10842 Claridge Ave · Westchester, IL 60154

$299,500

2 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 101 Days on market

Built 1956 6,534 sqft lot Est $363k · 18% under

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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 +16.0/30.0
• ARV discount +15.0/15.0
• DSCR +5.0/10.0
• 1% rule +4.9/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

What an opportunity this property provides! A ranch style two bedroom, single bath, with a nice layout and two car detached garage. Great location near I-88, I-290 & I-294! Look at this one before it is gone!!

Key facts

• Public sewer
• Updated hvac system
• Newer water heater

Tags

• UPDATED HVAC SYSTEM
• UPDATED ROOF
• NEWER WATER HEATER
• FULL SUITE OF APPLIANCES
• NO HOA
• PUBLIC SEWER

Property features AI

Finance

• Other: Ownership: Fee simple
• HOA & community: No master association fee required

Exterior

• Parking: Attached garage (2 garage spaces, 2 total parking spaces)
• Utilities: Public sewer; Public water (also lists well); Electric power available
• Home design: Detached single-family home; One-story
• Construction: Built approximately 61–70 years ago; Built before 1978; Construction materials: Other
• Exterior features: Lot smaller than 0.25 acre; Lot dimensions: 6552

Interior

• Kitchen: Kitchen on the main level (approx. 13 x 12)
• Bedrooms: Two bedrooms (both on the main level); Master bedroom on the main level
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Four total rooms
• Laundry & utility: Main-level laundry room (approx. 9 x 9)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $150 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $296k (1.1% below list).
• Recommended offer: $273k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.9% vs local median 4.4% in Westchester — 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 83/100 on livability (#57 in IL, #1,029 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: health & safety D+, amenities F.
• Proviso Twp Hsd 209 (suburban): math 12% / reading 17% proficiency, ranked #507 of 620 in IL (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Westchester Primary School (380 students, 0% FRL); Westchester Middle School (math 22% / reading 34%, grade F, #284 of 665 statewide, top 44%, 323 students, 0% FRL); Proviso West High School (math 6% / reading 11%, grade F, #584 of 693 statewide, top 85%, 1,868 students, 0% FRL).
• Market conditions: 44 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 27d on market — plan ~3-4 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 $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($273k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y ago 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.
• Current owner paid $160k; list at $300k implies a 87% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $272,545 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 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 1956 — 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. 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 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: 0.99% ✗
• Cap rate: 6.89%
• Cash-on-cash: 2.14%
• DSCR: 1.10
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $363,264
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11138 Shaw St	0.33mi	2/1.0	988 (-6%)	2mo	$225,000	$228	72
11104 Boeger Ct	0.40mi	3/2.0 (+1)	1,086 (+3%)	5mo	$395,000	$364	63
11153 Shakespeare St	0.31mi	3/1.5 (+1)	1,141 (+8%)	3mo	$380,000	$333	62
10461 Dorchester St	0.53mi	2/1.0	991 (-6%)	7mo	$320,000	$323	59
11121 Martindale Dr	0.41mi	3/2.0 (+1)	1,123 (+6%)	3mo	$390,000	$347	59
1637 Heidorn Ave	0.58mi	2/2.0	980 (-7%)	1mo	$365,000	$372	56
1624 Boeger Ave	0.58mi	2/2.0	992 (-6%)	3mo	$339,000	$342	56
1926 Buckingham Ave	0.38mi	3/2.0 (+1)	1,168 (+11%)	2mo	$355,000	$304	54
10913 Martindale Dr	0.29mi	3/2.0 (+1)	1,195 (+13%)	2mo	$550,000	$460	53
11226 Mandel Ave	0.45mi	3/2.0 (+1)	1,172 (+11%)	1mo	$450,000	$384	51
11053 Mandel Ave	0.44mi	3/2.0 (+1)	1,173 (+11%)	2mo	$360,000	$307	50
1908 Sunnyside Ave	0.45mi	2/2.0	1,200 (+14%)	3mo	$413,200	$344	50

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: -12.9%
• Equity multiple: 0.54×
• Total profit: $-38,884
• Equity at exit: $44,656

10-year hold

• IRR: -3.8%
• Equity multiple: 0.75×
• Total profit: $-21,105
• Equity at exit: $25,895

Cash invested: $83,860 (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 60154

• Active inventory: 44
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,963 high
• Mortgage (P&I): −$1,571
• Tax from tax record: −$496 /mo · $5,953/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$622
• Net cashflow: $150

Break-even live

Break-even rent $2,774

Max offer price $299,500

Occupancy floor 90%

Sensitivity live

Price	-10% $319	-5% $234	+0% $150	+5% $65	+10% $-20
Rent	-10% $-85	-5% $33	+0% $150	+5% $267	+10% $384
Rate	-1.0pp $300	-0.5pp $226	base $150	+0.5pp $72	+1.0pp $-7

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: $74,875
• Closing costs: $8,985
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10813 Berkshire St Westchester, IL	3.0	2.0	1244	$3,600	$2.89	0d	1	0.10mi
1919 S Wolf Rd Unit 2-219 Hillside, IL	1.0	1.0	707	$1,475	$2.09	26d	1	0.45mi
10351 Canterbury St Unit 2E Westchester, IL	2.0	1.0	850	$1,650	$1.94	26d	1	0.88mi
13 Scotdale Rd Unit 4 La Grange Park, IL	3.0	1.5	1000	$2,300	$2.30	26d	1	0.97mi
1 Acerra Dr Hillside, IL	1.0	1.0	800	$1,325	$1.66	9d	1	1.20mi
1215 Balmoral Ave Unit 2 Westchester, IL	3.0	1.5	1500	$2,950	$1.97	17d	1	1.34mi
1215 Balmoral Ave Unit 1 Westchester, IL	3.0	1.5	1500	$2,750	$1.83	26d	1	1.34mi

Listing history 32 events

1. 2026-06-21
   days on market $299,500 Active 101 DOM
2. 2026-06-18
   days on market $299,500 Active 98 DOM
3. 2026-06-17
   days on market $299,500 Active 97 DOM
4. 2026-06-16
   days on market $299,500 Active 96 DOM
5. 2026-06-15
   days on market $299,500 Active 95 DOM
6. 2026-06-13
   days on market $299,500 Active 93 DOM
7. 2026-06-13
   days on market $299,500 Active 92 DOM
8. 2026-06-09
   days on market $299,500 Active 89 DOM
9. 2026-06-08
   days on market $299,500 Active 88 DOM
10. 2026-06-07
    days on market $299,500 Active 87 DOM
11. 2026-06-04
    days on market $299,500 Active 84 DOM
12. 2026-06-03
    days on market $299,500 Active 83 DOM
13. 2026-06-02
    days on market $299,500 Active 82 DOM
14. 2026-06-01
    days on market $299,500 Active 81 DOM
15. 2026-05-31
    days on market $299,500 Active 80 DOM
16. 2026-05-07
    price $299,500
17. 2026-05-06
    status Active
18. 2026-04-29
    historical Contingent - Continue to Show
19. 2026-04-01
    price $309,500
20. 2026-03-12
    listed $314,500 Active
21. 2019-11-01
    soldstatus $160,000 Closed Sale 215-char remark

    Show marketing remark (215 chars)

    What an opportunity this property provides! A ranch style two bedroom, single bath, with a nice layout and two car detached garage. Great location near I-88, I-290 & I-294! Look at this one before it is gone!!

22. 2019-10-01
    historical Contingent 215-char remark

    Show marketing remark (215 chars)

    What an opportunity this property provides! A ranch style two bedroom, single bath, with a nice layout and two car detached garage. Great location near I-88, I-290 & I-294! Look at this one before it is gone!!

23. 2019-08-22
    price $167,500 215-char remark

    Show marketing remark (215 chars)

    What an opportunity this property provides! A ranch style two bedroom, single bath, with a nice layout and two car detached garage. Great location near I-88, I-290 & I-294! Look at this one before it is gone!!

24. 2019-07-12
    price $175,900 215-char remark

    Show marketing remark (215 chars)

    What an opportunity this property provides! A ranch style two bedroom, single bath, with a nice layout and two car detached garage. Great location near I-88, I-290 & I-294! Look at this one before it is gone!!

25. 2019-04-30
    price $184,900 215-char remark

    Show marketing remark (215 chars)

    What an opportunity this property provides! A ranch style two bedroom, single bath, with a nice layout and two car detached garage. Great location near I-88, I-290 & I-294! Look at this one before it is gone!!

26. 2019-03-11
    listed $193,900 New 215-char remark

    Show marketing remark (215 chars)

    What an opportunity this property provides! A ranch style two bedroom, single bath, with a nice layout and two car detached garage. Great location near I-88, I-290 & I-294! Look at this one before it is gone!!

27. 2016-04-09
    status Contingent (Do Not Show)
28. 2016-04-09
    historical
29. 2016-04-04
    listed New
30. 1994-08-22
    soldstatus $120,000
31. 1989-06-21
    soldstatus $108,000
32. 1982-09-03
    soldstatus $78,000

ⓘ 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: $5,953 · $496/mo
• Projected year-2 tax: $6,376 · $531/mo
• Expected delta: +$423/yr (+$35/mo · 7.1%)

ⓘ 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 ≥101°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,561
• − Mortgage interest: −$16,777
• − Property taxes: −$5,953
• − Insurance: −$1,498
• − Repairs & maintenance: −$2,845
• − Management: −$2,845
• − Depreciation: −$8,713
• Taxable loss: −$3,069
• Est. tax savings @ 24.0%: +$737
• After-tax cash flow: $2,532/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: Proviso Twp Hsd 209
• NCES district ID: 1732910
• Math proficiency: 12% ▼ -4.00%
• Reading proficiency: 17% ▼ -3.00%
• Median HH income: $51,744
• Composite: 13.5/100
• National rank: #9518
• State rank: #507 of 620 in IL

Livability — Westchester

• Score: 83/100
• State rank: #57
• US rank: #1029

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Westchester, IL
• City population: 16,524
• Population (ZIP): 16,524

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 54% Hispanic / Latino 21% Black 20% Two or more races 10% Asian 3%
• Hispanic origin (detail): Mexican 16% Puerto Rican 2%
• Common ancestry: Romanian 11% Iranian 2% Slovak 2%
• Foreign-born: 14% · Canada
• Languages at home: 75% English-only · Spanish 13% Other Indo-European 4% Russian/Polish/Slavic 3%

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: ▼ -116.91%
• Current HPI: 193.4043
• 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

+284.0% since first listed

17 events — show timeline

• 2026-05-07 Price Changed $299,500 MRED as Distributed by MLS Grid
• 2026-05-06 Relisted — MRED as Distributed by MLS Grid
• 2026-04-29 Contingent — MRED as Distributed by MLS Grid
• 2026-04-01 Price Changed $309,500 MRED as Distributed by MLS Grid
• 2026-03-12 Listed $314,500 MRED as Distributed by MLS Grid
• 2019-11-01 Sold (MLS) $160,000 MRED as Distributed by MLS Grid
• 2019-10-01 Contingent — MRED as Distributed by MLS Grid
• 2019-08-22 Price Changed $167,500 MRED as Distributed by MLS Grid
• 2019-07-12 Price Changed $175,900 MRED as Distributed by MLS Grid
• 2019-04-30 Price Changed $184,900 MRED as Distributed by MLS Grid
• 2019-03-11 Listed $193,900 MRED as Distributed by MLS Grid
• 2016-04-09 Pending — MRED as Distributed by MLS Grid
• 2016-04-09 Listing Removed — MRED as Distributed by MLS Grid
• 2016-04-04 Listed — MRED as Distributed by MLS Grid
• 1994-08-22 Sold (Public Records) $120,000 Public Records
• 1989-06-21 Sold (Public Records) $108,000 Public Records
• 1982-09-03 Sold (Public Records) $78,000 Public Records

Property tax history

+4.5%/yr

Latest (2023): $5,953 · +9.6% YoY. Source: county tax records.