10002 S Pulaski Rd · Oak Lawn, IL 60453

$115,000

1 bd · 1.0 ba · 700 sqft · Condo · 271 Days on market

Built 1975 Good condition $164/sqft · at area comps Est $111k · at est.

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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 +14.5/30.0
• 1% rule +7.1/10.0
• ARV discount +5.9/15.0
• Rent growth +4.6/5.0
• DSCR +4.4/10.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Top floor condo overlooking the neighborhood and located in an area well noted for safety. As this unit is on the quiet side of the building, make this space your destination for peace. All flooring as well as the breakfast bar are new and sure to inspire even more personalizations. The amount of space in the bedroom is competitive even against that of some houses. This time next year you'll have a new balcony as reconstruction is on the books. Everything you need for everyday living is within walking distance. This is a "say hello" friendly community. Commercial amenities, parks, and schools are all local. You find little reason to go far from home! Negotiations welcome.

Key facts

• New balcony
• New flooring
• New breakfast bar

Tags

• TOP FLOOR CONDO
• NEW FLOORING
• NEW BREAKFAST BAR
• NEW BALCONY
• WALKING DISTANCE AMENITIES
• LOCAL COMMERCIAL AMENITIES

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $115k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $25 ($295/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.5% 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-.
• Chsd 218 (suburban): math 14% / reading 20% proficiency, ranked #454 of 620 in IL (top 73%) — 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); H L Richards High Sch(Campus) (math 17% / reading 20%, grade F, #427 of 693 statewide, top 62%, 1,676 students, 0% FRL).
• Market conditions: Rents rising fast (+8.2%/yr); 190 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 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 $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $32k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 271 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 20% of rent.

Recommended offer $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 271 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.21% ✓
• Cap rate: 6.55%
• Cash-on-cash: 0.92%
• DSCR: 1.04
• GRM: 6.9

CMA / ARV

• ARV (median comp): $111,020
• List price: $115,000
• Delta: 3.59%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -7.5%
• Equity multiple: 0.70×
• Total profit: $-9,506
• Equity at exit: $17,147

10-year hold

• IRR: 8.8%
• Equity multiple: 1.87×
• Total profit: $28,062
• Equity at exit: $9,943

Cash invested: $32,200 (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: 190
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,394 high
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA est. from 4 same-building comps: −$282
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $25

Break-even live

Break-even rent $1,363

Max offer price $115,000

Occupancy floor 93%

Sensitivity live

Price	-10% $104	-5% $64	+0% $25	+5% $-15	+10% $-55
Rent	-10% $-86	-5% $-30	+0% $25	+5% $80	+10% $135
Rate	-1.0pp $83	-0.5pp $54	base $25	+0.5pp $-5	+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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4325 W 95th St Unit 26 Oak Lawn, IL	1.0	1.0	500	$1,200	$2.40	27d	1	0.78mi
4333 W 95th St Apt 3 Oak Lawn, IL	1.0	1.0	500	$1,200	$2.40	27d	1	0.79mi
9739 S Kedzie Ave Evergreen Park, IL	1.0–2.0	1.0	825	$1,455	$1.76	1d	1	1.08mi
4134 W 90th St Hometown, IL	2.0	1.0	740	$1,500	$2.03	23d	1	1.28mi
4831 Columbus Dr Unit 4835-2 Oak Lawn, IL	1.0	1.0	685	$1,595	$2.33	7d	1	1.36mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-22
   days on market $115,000 Active 271 DOM
2. 2026-06-21
   days on market $115,000 Active 270 DOM
3. 2026-06-18
   days on market $115,000 Active 267 DOM
4. 2026-06-17
   days on market $115,000 Active 266 DOM
5. 2026-06-16
   days on market $115,000 Active 265 DOM
6. 2026-06-15
   days on market $115,000 Active 264 DOM
7. 2026-06-13
   days on market $115,000 Active 262 DOM
8. 2026-06-09
   days on market $115,000 Active 258 DOM
9. 2026-06-08
   days on market $115,000 Active 257 DOM
10. 2026-06-07
    days on market $115,000 Active 256 DOM
11. 2026-06-04
    days on market $115,000 Active 253 DOM
12. 2026-06-03
    days on market $115,000 Active 252 DOM
13. 2026-06-02
    days on market $115,000 Active 251 DOM
14. 2026-06-01
    days on market $115,000 Active 250 DOM
15. 2026-05-31
    days on market $115,000 Active 249 DOM
16. 2025-09-24
    listed $115,000 Active 690-char remark

    Show marketing remark (690 chars)

    Top floor condo overlooking the neighborhood and located in an area well noted for safety. As this unit is on the quiet side of the building, make this space your destination for peace. All flooring as well as the breakfast bar are new and sure to inspire even more personalizations. The amount of space in the bedroom is competitive even against that of some houses. This time next year you'll have a new balcony as reconstruction is on the books. Everything you need for everyday living is within walking distance. This is a "say hello" friendly community. Commercial amenities, parks, and schools are all local. You find little reason to go far from home! Negotiations welcome.

ⓘ 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 ≥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: $16,729
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$1,338
• − Management: −$1,338
• − HOA: −$3,384
• − Depreciation: −$3,345
• Taxable loss: −$1,419
• Est. tax savings @ 24.0%: +$340
• After-tax cash flow: $636/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 · 12 photos

Good 75/100 Cosmetic rehab

This top-floor condo is in good condition with recent updates and a good location. Minor touch-ups and maintenance would further enhance its value.

Value-add opportunities

• Resale Paint common areas — Fresh paint enhances curb appeal and interior aesthetics.
• Rental Replace carpet in common areas — New carpet improves comfort and reduces maintenance costs for tenants.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint common areas — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Rental Replace carpet in common areas — New carpet improves comfort and reduces maintenance costs for tenants. ↑

ⓘ 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: Chsd 218
• NCES district ID: 1706540
• Math proficiency: 14% ▼ -4.00%
• Reading proficiency: 20% ▼ -1.00%
• Median HH income: $57,166
• Composite: 16.09/100
• National rank: #9235
• State rank: #454 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

• 2025-09-24 Listed $115,000 ForSaleByOwner.com