9759.. Rutherford Ave · Oak Lawn, IL 60453

$389,500

3 bd · 1.0 ba · 1,541 sqft · SingleFamily public records · 16 Days on market

Built 1944 3,138 sqft lot Est $308k · 26% over

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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 +16.8/30.0
• DSCR +5.2/10.0
• Rent growth +4.6/5.0
• Livability +4.0/5.0
• 1% rule +3.8/10.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

2-story home featuring 2 bedrooms and 1 bath upstairs, plus primary bedroom and 1 bath on the main floor, Home is in need of a full remodel. Nice corner lot in great location. Spacious home with a full basement and 2-car detached garage. Estate sale and being sold as-is. Cash or rehab loans only.

Key facts

• Renovated home
• New siding
• Newer roof

Tags

• RENOVATED HOME
• UPDATED INTERIOR
• MODERN KITCHEN
• NEW A/C AND HVAC SYSTEM
• NEW SIDING
• NEWER ROOF

Property features AI

Finance

• Other: Parcel number 24072090230000; Property located in Oak Lawn (Worth Township); directions available
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage; Approximately 2.5 garage spaces; Approximately 7.5 total parking spaces
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; Two stories; Fee simple ownership; Estimated living area; Built before 1978
• Construction: Vinyl siding; 81–90 years old; Not rebuilt or rehabbed
• Exterior features: Lot dimensions approximately 125.5 x 25; Lot smaller than 0.25 acre; School bus service available

Interior

• Kitchen: Kitchen on main level
• Bedrooms: Three bedrooms (two on second floor; primary bedroom on main level)
• Flooring: Hardwood flooring in living room, dining room, kitchen, master bedroom and secondary bedrooms; Other flooring in basement laundry
• Bathrooms: Two full bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Seven total rooms; Finished full basement; Window treatments on all main rooms
• Laundry & utility: Basement laundry room (8 x 11)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $390k.

Deal economics

• At list price, monthly cash flow is $248 ($3k/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 $342k (12.2% below list).
• Recommended offer: $342k (12.2% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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-.
• Oak Lawn Chsd 229 (suburban): math 22% / reading 21% proficiency, ranked #384 of 620 in IL (top 62%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Oak Lawn Comm High School (math 22% / reading 21%, grade F, #345 of 693 statewide, top 50%, 1,834 students, 0% FRL).
• Market conditions: Rents rising fast (+8.2%/yr); 188 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 11d 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).
• At $3,421/mo this rent would consume 49% of the median local household income ($84k/yr) (locally 827% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($384k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $36k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $175k; list at $390k implies a 123% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1944 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $342,144 (12.2% below list)

Questions for the listing agent

1. Built in 1944 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.88% ✗
• Cap rate: 7.06%
• Cash-on-cash: 2.72%
• DSCR: 1.12
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $308,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9805 Normandy Ave	0.08mi	4/2.5 (+1)	1,613 (+5%)	7mo	$320,000	$198	72
9517 S Merrimac Ave	0.70mi	3/1.0	1,600 (+4%)	0mo	$284,000	$178	61
9827 Melvina Ave	0.71mi	3/2.0	1,505 (-2%)	1mo	$225,000	$150	58
9359 Ridgeland Ave	0.70mi	4/2.0 (+1)	1,540 (-0%)	1mo	$350,000	$227	57
6517 102nd Pl	0.65mi	4/1.5 (+1)	1,531 (-1%)	6mo	$272,000	$178	56
6937 Stanford Dr	0.68mi	4/1.0 (+1)	1,672 (+8%)	1mo	$350,000	$209	48
9236 Stanford Dr S	0.68mi	4/1.0 (+1)	1,425 (-8%)	4mo	$285,000	$200	47
9611 Merton Ave	0.60mi	3/1.5	1,328 (-14%)	4mo	$230,000	$173	44
6612 W 92nd St	0.73mi	3/2.0	1,350 (-12%)	1mo	$360,000	$267	41
9555 Merton Ave	0.62mi	3/3.5	1,750 (+14%)	0mo	$480,000	$274	38
9208 Nashville Ave	0.69mi	3/2.5	1,348 (-12%)	7mo	$390,000	$289	35
9626 Moody Ave	0.75mi	4/1.0 (+1)	1,351 (-12%)	6mo	$246,000	$182	34

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -7.0%
• Equity multiple: 0.73×
• Total profit: $-29,356
• Equity at exit: $58,076

10-year hold

• IRR: 7.7%
• Equity multiple: 1.70×
• Total profit: $76,663
• Equity at exit: $33,677

Cash invested: $109,060 (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: 9.5×

Monthly cashflow live

• Estimated rent: $3,421 high
• Mortgage (P&I): −$2,043
• Tax from tax record: −$250 /mo · $3,005/yr
• Insurance: −$162
• HOA: −$0
• Vacancy / Maint / Mgmt: −$719
• Net cashflow: $248

Break-even live

Break-even rent $3,108

Max offer price $389,500

Occupancy floor 88%

Sensitivity live

Price	-10% $468	-5% $358	+0% $248	+5% $137	+10% $27
Rent	-10% $-23	-5% $112	+0% $248	+5% $383	+10% $518
Rate	-1.0pp $444	-0.5pp $347	base $248	+0.5pp $147	+1.0pp $44

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: $97,375
• Closing costs: $11,685
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9705 Oak Park Ave Oak Lawn, IL	3.0	2.5	2050	$4,975	$2.43	0d	1	0.12mi
9308 Nordica Ave Oak Lawn, IL	3.0	2.0	1349	$960	$0.71	13d	1	0.72mi
6101 W 94th St Unit A2 Oak Lawn, IL	2.0	2.0	1100	$1,900	$1.73	6d	1	0.92mi
10200 Mulberry Ln Bridgeview, IL	2.0	2.0	1350	$3,000	$2.22	3d	1	0.96mi
8912 Windsor Ln Bridgeview, IL	4.0	1.0	1413	$2,800	$1.98	11d	1	1.11mi
6135 Birmingham St Chicago Ridge, IL	3.0	2.0	1100	$2,800	$2.55	2d	1	1.21mi
10326 Mayfield Ave Unit 1N Oak Lawn, IL	4.0	2.0	1300	$2,400	$1.85	16d	1	1.26mi
8621 Natchez Ave Burbank, IL	3.0	3.0	2000	$2,900	$1.45	22d	1	1.48mi
10435 Menard Ave Oak Lawn, IL	2.0	2.0	1050	$1,850	$1.76	25d	1	1.49mi

Listing history 21 events

1. 2026-06-18
   days on market $389,500 Active 16 DOM
2. 2026-06-17
   days on market $389,500 Active 15 DOM
3. 2026-06-16
   days on market $389,500 Active 14 DOM
4. 2026-06-15
   days on market $389,500 Active 13 DOM
5. 2026-06-13
   days on market $389,500 Active 11 DOM
6. 2026-06-13
   pricedays on market $389,500 Active 10 DOM
7. 2026-06-09
   days on market $395,000 Active 7 DOM
8. 2026-06-08
   days on market $395,000 Active 6 DOM
9. 2026-06-07
   days on market $395,000 Active 5 DOM
10. 2026-06-04
    days on market $395,000 Active 2 DOM
11. 2026-06-03
    remarks 699-char remark
12. 2026-06-03
    pricedays on marketlisting id $395,000 Active 1 DOM
13. 2026-06-01
    days on market $410,000 Active 16 DOM
14. 2026-05-31
    days on market $410,000 Active 15 DOM
15. 2026-05-16
    listed $425,000 Active
16. 2025-10-01
    soldstatus $175,000
17. 2025-09-30
    soldstatus $175,000 Closed 298-char remark

    Show marketing remark (298 chars)

    2-story home featuring 2 bedrooms and 1 bath upstairs, plus primary bedroom and 1 bath on the main floor, Home is in need of a full remodel. Nice corner lot in great location. Spacious home with a full basement and 2-car detached garage. Estate sale and being sold as-is. Cash or rehab loans only.

18. 2025-09-24
    status Pending 298-char remark

    Show marketing remark (298 chars)

    2-story home featuring 2 bedrooms and 1 bath upstairs, plus primary bedroom and 1 bath on the main floor, Home is in need of a full remodel. Nice corner lot in great location. Spacious home with a full basement and 2-car detached garage. Estate sale and being sold as-is. Cash or rehab loans only.

19. 2025-09-13
    historical Contingent - Continue to Show 298-char remark

    Show marketing remark (298 chars)

    2-story home featuring 2 bedrooms and 1 bath upstairs, plus primary bedroom and 1 bath on the main floor, Home is in need of a full remodel. Nice corner lot in great location. Spacious home with a full basement and 2-car detached garage. Estate sale and being sold as-is. Cash or rehab loans only.

20. 2025-09-09
    listed $165,000 Active 298-char remark

    Show marketing remark (298 chars)

    2-story home featuring 2 bedrooms and 1 bath upstairs, plus primary bedroom and 1 bath on the main floor, Home is in need of a full remodel. Nice corner lot in great location. Spacious home with a full basement and 2-car detached garage. Estate sale and being sold as-is. Cash or rehab loans only.

21. 2004-12-14
    soldstatus $200,000

ⓘ 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: $3,005 · $250/mo
• Projected year-2 tax: $5,923 · $494/mo
• Expected delta: +$2,918/yr (+$243/mo · 97.1%)

ⓘ 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 · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $41,057
• − Mortgage interest: −$21,818
• − Property taxes: −$3,005
• − Insurance: −$1,948
• − Repairs & maintenance: −$3,285
• − Management: −$3,285
• − Depreciation: −$11,331
• Taxable loss: −$3,613
• Est. tax savings @ 24.0%: +$867
• After-tax cash flow: $3,839/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: Oak Lawn Chsd 229
• NCES district ID: 1729220
• Math proficiency: 22% ▼ -4.00%
• Reading proficiency: 21% ▼ -4.00%
• Median HH income: $52,505
• Composite: 19.41/100
• National rank: #8777
• State rank: #384 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

+112.5% since first listed

7 events — show timeline

• 2026-05-16 Listed $425,000 MRED as Distributed by MLS Grid
• 2025-10-01 Sold (Public Records) $175,000 Public Records
• 2025-09-30 Sold (MLS) $175,000 MRED as Distributed by MLS Grid
• 2025-09-24 Pending — MRED as Distributed by MLS Grid
• 2025-09-13 Contingent — MRED as Distributed by MLS Grid
• 2025-09-09 Listed $165,000 MRED as Distributed by MLS Grid
• 2004-12-14 Sold (Public Records) $200,000 Public Records

Property tax history

+4.2%/yr

Latest (2023): $3,005 · +33.3% YoY. Source: county tax records.