9520 Mayfield Ave #212 · Oak Lawn, IL 60453

$124,900

1 bd · 1.0 ba · 850 sqft · Condo · 25 Days on market

Built 1969 Good condition $312/mo HOA · 18% of rent

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Why this score? — see what drove the C 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 +20.5/30.0
• 1% rule +8.6/10.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• Rent growth +4.6/5.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Carefree living is yours in this clean, affordable and updated 1 bedroom condo in the desirable, well maintained Stonegate Condominiums! Nothing to do here except move in! No stairs in this elevator building with exterior parking plus plenty of visitor parking. You will feel comfortable as all public areas, hallways and stairwells feature security cameras. This home has been freshly painted, professionally cleaned and had new carpeting installed. The coin-operated laundry room is just a few steps away. Large rooms feature two very large windows with sliding doors leading to a double balcony allowing an abundance of natural light. Plenty of closet space plus an additional storage locker. The

Key facts

• Security cameras
• Indoor swimming pool
• Double balcony

Tags

• ELEVATOR BUILDING
• DOUBLE BALCONY
• SECURITY CAMERAS
• COIN OPERATED LAUNDRY
• INDOOR SWIMMING POOL
• SAUNA

Property features AI

Finance

• Other: Unit in a building with 82 units; Living area reported as estimated; Subdivision: Stonegate; Management: Manager off-site; Possession at closing
• HOA & community: Monthly association fee of $312; Association covers heat, parking, insurance, security, TV/Cable, exercise facilities, pool, exterior maintenance, scavenger, and snow removal; Building amenities include coin laundry, exercise room, storage, party room, indoor pool, sauna, and security door locks; Manager off-site; Pets allowed (cats OK)

Exterior

• Parking: 1 parking space (unassigned); Guest parking available; Other parking options
• Security: Security door lock(s)
• Utilities: Public water; Public sewer; Electric with circuit breakers; Cable available
• Home design: Attached single (one-bedroom condo model); Low rise condominium (1-3 stories); Entry level at 2
• Construction: Brick construction; Building age approximately 51-60 years; Built before 1978
• Exterior features: Balcony; Common lot/grounds

Interior

• Kitchen: Kitchen on main level (13 x 15) with tile flooring
• Bedrooms: Master bedroom on main level (12 x 13) with blinds and carpet; Additional bedrooms (listed as Bedroom 2 and Bedroom 3)
• Flooring: Carpet in living areas and master bedroom; Tile in kitchen
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Steam and baseboard heating with individual controls; Wall air conditioning unit(s)
• Interior features: Elevator; Window screens; Ceiling fan(s)
• Laundry & utility: Laundry in common area

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $125k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $164 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.9% 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: 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); 188 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals leasing fast (median 13d 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 $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $35k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($123k) 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 $123,026 (1.5% below list)

Questions for the listing agent

1. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.36% ✓
• Cap rate: 7.86%
• Cash-on-cash: 5.61%
• DSCR: 1.25
• GRM: 6.1

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: -0.5%
• Equity multiple: 0.98×
• Total profit: $-645
• Equity at exit: $18,623

10-year hold

• IRR: 14.9%
• Equity multiple: 2.56×
• Total profit: $54,501
• Equity at exit: $10,799

Cash invested: $34,972 (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: 188
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,695 high
• Mortgage (P&I): −$655
• Tax est. 1.5%: −$156 /mo · $1,874/yr
• Insurance: −$52
• HOA: −$312
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $164

Break-even live

Break-even rent $1,488

Max offer price $124,900

Occupancy floor 85%

Sensitivity live

Price	-10% $250	-5% $207	+0% $164	+5% $120	+10% $77
Rent	-10% $30	-5% $97	+0% $164	+5% $231	+10% $297
Rate	-1.0pp $227	-0.5pp $195	base $164	+0.5pp $131	+1.0pp $98

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6101 W 94th St Unit A2 Oak Lawn, IL	2.0	2.0	1100	$1,900	$1.73	6d	1	0.30mi
9517 Minnick Ave Oak Lawn, IL	2.0	2.0	900	$2,000	$2.22	6d	1	0.73mi
9522 S 53rd Ave Unit 1N Oak Lawn, IL	2.0	1.0	900	$2,150	$2.39	11d	1	0.76mi
9522 S 53rd Ave Unit 1S Oak Lawn, IL	1.0	1.0	800	$1,900	$2.38	25d	1	0.76mi
9522 S 53rd Ave Unit 3S Oak Lawn, IL	2.0	1.0	900	$2,150	$2.39	25d	1	0.76mi
10326 Mayfield Ave Apt 2S Oak Lawn, IL	2.0	1.0	850	$1,650	$1.94	19d	1	1.02mi
10326 Mayfield Ave Oak Lawn, IL	2.0	1.0	850	$1,650	$1.94	18d	1	1.02mi
5901 W 87th St Unit 3W Oak Lawn, IL	2.0	2.0	960	$2,100	$2.19	0d	1	1.02mi
10210 Ridgeland Ave Chicago Ridge, IL	1.0	1.0	700	$1,500	$2.14	17d	1	1.05mi
10210 Ridgeland Ave Chicago Ridge, IL	1.0	1.0	700	$1,425	$2.04	0d	2	1.06mi
6139 Marshall Ave Apt 1E Chicago Ridge, IL	2.0	2.0	950	$1,850	$1.95	3d	1	1.07mi
10408 Menard Ave Unit 2B Oak Lawn, IL	1.0	1.0	800	$1,495	$1.87	13d	1	1.13mi
6005 Marshall Ave #8 Chicago Ridge, IL	2.0	1.0	1000	$1,700	$1.70	5d	1	1.18mi
10435 Menard Ave Oak Lawn, IL	2.0	2.0	1050	$1,850	$1.76	25d	1	1.20mi
10435 Menard Ave Oak Lawn, IL	2.0	1.0	850	$1,750	$2.06	0d	1	1.20mi
10435 Menard Ave Oak Lawn, IL	1.0	1.0	750	$1,475	$1.97	17d	1	1.20mi
10410 Moody Ave Unit 1S Chicago Ridge, IL	2.0	1.0	900	$1,600	$1.78	13d	1	1.22mi
10410 Moody Ave Unit BS Chicago Ridge, IL	—	1.0	850	$1,275	$1.50	17d	1	1.22mi
5644 105th St Unit 2W Oak Lawn, IL	2.0	1.0	1100	$1,750	$1.59	25d	1	1.22mi
4831 Columbus Dr Unit 4835-2 Oak Lawn, IL	1.0	1.0	685	$1,595	$2.33	6d	1	1.35mi
10541 Parkside Ave Unit 2W Chicago Ridge, IL	2.0	2.0	1000	$1,700	$1.70	11d	1	1.35mi
9950 Sayre Ave Unit 108 Chicago Ridge, IL	2.0	1.0	900	$1,400	$1.56	21d	1	1.47mi
8633 Leamington Ave Unit GN Burbank, IL	1.0	1.0	650	$1,300	$2.00	4d	1	1.49mi

HOA detail condo

• Monthly dues: $312 · $3,744/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-21
   days on market $124,900 Active 25 DOM
2. 2026-06-18
   days on market $124,900 Active 22 DOM
3. 2026-06-17
   days on market $124,900 Active 21 DOM
4. 2026-06-16
   days on market $124,900 Active 20 DOM
5. 2026-06-15
   days on market $124,900 Active 19 DOM
6. 2026-06-13
   days on market $124,900 Active 17 DOM
7. 2026-06-13
   days on market $124,900 Active 16 DOM
8. 2026-06-09
   days on market $124,900 Active 13 DOM
9. 2026-06-08
   days on market $124,900 Active 12 DOM
10. 2026-06-07
    days on market $124,900 Active 11 DOM
11. 2026-06-04
    days on market $124,900 Active 8 DOM
12. 2026-06-03
    days on market $124,900 Active 7 DOM
13. 2026-06-02
    days on market $124,900 Active 6 DOM
14. 2026-06-01
    days on market $124,900 Active 5 DOM
15. 2026-05-31
    days on market $124,900 Active 4 DOM
16. 2026-05-14
    historical Contingent - No Showings
17. 2026-05-12
    listed $124,900 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) · 75% 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 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,336
• − Mortgage interest: −$6,996
• − Property taxes: −$1,874
• − Insurance: −$624
• − Repairs & maintenance: −$1,627
• − Management: −$1,627
• − HOA: −$3,744
• − Depreciation: −$3,633
• Taxable income: $210
• Est. tax owed @ 24.0%: −$50
• After-tax cash flow: $1,913/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 1-bedroom condo in Stonegate Condominiums is in good condition with minor repairs needed. Updates to the kitchen and bathroom would significantly increase its value for both resale and rental.

Repairs flagged

• Minor kitchen cabinets — slight wear
• Minor bathroom fixtures — standard, could be updated

Value-add opportunities

• Both update kitchen cabinets — modernizes space, improves resale
• Both update bathroom fixtures — enhances curb appeal, improves rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · slight wear	Minor	$500–3,000
bathroom fixtures · standard, could be updated	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both update kitchen cabinets — modernizes space, improves resale ↑
• Both update bathroom fixtures — enhances curb appeal, improves 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: 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

2 events — show timeline

• 2026-05-14 Contingent — MRED as Distributed by MLS Grid
• 2026-05-12 Listed $124,900 MRED as Distributed by MLS Grid