2764 W 95th Pl · Evergreen Park, IL 60805

$188,700

3 bd · 1.5 ba · 1,457 sqft · SingleFamily public records · 10 Days on market

Built 1947 Est $332k · 43% under

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Listing price $188,700 Great opportunity on this two-story home with attached 1 car garage. It offers approximately 1,457 square feet of living space with 3 bedrooms and 2.1 bathrooms. Built in 1947 many repairs and updates are needed but has potential. Property sold "AS-IS" without contingencies, repairs, warranties, guarantees or representation as to listing accuracy, property information, photo or other depiction included or described herein. Inspect prior bidding. Auction.

Key facts

• Garage
• Built 1947
• Listed 10 days

Property features AI

Finance

• Other: Living area source: Appraiser; Property age: approximately 71–80 years; Parcel number available; Directions provided to property
• HOA & community: No master association fee required

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; Two-story design; Fee simple ownership; Built before 1978
• Construction: Brick and frame construction; Shake roof
• Exterior features: Lot under 0.25 acre

Interior

• Kitchen: Kitchen on main level (10 x 10)
• Bedrooms: 3 bedrooms (Master on main level, two additional bedrooms on second level)
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Partially finished basement; 6 total rooms
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $704 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $189k).
• Cap rate 10.8% vs local median 5.9% in Evergreen Park — 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 87/100 on livability (#14 in IL, #327 nationally) — a professional / high-income tenant draw. Strengths: commute A+, employment A+, housing A+; Watch: crime D+.
• Evergreen Park Chsd 231 (suburban): math 25% / reading 23% proficiency, ranked #303 of 620 in IL (top 49%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 37 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $53k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $188,700

Questions for the listing agent

1. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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?
6. 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.
7. 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.
8. 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: 1.55% ✓
• Cap rate: 10.77%
• Cash-on-cash: 15.98%
• DSCR: 1.71
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $332,196
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2720 W 97th St	0.20mi	3/2.0	1,365 (-6%)	2mo	$376,700	$276	77
9408 S Albany Ave	0.45mi	3/2.0	1,476 (+1%)	2mo	$289,000	$196	73
9631 S Francisco Ave	0.19mi	4/1.5 (+1)	1,291 (-11%)	1mo	$315,000	$244	66
2918 W 99th Pl	0.53mi	3/2.0	1,394 (-4%)	2mo	$310,000	$222	65
9926 S Campbell Ave	0.62mi	3/1.5	1,502 (+3%)	2mo	$402,500	$268	64
9021 S Francisco Ave	0.65mi	4/1.5 (+1)	1,469 (+1%)	1mo	$315,000	$214	62
9304 S Utica Ave	0.46mi	4/2.0 (+1)	1,558 (+7%)	2mo	$300,000	$193	59
2655 W 99th St	0.49mi	2/2.0 (-1)	1,573 (+8%)	0mo	$340,000	$216	57
9820 S California Ave	0.38mi	4/2.0 (+1)	1,271 (-13%)	1mo	$290,000	$228	53
9602 S Troy Ave	0.49mi	3/2.0	1,256 (-14%)	3mo	$380,000	$303	50
2949 W 100th St	0.65mi	3/2.5	1,313 (-10%)	2mo	$305,000	$232	48
2900 W 100th Pl	0.64mi	4/2.0 (+1)	1,586 (+9%)	2mo	$330,000	$208	47

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: 7.0%
• Equity multiple: 1.27×
• Total profit: $14,464
• Equity at exit: $28,136

10-year hold

• IRR: 16.4%
• Equity multiple: 2.35×
• Total profit: $71,219
• Equity at exit: $16,315

Cash invested: $52,836 (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 60805

• Home prices YoY: -34.0%
• Active inventory: 37
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $2,916 medium
• Mortgage (P&I): −$990
• Tax from tax record: −$531 /mo · $6,377/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$612
• Net cashflow: $704

Break-even live

Break-even rent $2,025

Max offer price $188,700

Occupancy floor 71%

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: $47,175
• Closing costs: $5,661
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10043 S Talman Ave Chicago, IL	3.0	2.0	1374	$3,300	$2.40	2d	1	0.69mi
9305 S Homan Ave Unit 1 Evergreen Park, IL	3.0	1.0	893	$2,195	$2.46	16d	1	0.80mi
8755 S Fairfield Ave Evergreen Park, IL	3.0	1.5	1463	$2,900	$1.98	4d	1	0.95mi
10439 S Drake Ave Chicago, IL	3.0	1.5	1165	$3,000	$2.58	1d	1	1.48mi

Listing history 9 events

1. 2026-04-20
   status Pending
2. 2026-04-10
   listed $188,700 Auction
3. 2026-02-17
   historical
4. 2026-02-03
   status Temporarily No Showings
5. 2025-09-15
   historical
6. 2025-08-04
   listed Active
7. 2005-10-31
   soldstatus $280,000
8. 2004-12-28
   soldstatus $241,000
9. 1988-12-01
   soldstatus $73,500

ⓘ 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: $6,377 · $531/mo
• Projected year-2 tax: $6,377 · $531/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

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: $34,986
• − Mortgage interest: −$10,570
• − Property taxes: −$6,377
• − Insurance: −$944
• − Repairs & maintenance: −$2,799
• − Management: −$2,799
• − Depreciation: −$5,489
• Taxable income: $6,008
• Est. tax owed @ 24.0%: −$1,442
• After-tax cash flow: $7,002/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: Evergreen Park Chsd 231
• NCES district ID: 1714580
• Math proficiency: 25% ▼ -10.00%
• Reading proficiency: 23% ▼ -12.00%
• Median HH income: $64,735
• Composite: 22.65/100
• National rank: #8054
• State rank: #303 of 620 in IL

Livability — Evergreen Park

• Score: 87/100
• State rank: #14
• US rank: #327

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Evergreen Park, IL
• City population: 19,498
• Population (ZIP): 19,498

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 0.63)
• Race & ethnicity: White 53% Black 22% Hispanic / Latino 18% Two or more races 10% Asian 3%
• Hispanic origin (detail): Mexican 16% Cuban 1%
• Common ancestry: Romanian 8% Iranian 1% Lithuanian 1%
• Foreign-born: 10% · Canada, Jamaica
• Languages at home: 83% English-only · Spanish 12% Other Indo-European 1% Tagalog/Filipino 1%

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: ▼ -118.60%
• Current HPI: 229.8185
• Rent YoY: —
• Metro: —
• 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

+156.7% since first listed

9 events — show timeline

• 2026-04-20 Pending — MRED as Distributed by MLS Grid
• 2026-04-10 Listed $188,700 MRED as Distributed by MLS Grid
• 2026-02-17 Listing Removed — MRED as Distributed by MLS Grid
• 2026-02-03 Relisted — MRED as Distributed by MLS Grid
• 2025-09-15 Listing Removed — MRED as Distributed by MLS Grid
• 2025-08-04 Listed — MRED as Distributed by MLS Grid
• 2005-10-31 Sold (Public Records) $280,000 Public Records
• 2004-12-28 Sold (Public Records) $241,000 Public Records
• 1988-12-01 Sold (Public Records) $73,500 Public Records

Property tax history

+1.5%/yr

Latest (2023): $6,377 · +32.1% YoY. Source: county tax records.