3243 S 49th Ave #103 · Cicero, IL 60804

$124,000

1 bd · 1.0 ba · 900 sqft · Condo · 86 Days on market

Good condition $265/mo HOA · 18% 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 +14.6/30.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• DSCR +4.4/10.0
• Livability +4.1/5.0
• Condition / age +3.8/5.0
• Rent growth +3.1/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Bright, spacious 1 bedroom condo. Updates include new flooring, paint throughout, doors, trim, stainless steel appliances, white shaker kitchen cabinets, pristine countertop and much more. This is a must see.

Key facts

• New flooring
• Pristine countertop
• $265 HOA

Tags

• NEW FLOORING
• STAINLESS STEEL APPLIANCES
• WHITE SHAKER KITCHEN CABINETS
• PRISTINE COUNTERTOP

Property features AI

Finance

• Other: Part of a 6-unit building; Living area is an estimate
• HOA & community: Monthly association fee of $265 covering exterior maintenance, lawn care, scavenger and snow removal; Pets allowed (cats and dogs) with limits; maximum pet weight 30 lbs

Exterior

• Parking: One parking space
• Utilities: Water source: Lake Michigan; Public sewer
• Home design: Attached single condo; Entry at level 1; Fee simple ownership; Brick construction
• Construction: Built 41–50 years ago; Built before 1978
• Exterior features: Lot dimensions approximately 25 x 125; Commuter-friendly location with access to commuter bus, commuter train and interstate

Interior

• Kitchen: Range; Refrigerator; Kitchen (main level) — 9 x 8
• Bedrooms: Master bedroom (main level) — 17 x 12; Additional bedrooms (2) — listed as Bedroom 2 and Bedroom 3
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heating
• Interior features: Four total rooms
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $124k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $29 ($350/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $124k).
• Recommended offer: $117k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.6% vs local median 4.5% in Cicero — 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 82/100 on livability (#77 in IL, #1,276 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+.
• J S Morton Hsd 201 (suburban): math 9% / reading 14% proficiency, ranked #557 of 620 in IL (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Unity Jr High School (math 6% / reading 10%, grade F, #608 of 665 statewide, top 92%, 2,054 students, 0% FRL); J Sterling Morton East High Sch (math 7% / reading 11%, grade F, #580 of 693 statewide, top 84%, 3,445 students, 0% FRL).
• Market conditions: Rents rising (+2.4%/yr); 109 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $857 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($117k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $116,560 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.18% ✓
• Cap rate: 6.58%
• Cash-on-cash: 1.01%
• DSCR: 1.04
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.43% rent growth · sell at horizon

5-year hold

• IRR: -15.3%
• Equity multiple: 0.46×
• Total profit: $-18,880
• Equity at exit: $18,489

10-year hold

• IRR: -7.8%
• Equity multiple: 0.52×
• Total profit: $-16,666
• Equity at exit: $10,721

Cash invested: $34,720 (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 60804

• Rents YoY: 2.4%
• Active inventory: 109
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,457 high
• Mortgage (P&I): −$650
• Tax est. 1.5%: −$155 /mo · $1,860/yr
• Insurance: −$52
• HOA: −$265
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $29

Break-even live

Break-even rent $1,420

Max offer price $124,000

Occupancy floor 93%

Sensitivity live

Price	-10% $115	-5% $72	+0% $29	+5% $-14	+10% $-56
Rent	-10% $-86	-5% $-28	+0% $29	+5% $87	+10% $144
Rate	-1.0pp $92	-0.5pp $61	base $29	+0.5pp $-3	+1.0pp $-36

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: $31,000
• Closing costs: $3,720
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5309 30th Pl Unit 1 Cicero, IL	2.0	1.0	950	$2,000	$2.11	17d	1	0.58mi
2341 S 53rd Ave Cicero, IL	1.0	1.0	700	$960	$1.37	26d	1	1.11mi
5400 W 23rd St Unit 2 Cicero, IL	2.0	1.0	1000	$2,000	$2.00	26d	1	1.30mi
5042 W 21st Pl Unit 8 Cicero, IL	—	1.0	700	$1,050	$1.50	17d	1	1.33mi
5040 W 21st Pl Unit 9 Cicero, IL	—	1.0	600	$1,050	$1.75	17d	1	1.34mi
2119 S 51st Ave Unit 1 Cicero, IL	2.0	1.0	1100	$1,625	$1.48	4d	1	1.34mi
5108 W 21st Pl Cicero, IL	2.0	1.0	875	$1,295	$1.48	9d	1	1.34mi
2123 S 51st Ct Unit 101 Cicero, IL	1.0	1.0	600	$1,195	$1.99	5d	1	1.35mi
5134 W 21st St #2 Cicero, IL	2.0	1.0	715	$1,700	$2.38	17d	1	1.43mi
1903 S 49th Ave Cicero, IL	2.0	1.0	1000	$1,600	$1.60	16d	1	1.50mi
1903 S 49th Ave Unit 1 Cicero, IL	2.0	1.0	1000	$1,600	$1.60	17d	1	1.50mi

HOA detail condo

• Monthly dues: $265 · $3,180/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-21
   days on market $124,000 Active 86 DOM
2. 2026-06-18
   days on market $124,000 Active 83 DOM
3. 2026-06-17
   days on market $124,000 Active 82 DOM
4. 2026-06-16
   days on market $124,000 Active 81 DOM
5. 2026-06-15
   days on market $124,000 Active 80 DOM
6. 2026-06-13
   days on market $124,000 Active 78 DOM
7. 2026-06-09
   days on market $124,000 Active 74 DOM
8. 2026-06-08
   days on market $124,000 Active 73 DOM
9. 2026-06-07
   days on market $124,000 Active 72 DOM
10. 2026-06-04
    days on market $124,000 Active 69 DOM
11. 2026-06-03
    days on market $124,000 Active 68 DOM
12. 2026-06-02
    days on market $124,000 Active 67 DOM
13. 2026-06-01
    days on market $124,000 Active 66 DOM
14. 2026-05-31
    days on market $124,000 Active 65 DOM
15. 2026-03-26
    listed $124,000 Active

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 71% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,486
• − Mortgage interest: −$6,946
• − Property taxes: −$1,860
• − Insurance: −$620
• − Repairs & maintenance: −$1,399
• − Management: −$1,399
• − HOA: −$3,180
• − Depreciation: −$3,607
• Taxable loss: −$1,525
• Est. tax savings @ 24.0%: +$366
• After-tax cash flow: $716/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.

Condition & rehab AI · 14 photos

Good 75/100 Cosmetic rehab

This 1-bedroom condo is in good condition with recent updates, including new flooring and paint. It's ready for move-in and would benefit from exterior painting and landscaping to further enhance its value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Landscaping — Improves curb appeal and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Landscaping — Improves curb appeal and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: J S Morton Hsd 201
• NCES district ID: 1726880
• Math proficiency: 9% ▲ 1.00%
• Reading proficiency: 14% ▼ -1.00%
• Median HH income: $48,698
• Composite: 10.73/100
• National rank: #9768
• State rank: #557 of 620 in IL

Livability — Cicero

• Score: 82/100
• State rank: #77
• US rank: #1276

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cicero, IL
• County: Cook County · 4,486,803 people
• City population: 82,797
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 82,797
• Household income: $70,842
• Rent vs Own: 45.4% rent · 54.6% own
• Severe rent burden: 2178.0

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 Hispanic (89%)
• Race & ethnicity: Hispanic / Latino 89% Two or more races 17% White 7% Black 3% Native American 2%
• Hispanic origin (detail): Mexican 80% Puerto Rican 3%
• Common ancestry: Romanian 2%
• Foreign-born: 40% · Canada, Jamaica
• Languages at home: 18% English-only · Spanish 80%

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: ▼ -165.38%
• Current HPI: 262.83
• Rent YoY: ▲ 2.43%
• 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

• 2026-03-26 Listed $124,000 MRED as Distributed by MLS Grid