906 S 9th Ave · Maywood, IL 60153

$119,000

3 bd · 1.5 ba · 897 sqft · SingleFamily public records · 94 Days on market

Built 1918 4,878 sqft lot Est $205k · 42% under ↓ 4% since listing

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Don't Miss Out!!! This is an excellent opportunity to own a 3 bedroom 2 bathroom home in the Village of Maywood. The home is in need of some work, but has a lot of upside once updated. The property is located near schools, parks, retail, and public transportation.

Key facts

• 4,878 sq ft lot
• 2 garage spots
• Built 1918

Property features AI

Finance

• HOA & community: No master association fee required

Exterior

• Parking: Detached garage (garage owned); Two total parking spaces (2 garage spaces)
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; Single-story layout; Fee simple ownership; Home is over 100 years old; Built before 1978
• Construction: Stucco exterior
• Exterior features: Lot dimensions approximately 37 x 132; Lot smaller than 0.25 acre; Shared driveway

Interior

• Kitchen: Kitchen on main level (12 x 10, vinyl flooring)
• Bedrooms: 3 bedrooms total; Master bedroom on main level; Second bedroom on second level (10 x 12, vinyl flooring); Third bedroom on main level (10 x 11, vinyl flooring)
• Flooring: Hardwood flooring in living room, dining room, and master bedroom; Vinyl flooring in kitchen, family room, and two bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas forced air heating
• Interior features: Seven total rooms; Partially finished full basement
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $524 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $119k).
• Recommended offer: $108k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.6% vs local median 4.5% in Maywood — 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 78/100 on livability (#146 in IL, #2,694 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: health & safety C-, crime D+, schools F.
• Maywood-Melrose Park-Broadview 89 (suburban): math 14% / reading 21% proficiency, ranked #738 of 919 in IL (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 72 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 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 $823 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $11k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1918 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $108,290 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1918 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. Crime grade is D 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?
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: 1.43% ✓
• Cap rate: 11.57%
• Cash-on-cash: 18.86%
• DSCR: 1.84
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $204,516
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
639 S 12th Ave	0.19mi	3/2.0	945 (+5%)	1mo	$310,000	$328	79
1430 S 10th Ave	0.38mi	4/2.0 (+1)	920 (+3%)	6mo	$175,000	$190	66
624 S 19th Ave	0.65mi	3/1.0	894 (-0%)	9mo	$140,000	$157	60
512 S 9th Ave	0.23mi	3/1.5	968 (+8%)	22mo	$221,000	$228	58
1400 S 2nd Ave	0.54mi	2/1.5 (-1)	979 (+9%)	1mo	$150,000	$153	54
314 S 9th Ave	0.35mi	3/1.0	991 (+10%)	16mo	$230,000	$232	51
1911 S 11th Ave	0.72mi	2/1.0 (-1)	975 (+9%)	1mo	$160,000	$164	44
1917 S 9th Ave	0.73mi	3/2.0	792 (-12%)	1mo	$138,500	$175	44
150 S 13th Ave	0.54mi	2/2.0 (-1)	1,025 (+14%)	11mo	$279,900	$273	35
1200 S 3rd Ave	0.42mi	2/1.0 (-1)	1,018 (+14%)	20mo	$170,000	$167	34
1241 S 19th Ave	0.67mi	2/1.5 (-1)	816 (-9%)	20mo	$240,000	$294	32
636 S 19th Ave	0.65mi	2/2.0 (-1)	1,010 (+13%)	23mo	$235,000	$233	22

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.7%
• Equity multiple: 1.42×
• Total profit: $14,096
• Equity at exit: $17,743

10-year hold

• IRR: 19.8%
• Equity multiple: 2.66×
• Total profit: $55,326
• Equity at exit: $10,289

Cash invested: $33,320 (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 60153

• Home prices YoY: -20.5%
• Active inventory: 72
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,704 high
• Mortgage (P&I): −$624
• Tax est. 1.5%: −$149 /mo · $1,785/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $524

Break-even live

Break-even rent $1,041

Max offer price $119,000

Occupancy floor 64%

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
903 S 5th Ave Unit 2D Maywood, IL	3.0	2.0	1008	$2,100	$2.08	1d	1	0.28mi
404 School St Maywood, IL	2.0	1.0	737	$1,565	$2.12	1d	1	0.31mi
218 S 13th Ave Unit 2 Maywood, IL	2.0	1.0	1050	$1,650	$1.57	5d	1	0.46mi
323 22nd Ave Unit G Bellwood, IL	2.0	1.0	750	$1,750	$2.33	24d	1	0.95mi
2040 16th Ave Unit 2C Broadview, IL	2.0	1.0	900	$1,595	$1.77	13d	1	1.02mi
312 23rd Ave Unit 2 Bellwood, IL	2.0	1.0	850	$1,775	$2.09	20d	1	1.04mi
12 23rd Ave Melrose Park, IL	2.0	1.0	850	$1,775	$2.09	20d	1	1.19mi
12 23rd Ave Melrose Park, IL	2.0	1.0	850	$1,775	$2.09	12d	1	1.19mi
8280 Roosevelt Rd Unit 1S-8284 Forest Park, IL	2.0	1.0	800	$1,495	$1.87	1d	1	1.44mi
2416 W Roosevelt Rd Apt 1S Broadview, IL	2.0	1.0	884	$1,475	$1.67	24d	1	1.48mi
1419 N 16th Ave Melrose Park, IL	2.0	1.0	1000	$1,650	$1.65	1d	1	1.48mi
3108 Saint Charles Rd Unit 2B Bellwood, IL	2.0	1.0	750	$1,550	$2.07	24d	1	1.49mi

Listing history 20 events

1. 2026-06-18
   days on market $119,000 Active 94 DOM
2. 2026-06-17
   days on market $119,000 Active 93 DOM
3. 2026-06-16
   days on market $119,000 Active 92 DOM
4. 2026-06-15
   days on market $119,000 Active 91 DOM
5. 2026-06-13
   days on market $119,000 Active 89 DOM
6. 2026-06-13
   days on market $119,000 Active 88 DOM
7. 2026-06-10
   price $119,000 Active 85 DOM
8. 2026-06-09
   days on market $124,900 Active 85 DOM
9. 2026-06-08
   days on market $124,900 Active 84 DOM
10. 2026-06-07
    days on market $124,900 Active 83 DOM
11. 2026-06-04
    days on market $124,900 Active 80 DOM
12. 2026-06-03
    days on market $124,900 Active 79 DOM
13. 2026-06-02
    days on market $124,900 Active 78 DOM
14. 2026-06-01
    days on market $124,900 Active 77 DOM
15. 2026-05-31
    days on market $124,900 Active 76 DOM
16. 2026-04-24
    price $124,900
17. 2026-03-16
    listed $129,900 Active
18. 2023-06-09
    status Pending
19. 2023-06-09
    historical
20. 2023-05-13
    listed 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 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 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,446
• − Mortgage interest: −$6,666
• − Property taxes: −$1,785
• − Insurance: −$595
• − Repairs & maintenance: −$1,636
• − Management: −$1,636
• − Depreciation: −$3,462
• Taxable income: $4,667
• Est. tax owed @ 24.0%: −$1,120
• After-tax cash flow: $5,164/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: Maywood-Melrose Park-Broadview 89
• NCES district ID: 1725110
• Math proficiency: 14% ▲ 1.00%
• Reading proficiency: 21% ▲ 4.00%
• Median HH income: $45,567
• Composite: 18.75/100
• National rank: #14003
• State rank: #738 of 919 in IL

Livability — Maywood

• Score: 78/100
• State rank: #146
• US rank: #2694

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Maywood, IL
• County: Cook County · 4,486,803 people
• City population: 23,201
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 23,201
• Household income: $68,815
• Rent vs Own: 40.0% rent · 60.0% own
• Severe rent burden: 869.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Black 57% Hispanic / Latino 33% Two or more races 11% White 6%
• Hispanic origin (detail): Mexican 28% Puerto Rican 3%
• Common ancestry: Romanian 1% British 1%
• Foreign-born: 14% · Canada, Jamaica
• Languages at home: 68% English-only · Spanish 30% French/Haitian/Cajun 2%

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: ▼ -86.90%
• Current HPI: 336.2159
• Rent YoY: —
• 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

-3.8% since first listed

5 events — show timeline

• 2026-04-24 Price Changed $124,900 MRED as Distributed by MLS Grid
• 2026-03-16 Listed $129,900 MRED as Distributed by MLS Grid
• 2023-06-09 Pending — MRED as Distributed by MLS Grid
• 2023-06-09 Listing Removed — MRED as Distributed by MLS Grid
• 2023-05-13 Listed — MRED as Distributed by MLS Grid

Property tax history

+17.7%/yr

Latest (2023): $7,755 · -4.9% YoY. Source: county tax records.