1333 Harvey Ave · Berwyn, IL 60402

$190,000

3 bd · 2.0 ba · 1,134 sqft · SingleFamily public records · 13 Days on market

Built 1908 Est $335k · 43% 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 +15.0/30.0
• ARV discount +15.0/15.0
• 1% rule +6.0/10.0
• DSCR +4.6/10.0
• Livability +4.2/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

VALUE IS IN THE LAND 3 FINISHED LEVEL 2 FULL BATHS EXTRA WIDE LOT . GREAT INVESTMENT PROPERTY. SHORT SALE . (SUBJECT TO LENDER/APPROVAL) (B235-08)

Key facts

• Additional lot
• Unfinished attic
• 4 parking spots

Tags

• ADDITIONAL LOT
• UNFINISHED ATTIC

Property features AI

Finance

• HOA & community: No master association fee required

Exterior

• Parking: Four parking spaces
• Utilities: Water from Lake Michigan and public supply; Public sewer
• Home design: Detached single-family home; 1.5-story design; Fee simple ownership with homeowners association
• Construction: Over 100 years old; Vinyl siding; Built before 1978; Not rebuilt or rehabbing
• Exterior features: Lot under 0.25 acre; Lot dimensions: 6,250 sq ft

Interior

• Kitchen: Main-level kitchen (approx. 8 x 10)
• Bedrooms: Master bedroom on main level (approx. 10 x 12); One additional bedroom (bedroom 2); Bedroom 3; Bedroom 4; One possible bedroom (count includes possible bedroom)
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Finished attic; Basement is full and unfinished; Six total rooms
• Laundry & utility: Main-level laundry room (approx. 6 x 8)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $58 ($692/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Cap rate 6.7% vs local median 3.1% in Berwyn — 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 (#46 in IL, #966 nationally) — a professional / high-income tenant draw. Strengths: commute A+, housing A+, crime A.
• J S Morton Hsd 201 (suburban): math 9% / reading 14% proficiency, ranked #557 of 620 in IL (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Karel Havlicek Elem School (math 8% / reading 17%, grade F, #1,371 of 2,056 statewide, top 68%, 511 students, 0% FRL); Lincoln Middle School (math 13% / reading 26%, grade F, #425 of 665 statewide, top 65%, 807 students, 0% FRL); J Sterling Morton West High Sch (math 11% / reading 17%, grade F, #495 of 693 statewide, top 72%, 3,533 students, 0% FRL).
• Market conditions: Rents rising fast (+4.6%/yr); 127 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).
• This rent runs 32% of the median local income ($78k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 18y 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 $85k; list at $190k implies a 124% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price; built in 1908 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $190,000

Questions for the listing agent

1. Built in 1908 — 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.10% ✓
• Cap rate: 6.66%
• Cash-on-cash: 1.30%
• DSCR: 1.06
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $334,530
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1325 Scoville Ave	0.39mi	3/2.0	1,133 (-0%)	2mo	$429,000	$379	80
1505 S Highland Ave	0.20mi	3/1.0	1,148 (+1%)	7mo	$259,000	$226	79
1243 Elmwood Ave	0.28mi	3/1.5	1,168 (+3%)	6mo	$265,000	$227	75
1540 Cuyler Ave	0.31mi	2/1.0 (-1)	1,100 (-3%)	3mo	$350,000	$318	69
1036 Highland Ave	0.50mi	3/1.0	1,176 (+4%)	7mo	$230,000	$196	61
1421 Gunderson Ave	0.34mi	3/1.5	1,000 (-12%)	4mo	$295,000	$295	59
1133 S Ridgeland Ave	0.44mi	4/1.0 (+1)	1,200 (+6%)	3mo	$275,000	$229	58
1010 S Ridgeland Ave	0.59mi	2/1.0 (-1)	1,064 (-6%)	2mo	$325,000	$305	51
837 S Lombard Ave	0.75mi	3/1.0	1,062 (-6%)	2mo	$349,900	$329	49
1429 Wesley Ave	0.59mi	3/1.0	1,251 (+10%)	4mo	$300,000	$240	48
1525 S 58th Ave	0.61mi	3/1.0	995 (-12%)	4mo	$310,000	$312	43
1914 Lombard Ave	0.60mi	2/1.0 (-1)	990 (-13%)	5mo	$100,000	$101	38

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 · 4.57% rent growth · sell at horizon

5-year hold

• IRR: -12.0%
• Equity multiple: 0.56×
• Total profit: $-23,565
• Equity at exit: $28,330

10-year hold

• IRR: -0.2%
• Equity multiple: 0.99×
• Total profit: $-781
• Equity at exit: $16,428

Cash invested: $53,200 (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 60402

• Rents YoY: 4.6%
• Active inventory: 127
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,087 high
• Mortgage (P&I): −$996
• Tax from tax record: −$516 /mo · $6,189/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $58

Break-even live

Break-even rent $2,014

Max offer price $190,000

Occupancy floor 92%

Sensitivity live

Price	-10% $165	-5% $111	+0% $58	+5% $4	+10% $-50
Rent	-10% $-107	-5% $-25	+0% $58	+5% $140	+10% $223
Rate	-1.0pp $153	-0.5pp $106	base $58	+0.5pp $8	+1.0pp $-42

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1341 Ridgeland Ave #2 Berwyn, IL	3.0	1.0	960	$2,150	$2.24	18d	1	0.18mi
1220 S Lombard Ave Unit 2 Berwyn, IL	3.0	1.0	1300	$1,650	$1.27	26d	1	0.18mi
1447 Cuyler Ave Berwyn, IL	3.0	1.5	1400	$2,900	$2.07	5d	1	0.18mi
1506 S 61st Ct Cicero, IL	3.0	1.0	1100	$2,200	$2.00	1d	1	0.20mi
7106 W 16th St Unit 1 Cicero, IL	3.0	1.5	1000	$1,695	$1.70	0d	1	0.28mi
1226 S 60th Ct Unit 2 Cicero, IL	2.0	2.0	975	$2,800	$2.87	26d	1	0.28mi
1337 S Austin Blvd Unit 2 Cicero, IL	3.0	1.0	1500	$2,450	$1.63	7d	1	0.32mi
1542 S 60th Ct Cicero, IL	3.0	1.0	1390	$2,300	$1.65	13d	1	0.35mi
1900 S Harvey Ave Unit 2W Berwyn, IL	2.0	1.0	1300	$1,800	$1.38	8d	1	0.55mi
1822 Gunderson Ave #1 Berwyn, IL	2.0	1.0	900	$1,750	$1.94	22d	1	0.57mi
1419 Wesley Ave Unit 1 Berwyn, IL	3.0	1.0	1000	$1,800	$1.80	26d	1	0.57mi
1906 Ridgeland Ave Unit 1st Berwyn, IL	3.0	1.0	1000	$2,350	$2.35	12d	1	0.59mi
5701 W Roosevelt Rd Unit 3W Cicero, IL	2.0	1.0	900	$1,500	$1.67	26d	1	0.71mi
1628 Euclid Ave Unit 1 Berwyn, IL	3.0	1.0	1500	$2,100	$1.40	26d	1	0.74mi
1809 Euclid Ave Berwyn, IL	3.0	2.5	1176	$2,900	$2.47	26d	1	0.76mi
1846 Wesley Ave Berwyn, IL	3.0	1.0	1200	$2,300	$1.92	8d	1	0.78mi
1801 S Oak Park Ave Unit 1 Berwyn, IL	3.0	1.0	1403	$2,300	$1.64	0d	1	0.80mi
1845 S Oak Park Ave Unit 2 Berwyn, IL	3.0	1.0	1322	$1,650	$1.25	26d	1	0.86mi
2125 Wesley Ave Unit 2 Berwyn, IL	3.0	1.0	1000	$2,200	$2.20	26d	1	0.91mi
1928 Grove Ave Unit 2 Berwyn, IL	2.0	1.0	1000	$1,900	$1.90	26d	1	0.99mi
2314 S Austin Blvd Cicero, IL	2.0	1.0	1100	$1,800	$1.64	0d	1	0.99mi
1515 Maple Ave Unit 1 Berwyn, IL	3.0	1.0	1400	$1,995	$1.43	26d	1	1.17mi
5529 W 22nd Pl #2 Cicero, IL	3.0	1.0	1400	$1,900	$1.36	26d	1	1.21mi
7234 Roosevelt Rd Forest Park, IL	2.0	1.0	850	$1,895	$2.23	20d	1	1.34mi
5400 W 23rd St Unit 2 Cicero, IL	2.0	1.0	1000	$2,000	$2.00	26d	1	1.38mi
1029 Marengo Ave Unit 1 & Forest Park, IL	3.0	2.0	1200	$2,499	$2.08	26d	1	1.44mi
1029 Marengo Ave Unit 2 Forest Park, IL	3.0	2.0	1200	$2,499	$2.08	26d	1	1.44mi

Listing history 8 events

1. 2026-06-21
   days on market $190,000 Active 13 DOM
2. 2026-06-18
   days on market $190,000 Active 10 DOM
3. 2026-06-17
   days on market $190,000 Active 9 DOM
4. 2026-06-16
   days on market $190,000 Active 8 DOM
5. 2026-06-15
   days on market $190,000 Active 7 DOM
6. 2026-06-13
   days on market $190,000 Active 5 DOM
7. 2026-06-08
   remarks 485-char remark
8. 2026-06-08
   listed $190,000 Active 1 DOM

ⓘ 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: $6,189 · $516/mo
• Projected year-2 tax: $6,189 · $516/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 ≥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: $25,047
• − Mortgage interest: −$10,643
• − Property taxes: −$6,189
• − Insurance: −$950
• − Repairs & maintenance: −$2,004
• − Management: −$2,004
• − Depreciation: −$5,527
• Taxable loss: −$2,269
• Est. tax savings @ 24.0%: +$545
• After-tax cash flow: $1,236/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: J S Morton Hsd 201
• NCES district ID: 1726880
• Math proficiency: 9% ▲ 1.00%
• Reading proficiency: 14% ▼ -1.00%
• Median HH income: $48,698
• Composite: 10.73/100
• National rank: #9768
• State rank: #557 of 620 in IL

Livability — Berwyn

• Score: 83/100
• State rank: #46
• US rank: #966

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Berwyn, IL
• County: Cook County · 4,486,803 people
• City population: 63,721
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 63,721
• Household income: $77,718
• Rent vs Own: 36.1% rent · 63.9% own
• Severe rent burden: 1998.0

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 0.55)
• Race & ethnicity: Hispanic / Latino 61% White 27% Two or more races 19% Black 7% Asian 4% Native American 1%
• Hispanic origin (detail): Mexican 47% Puerto Rican 8%
• Common ancestry: Romanian 7% Italian 1% Lithuanian 0%
• Foreign-born: 23% · Canada, Vietnam, Jamaica
• Languages at home: 47% English-only · Spanish 47% Tagalog/Filipino 2% Other Indo-European 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: ▼ -318.33%
• Current HPI: 236.662
• Rent YoY: ▲ 4.57%
• 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

+6.1% since first listed

14 events — show timeline

• 2026-06-07 Listed $190,000 MRED as Distributed by MLS Grid
• 2009-10-13 Sold (Public Records) $85,000 Public Records
• 2009-10-08 Sold (MLS) $85,000 MRED as Distributed by MLS Grid
• 2009-08-20 Pending — MRED as Distributed by MLS Grid
• 2009-06-01 Listing Removed — MRED as Distributed by MLS Grid
• 2009-02-26 Price Changed $89,000 MRED as Distributed by MLS Grid
• 2008-12-09 Price Changed $99,000 MRED as Distributed by MLS Grid
• 2008-11-18 Price Changed $109,000 MRED as Distributed by MLS Grid
• 2008-11-06 Price Changed $119,000 MRED as Distributed by MLS Grid
• 2008-10-24 Price Changed $129,000 MRED as Distributed by MLS Grid
• 2008-10-08 Price Changed $139,000 MRED as Distributed by MLS Grid
• 2008-09-23 Price Changed $149,000 MRED as Distributed by MLS Grid
• 2008-09-03 Listed $159,000 MRED as Distributed by MLS Grid
• 2004-10-25 Sold (Public Records) $179,000 Public Records

Property tax history

+5.4%/yr

Latest (2023): $6,189 · +9.7% YoY. Source: county tax records.