profit: $257,794
• Equity at exit: $4,323

Cash invested: $14,000 (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 60827

• Home prices YoY: -31.8%
• Rents YoY: 7.8%
• Active inventory: 76
• Price-to-rent: 1.8×

Monthly cashflow live

• Estimated rent: $2,294 high
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $750/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$482
• Net cashflow: $1,467

Break-even live

Break-even rent $437

Max offer price $50,000

Occupancy floor 31%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13903 S State St Riverdale, IL	4.0	1.5	2300	$2,650	$1.15	24d	1	0.11mi
19 E 140th Ct Riverdale, IL	3.0	2.0	2076	$2,231	$1.07	7d	1	0.28mi
13708 S Wentworth Ave Riverdale, IL	3.0	1.5	1500	$2,200	$1.47	22d	1	0.29mi
14124 Manor Ave Dolton, IL	3.0	2.0	1440	$2,390	$1.66	24d	1	0.55mi
14844 Wabash Ave Dolton, IL	3.0	1.5	1277	$2,320	$1.82	24d	1	1.34mi

Listing history 17 events

1. 2026-06-03
   days on market $50,000 Active 41 DOM
2. 2026-06-02
   days on market $50,000 Active 40 DOM
3. 2026-06-01
   days on market $50,000 Active 39 DOM
4. 2026-05-31
   days on market $50,000 Active 38 DOM
5. 2026-04-23
   listed $50,000 Active
6. 2026-02-18
   historical
7. 2026-01-16
   listed Active
8. 2026-01-16
   historical
9. 2026-01-01
   listed Active
10. 2026-01-01
    historical
11. 2025-12-18
    historical
12. 2025-12-17
    listed Active
13. 2025-11-26
    listed Active
14. 2008-08-03
    historical
15. 2008-02-02
    listed
16. 1998-08-14
    soldstatus $100,000
17. 1983-09-01
    soldstatus $56,000

ⓘ 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 ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,527
• − Mortgage interest: −$2,801
• − Property taxes: −$750
• − Insurance: −$250
• − Repairs & maintenance: −$2,202
• − Management: −$2,202
• − Depreciation: −$1,455
• Taxable income: $17,867
• Est. tax owed @ 24.0%: −$4,288
• After-tax cash flow: $13,312/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: Thornton Twp Hsd 205
• NCES district ID: 1738970
• Math proficiency: 7% ▬ 0.00%
• Reading proficiency: 8% ▼ -2.00%
• Median HH income: $43,392
• Composite: 6.92/100
• National rank: #9976
• State rank: #594 of 620 in IL

Livability — Riverdale

• Score: 69/100
• State rank: #434
• US rank: #8867

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Riverdale, IL
• County: Cook County · 4,486,803 people
• City population: 24,713
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 24,713
• Household income: $37,217
• Rent vs Own: 59.8% rent · 40.2% own
• Severe rent burden: 1868.0

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 Black (88%)
• Race & ethnicity: Black 88% Two or more races 5% Hispanic / Latino 5% White 2%
• Common ancestry: Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -76.39%
• Current HPI: 163.7725
• Rent YoY: ▲ 7.82%
• 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

-10.7% since first listed

13 events — show timeline

• 2026-04-23 Listed $50,000 MRED as Distributed by MLS Grid
• 2026-02-18 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-16 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-16 Listed — MRED as Distributed by MLS Grid
• 2026-01-01 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-01 Listed — MRED as Distributed by MLS Grid
• 2025-12-18 Listing Removed — MRED as Distributed by MLS Grid
• 2025-12-17 Listed — MRED as Distributed by MLS Grid
• 2025-11-26 Listed — MRED as Distributed by MLS Grid
• 2008-08-03 Listing Removed — MRED as Distributed by MLS Grid
• 2008-02-02 Listed — MRED as Distributed by MLS Grid
• 1998-08-14 Sold (Public Records) $100,000 Public Records
• 1983-09-01 Sold (Public Records) $56,000 Public Records

Property tax history

+1.1%/yr

Latest (2023): $3,378 · +113.9% YoY. Source: county tax records.