4440 W 111th St #16 · Oak Lawn, IL 60453

$145,000

2 bd · 1.0 ba · 900 sqft · Condo · 49 Days on market

Built 1967 $161/sqft · at area comps Est $142k · at est. $263/mo HOA · 16% of rent

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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 +11.8/30.0
• ARV discount +6.6/15.0
• 1% rule +6.5/10.0
• Rent growth +4.6/5.0
• Livability +4.0/5.0
• DSCR +3.5/10.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Updated 2 bedroom condo. Heat, cooking gas & water included in the assessments. Features large eat in kitchen with ceiling fan and ceramic tiled floors, new ceramic backsplash, newer dishwasher & granite countertops. Newer trim around windows, doors & baseboard. Newer wood laminate floors in living room. Remodeled bath with new granite counter top, toilet & shower door. Large bedrooms with huge closets in each bedroom and new carpeting. Unit has been freshly painted. 1 personal park space & plenty of visitor parking spaces. Close to public transportation, schools, shopping and restaurants. Walk to Stony Creek Promenade. Agent owned. Parking Space #7!

Key facts

• Eat in kitchen
• Huge closets
• Wood laminate floors

Tags

• EAT IN KITCHEN
• CERAMIC TILED FLOORS
• GRANITE COUNTERTOPS
• WOOD LAMINATE FLOORS
• HUGE CLOSETS
• PERSONAL PARKING SPACE

Property features AI

Finance

• Other: Part of a 28-unit building; Living area reported by landlord/tenant/seller
• Financial info: Special service area: No
• HOA & community: Monthly association fee of $263; Association covers heat, water, gas, parking, insurance, exterior maintenance, lawn care, scavenger service, and snow removal; Community amenities include coin laundry and storage; Manager off-site; Pets allowed (cats and dogs) with size limit up to 25 lbs

Exterior

• Parking: One assigned parking space
• Utilities: Water source: Lake Michigan; Public sewer; Electric service with circuit breaker panel
• Home design: Attached single (condo); Entry level: 2; Brick construction; Asphalt roof; Built 51–60 years ago; Unit not currently leased
• Construction: Brick exterior; Asphalt roof; Built prior to 1978
• Exterior features: Condo community setting; School bus service and commuter bus access; Interstate access nearby

Interior

• Kitchen: Range; Microwave; Dishwasher; Refrigerator; Eating area / table space
• Bedrooms: Two bedrooms (both on the main level); Primary bedroom on the main level
• Flooring: Carpet in living areas and bedrooms; Ceramic tile in kitchen
• Bathrooms: One full bathroom with soaking tub
• Heating & cooling: Natural gas heating; Radiant heating; Wall-mounted air conditioning unit(s)
• Interior features: Four total rooms; Window treatments on all main rooms
• Laundry & utility: Laundry in common area

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $145k.

Deal economics

• At list price, monthly cash flow is $-39 ($-469/yr) — negative.
• To cash-flow at today's rent, offer at most $138k (4.8% below list).
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $138k (4.8% below list) — sets the bar for cash-flow.
• Cap rate 6.0% 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.
• Market conditions: Rents rising fast (+8.2%/yr); 188 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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 $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y 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 $108k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $138,102 (4.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
3. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
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: 1.15% ✓
• Cap rate: 5.97%
• Cash-on-cash: -1.15%
• DSCR: 0.95
• GRM: 7.2

CMA / ARV

• ARV (median comp): $142,174
• List price: $145,000
• Delta: 1.99%
• 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: -10.8%
• Equity multiple: 0.58×
• Total profit: $-16,927
• Equity at exit: $21,620

10-year hold

• IRR: 5.9%
• Equity multiple: 1.57×
• Total profit: $23,158
• Equity at exit: $12,537

Cash invested: $40,600 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,668 high
• Mortgage (P&I): −$760
• Tax from tax record: −$273 /mo · $3,272/yr
• Insurance: −$60
• HOA: −$263
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $-39

Break-even live

Break-even rent $1,717

Max offer price $138,102

Occupancy floor 97%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10831 S Keating Ave Oak Lawn, IL	2.0	1.0	1000	$1,650	$1.65	3d	1	0.45mi
10701 S Keating Ave Unit 3D Oak Lawn, IL	2.0	1.0	800	$1,700	$2.12	1d	1	0.59mi
4209 W 115th St Bldg 123-C Alsip, IL	2.0	1.0	865	$1,710	$1.98	2d	1	0.61mi
4925 W 109th St Unit 102 Oak Lawn, IL	2.0	1.0	900	$1,600	$1.78	3d	1	0.65mi
10435 S Keating Ave Apt 3N Oak Lawn, IL	2.0	1.0	1080	$1,650	$1.53	1d	1	0.85mi
11720 S Kedvale Ave Alsip, IL	3.0	1.0	1100	$2,200	$2.00	19d	1	0.90mi
11635 S Pulaski Rd Unit 1A Alsip, IL	1.0	1.0	700	$1,100	$1.57	22d	1	0.95mi
11810 S Komensky Ave #102 Alsip, IL	1.0	1.0	800	$1,350	$1.69	2d	1	1.06mi
12026 S Kildare Ave #19 Alsip, IL	2.0	1.0	944	$1,650	$1.75	16d	1	1.21mi
4622 W 122nd St Alsip, IL	1.0	1.0	750	$1,600	$2.13	1d	1	1.34mi
3700 W 119th St Unit 3700-3C Alsip, IL	2.0	1.0	730	$1,595	$2.18	1d	1	1.38mi
9957 S Cicero Ave Unit 308 Oak Lawn, IL	2.0	1.0	1000	$1,799	$1.80	2d	1	1.46mi
9955 S Cicero Ave Oak Lawn, IL	2.0	1.0	1000	$1,799	$1.80	1d	1	1.46mi
3621 W 119th St Alsip, IL	1.0–2.0	1.0	800	$1,525	$1.91	1d	4	1.48mi

HOA detail condo

• Monthly dues: $263 · $3,156/yr
• Likely covers: watergas
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-18
   days on market $145,000 Active 49 DOM
2. 2026-06-17
   pricedays on market $145,000 Active 48 DOM
3. 2026-06-16
   days on market $149,000 Active 47 DOM
4. 2026-06-15
   days on market $149,000 Active 46 DOM
5. 2026-06-13
   days on market $149,000 Active 44 DOM
6. 2026-06-09
   days on market $149,000 Active 40 DOM
7. 2026-06-08
   statusdays on market $149,000 Active 39 DOM
8. 2026-06-07
   days on market $149,000 Contingent - Continue to Show 38 DOM
9. 2026-06-04
   days on market $149,000 Contingent - Continue to Show 35 DOM
10. 2026-06-03
    days on market $149,000 Contingent - Continue to Show 34 DOM
11. 2026-06-02
    days on market $149,000 Contingent - Continue to Show 33 DOM
12. 2026-06-01
    days on market $149,000 Contingent - Continue to Show 32 DOM
13. 2026-05-31
    days on market $149,000 Contingent - Continue to Show 31 DOM
14. 2026-04-30
    listed $149,000 Active 606-char remark
15. 2022-07-13
    soldstatus $108,000
16. 2022-04-18
    soldstatus $108,000 Closed 679-char remark

    Show marketing remark (679 chars)

    Updated 2 bedroom condo. Heat, cooking gas & water included in the assessments. Features large eat in kitchen with ceiling fan and ceramic tiled floors, new ceramic backsplash, newer dishwasher & granite countertops. Newer trim around windows, doors & baseboard. Newer wood laminate floors in living room. Remodeled bath with new granite counter top, toilet & shower door. Large bedrooms with huge closets in each bedroom and new carpeting. Unit has been freshly painted. 1 personal park space & plenty of visitor parking spaces. Close to public transportation, schools, shopping and restaurants. Walk to Stony Creek Promenade. Agent owned. Parking Space #7!

17. 2022-03-07
    historical Contingent - Continue to Show 679-char remark

    Show marketing remark (679 chars)

    Updated 2 bedroom condo. Heat, cooking gas & water included in the assessments. Features large eat in kitchen with ceiling fan and ceramic tiled floors, new ceramic backsplash, newer dishwasher & granite countertops. Newer trim around windows, doors & baseboard. Newer wood laminate floors in living room. Remodeled bath with new granite counter top, toilet & shower door. Large bedrooms with huge closets in each bedroom and new carpeting. Unit has been freshly painted. 1 personal park space & plenty of visitor parking spaces. Close to public transportation, schools, shopping and restaurants. Walk to Stony Creek Promenade. Agent owned. Parking Space #7!

18. 2022-03-01
    listed $108,000 Active 679-char remark

    Show marketing remark (679 chars)

    Updated 2 bedroom condo. Heat, cooking gas & water included in the assessments. Features large eat in kitchen with ceiling fan and ceramic tiled floors, new ceramic backsplash, newer dishwasher & granite countertops. Newer trim around windows, doors & baseboard. Newer wood laminate floors in living room. Remodeled bath with new granite counter top, toilet & shower door. Large bedrooms with huge closets in each bedroom and new carpeting. Unit has been freshly painted. 1 personal park space & plenty of visitor parking spaces. Close to public transportation, schools, shopping and restaurants. Walk to Stony Creek Promenade. Agent owned. Parking Space #7!

19. 2018-10-09
    soldstatus $69,000
20. 2018-09-27
    soldstatus $69,000 Closed Sale

    Show marketing remark (475 chars)

    Why Rent when you can Own!!! Well maintained Spacious 2 Bedroom, 1 Bath Condo in Oak Lawn. Unit features Large Eat-In Kitchen, Freshly Painted, Newer Carpet and is Move In Ready! WATER, HEAT & COOKING GAS INCLUDED IN ASSESSMENTS!!! Parking Space #7!! Guest Parking available. There are 2 sets of coin operated laundry facilities on the East & West side of the building. Close to Shopping, Schools, Restaurants, Metra Bus, Expressway and Private Lawn Aqua Club!!

21. 2018-09-10
    status Contingent (Do Not Show)

    Show marketing remark (475 chars)

    Why Rent when you can Own!!! Well maintained Spacious 2 Bedroom, 1 Bath Condo in Oak Lawn. Unit features Large Eat-In Kitchen, Freshly Painted, Newer Carpet and is Move In Ready! WATER, HEAT & COOKING GAS INCLUDED IN ASSESSMENTS!!! Parking Space #7!! Guest Parking available. There are 2 sets of coin operated laundry facilities on the East & West side of the building. Close to Shopping, Schools, Restaurants, Metra Bus, Expressway and Private Lawn Aqua Club!!

22. 2018-09-06
    listed $77,000 New

    Show marketing remark (475 chars)

    Why Rent when you can Own!!! Well maintained Spacious 2 Bedroom, 1 Bath Condo in Oak Lawn. Unit features Large Eat-In Kitchen, Freshly Painted, Newer Carpet and is Move In Ready! WATER, HEAT & COOKING GAS INCLUDED IN ASSESSMENTS!!! Parking Space #7!! Guest Parking available. There are 2 sets of coin operated laundry facilities on the East & West side of the building. Close to Shopping, Schools, Restaurants, Metra Bus, Expressway and Private Lawn Aqua Club!!

ⓘ 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: $3,272 · $273/mo
• Projected year-2 tax: $3,282 · $273/mo
• Expected delta: +$10/yr (+$1/mo · 0.3%)

ⓘ 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 · 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: $20,012
• − Mortgage interest: −$8,122
• − Property taxes: −$3,272
• − Insurance: −$725
• − Repairs & maintenance: −$1,601
• − Management: −$1,601
• − HOA: −$3,156
• − Depreciation: −$4,218
• Taxable loss: −$2,684
• Est. tax savings @ 24.0%: +$644
• After-tax cash flow: $175/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: 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

+88.3% since first listed

12 events — show timeline

• 2026-06-16 Price Changed $145,000 MRED as Distributed by MLS Grid
• 2026-06-08 Relisted — MRED as Distributed by MLS Grid
• 2026-05-26 Contingent — MRED as Distributed by MLS Grid
• 2026-04-30 Listed $149,000 MRED as Distributed by MLS Grid
• 2022-07-13 Sold (Public Records) $108,000 Public Records
• 2022-04-18 Sold (MLS) $108,000 MRED as Distributed by MLS Grid
• 2022-03-07 Contingent — MRED as Distributed by MLS Grid
• 2022-03-01 Listed $108,000 MRED as Distributed by MLS Grid
• 2018-10-09 Sold (Public Records) $69,000 Public Records
• 2018-09-27 Sold (MLS) $69,000 MRED as Distributed by MLS Grid
• 2018-09-10 Pending — MRED as Distributed by MLS Grid
• 2018-09-06 Listed $77,000 MRED as Distributed by MLS Grid

Property tax history

+1.7%/yr

Latest (2023): $3,272 · +35.2% YoY. Source: county tax records.