2410 S 60th Ct · Cicero, IL 60804

$389,900

3 bd · 3.0 ba · 1,203 sqft · MultiFamily public records · 1 Days on market

Built 1954 3,750 sqft lot

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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 +14.8/30.0
• ARV discount +7.5/15.0
• DSCR +4.5/10.0
• 1% rule +4.2/10.0
• Livability +4.1/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 3 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

YELLOW BRICK 3 UNIT IN THE HEART OF CICERO, TWO UNITS OFFER LIVING ROOM, DINING ROOM, KITCHEN AND TWO LARGE SIZE BEDROOMS WITH FULL BATH. GARDEN UNIT OFFERS LIVING ROOM, KITCHEN, TWO BEDROOMS AND FULL BATH. PROPERTY NEEDS SOME TLC, BEING SOLD AS-IS, PERFECT FOR AN INVESTOR LOOKING TO ADD TO THEIR PORTFOLIO, OR FIRST TIME HOME BUYER LOOKING TO PUT IN SOME SWEAT EQUITY. WALKING DISTANCE TO SCHOOLS AND PUBLIC TRANSPORTATION AND MINUTES FROM I55 AND I290 MAKES THIS A SHORT COMMUTE INTO DOWNTOWN CHICAGO AND SURROUNDING SUBURBS. COME TAKE A LOOK AT WHAT THIS BUILDING HAS TO OFFER.

Key facts

• 3,750 sq ft lot
• 2 garage spots
• Built 1954

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/1.0-bath units multifamily listed at $390k.

Deal economics

• At list price, monthly cash flow is $105 ($1k/yr) — positive. Per door: $35/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $359k (7.8% below list).
• Recommended offer: $359k (7.8% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 4.6% 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: 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); 103 active listings in the ZIP; 28 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).
• At $3,594/mo this rent would consume 61% of the median local household income ($71k/yr) (locally 2178% 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 $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $170k; list at $390k implies a 129% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $359,400 (7.8% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 0.92% ✗
• Cap rate: 6.62%
• Cash-on-cash: 1.16%
• DSCR: 1.05
• GRM: 9.0

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: -15.1%
• Equity multiple: 0.46×
• Total profit: $-58,442
• Equity at exit: $58,135

10-year hold

• IRR: -7.5%
• Equity multiple: 0.54×
• Total profit: $-50,245
• Equity at exit: $33,711

Cash invested: $109,172 (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: 103
• Price-to-rent: 27.1×

Monthly cashflow live

• Estimated rent: $3,594 medium
• Mortgage (P&I): −$2,045
• Tax from tax record: −$527 /mo · $6,321/yr
• Insurance: −$162
• HOA: −$0
• Vacancy / Maint / Mgmt: −$755
• Net cashflow: $105

Break-even live

Break-even rent $3,461

Max offer price $389,900

Occupancy floor 92%

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$3,594
Total (3 units)			$3,594

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: $97,475
• Closing costs: $11,697
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1900 S Harvey Ave Unit 2W Berwyn, IL	2.0	1.0	1300	$1,800	$1.38	6d	1	0.56mi
5529 W 22nd Pl #2 Cicero, IL	3.0	1.0	1400	$1,900	$1.36	24d	1	0.65mi
1906 Ridgeland Ave Unit 1st Berwyn, IL	3.0	1.0	1000	$2,350	$2.35	10d	1	0.67mi
1542 S 60th Ct Cicero, IL	3.0	1.0	1390	$2,300	$1.65	11d	1	0.78mi
1822 Gunderson Ave #1 Berwyn, IL	2.0	1.0	900	$1,750	$1.94	20d	1	0.82mi
5400 W 23rd St Unit 2 Cicero, IL	2.0	1.0	1000	$2,000	$2.00	24d	1	0.84mi
2125 Wesley Ave Unit 2 Berwyn, IL	3.0	1.0	1000	$2,200	$2.20	24d	1	0.86mi
2729 Wesley Ave Berwyn, IL	3.0	2.0	1390	$1,000	$0.72	14d	1	0.91mi
1447 Cuyler Ave Berwyn, IL	3.0	1.5	1400	$2,900	$2.07	3d	1	0.97mi
1846 Wesley Ave Berwyn, IL	3.0	1.0	1200	$2,300	$1.92	6d	1	0.98mi
1337 S Austin Blvd Unit 2 Cicero, IL	3.0	1.0	1500	$2,450	$1.63	5d	1	1.05mi
1809 Euclid Ave Berwyn, IL	3.0	2.5	1176	$2,900	$2.47	24d	1	1.06mi
1845 S Oak Park Ave Unit 2 Berwyn, IL	3.0	1.0	1322	$1,650	$1.25	24d	1	1.07mi
1928 Grove Ave Unit 2 Berwyn, IL	2.0	1.0	1000	$1,900	$1.90	24d	1	1.11mi
1801 S Oak Park Ave Unit 1 Berwyn, IL	3.0	1.0	1304	$2,300	$1.76	5d	1	1.12mi
1341 Ridgeland Ave #2 Berwyn, IL	3.0	1.0	960	$2,150	$2.24	17d	1	1.12mi
1628 Euclid Ave Unit 1 Berwyn, IL	3.0	1.0	1500	$2,100	$1.40	24d	1	1.14mi
5309 30th Pl Unit 1 Cicero, IL	2.0	1.0	950	$2,000	$2.11	15d	1	1.16mi
5134 W 21st St #2 Cicero, IL	2.0	1.0	715	$1,700	$2.38	15d	1	1.20mi
1226 S 60th Ct Unit 2 Cicero, IL	2.0	2.0	975	$2,800	$2.87	24d	1	1.21mi
5108 W 21st Pl Cicero, IL	2.0	1.0	875	$1,295	$1.48	7d	1	1.23mi
1220 S Lombard Ave Unit 2 Berwyn, IL	3.0	1.0	1300	$1,650	$1.27	24d	1	1.23mi
1419 Wesley Ave Unit 1 Berwyn, IL	3.0	1.0	1000	$1,800	$1.80	24d	1	1.26mi
2119 S 51st Ave Unit 1 Cicero, IL	2.0	1.0	1100	$1,625	$1.48	2d	1	1.26mi
3020 S Laramie Ave Unit 2F Cicero, IL	3.0	1.0	1000	$1,800	$1.80	3d	1	1.28mi
3200 Oak Park Ave Berwyn, IL	2.0	2.0	1075	$2,200	$2.05	24d	1	1.30mi
5701 W Roosevelt Rd Unit 3W Cicero, IL	2.0	1.0	900	$1,500	$1.67	24d	1	1.33mi
4916 W 29th St Unit 2 Cicero, IL	3.0	1.0	900	$1,750	$1.94	14d	1	1.46mi

Listing history 5 events

1. 2026-06-18
   remarks 581-char remark
2. 2026-06-18
   pricestatusdays on market $389,900 Active 1 DOM
3. 2026-06-18
   days on market Active (Private) 3 DOM
4. 2026-06-17
   days on market Active (Private) 2 DOM
5. 2026-06-16
   listed Active (Private) 1 DOM

ⓘ 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: $6,321 · $527/mo
• Projected year-2 tax: $7,586 · $632/mo
• Expected delta: +$1,265/yr (+$105/mo · 20.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% 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 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $43,128
• − Mortgage interest: −$21,840
• − Property taxes: −$6,321
• − Insurance: −$1,950
• − Repairs & maintenance: −$3,450
• − Management: −$3,450
• − Depreciation: −$11,343
• Taxable loss: −$5,226
• Est. tax savings @ 24.0%: +$1,254
• After-tax cash flow: $2,519/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: 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

• 1996-06-26 Sold (Public Records) $170,000 Public Records

Property tax history

+1.9%/yr

Latest (2023): $6,321 · +13.4% YoY. Source: county tax records.