453 S Dearborn Ave · Bradley, IL 60915

$137,000

2 bd · 1.0 ba · 1,009 sqft · SingleFamily · 218 Days on market

Built 1930 6,000 sqft lot Est $181k · 24% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.7/30.0
• 1% rule +4.6/10.0
• DSCR +4.5/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Ranch in move in condition with updated flooring and freshly painted! Great enclosed front porch makes a great place to take off shoes and coats. Very open floor plan with L shaped Living/Dining room totally open to the Kitchen with a large snack bar with 3 stools. Amazing outdoor space with huge patio, privacy fenced yard and large shed 16x22! Thermal pane windows 2020, Roof approximately 4 years, 2 window air conditioners stay. "As Is" sale. Property shows well but no FHA/VA

Key facts

• 6,000 sq ft lot
• 2 garage spots
• Built 1930

Property features AI

Finance

• Other: Property not currently leased; Possession at closing
• HOA & community: No required master association fee

Exterior

• Parking: Detached garage (2 garage spaces, 2 total parking spaces); Owned garage
• Utilities: Public water; Public sewer; Electric service with circuit breakers
• Home design: Detached single-family home; One-story
• Construction: Built approximately 91-100 years ago; Vinyl siding; Asphalt roof; Fee simple ownership
• Exterior features: 40 x 150 lot; Less than 0.25 acre lot; School bus service

Interior

• Kitchen: Kitchen on main level
• Bedrooms: Master bedroom (main level); Second bedroom (main level)
• Flooring: Vinyl flooring in main living areas and bedrooms; Carpet in enclosed porch
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas and electric heating; Central air conditioning
• Interior features: Enclosed porch; 4 total rooms; Crawl space basement
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $137k.

Deal economics

• At list price, monthly cash flow is $36 ($434/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 $131k (4.4% below list).
• Recommended offer: $121k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.6% vs local median 4.5% in Bradley — 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 66/100 on livability (#569 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D+, amenities D, schools F.
• Bradley Bourbonnais Chsd 307 (suburban): math 15% / reading 24% proficiency, ranked #413 of 620 in IL (top 67%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 21 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 145 units permitted in Kankakee County in 2024 (5 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $947 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Kankakee County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 218 days — a 12% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $23k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $82k; list at $137k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $120,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 218 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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.
8. 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.
9. 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: 0.96% ✗
• Cap rate: 6.61%
• Cash-on-cash: 1.13%
• DSCR: 1.05
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $180,611
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
171 N Fulton Ave	0.54mi	3/1.0 (+1)	1,000 (-1%)	9mo	$95,000	$95	61
235 S Douglas Ave	0.39mi	1/1.0 (-1)	912 (-10%)	8mo	$92,460	$101	54
505 W Brookmont Blvd	0.51mi	3/1.5 (+1)	1,090 (+8%)	5mo	$145,000	$133	52
148 S Grand Ave	0.50mi	3/1.0 (+1)	1,085 (+8%)	9mo	$199,900	$184	51
284 N Clinton Ave	0.70mi	2/1.0	1,100 (+9%)	2mo	$191,000	$174	51
154 S Fulton Ave	0.41mi	3/1.5 (+1)	1,120 (+11%)	8mo	$199,500	$178	49
459 N Wabash Ave	0.72mi	3/1.0 (+1)	1,040 (+3%)	9mo	$125,000	$120	49
236 N Michigan Ave	0.48mi	3/1.5 (+1)	1,102 (+9%)	8mo	$197,500	$179	48
311 S Cleveland Ave	0.71mi	3/2.0 (+1)	960 (-5%)	3mo	$175,000	$182	47
233 S Randolph Ave	0.64mi	2/1.0	896 (-11%)	8mo	$168,500	$188	45
184 S Douglas Ave	0.46mi	3/2.0 (+1)	868 (-14%)	5mo	$175,000	$202	42
821 N Rosewood Ave	0.71mi	3/2.0 (+1)	938 (-7%)	9mo	$180,000	$192	39

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: -14.4%
• Equity multiple: 0.48×
• Total profit: $-19,842
• Equity at exit: $20,427

10-year hold

• IRR: -5.7%
• Equity multiple: 0.63×
• Total profit: $-14,099
• Equity at exit: $11,845

Cash invested: $38,360 (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 60915

• Active inventory: 21
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,310 medium
• Mortgage (P&I): −$718
• Tax from tax record: −$223 /mo · $2,681/yr
• Insurance: −$57
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $36

Break-even live

Break-even rent $1,265

Max offer price $137,000

Occupancy floor 92%

Sensitivity live

Price	-10% $114	-5% $75	+0% $36	+5% $-3	+10% $-41
Rent	-10% $-67	-5% $-16	+0% $36	+5% $88	+10% $140
Rate	-1.0pp $105	-0.5pp $71	base $36	+0.5pp $1	+1.0pp $-35

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: $34,250
• Closing costs: $4,110
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1017 N Schuyler Ave Unit 3 Kankakee, IL	2.0	1.0	800	$1,375	$1.72	44d	1	0.46mi
243 S 5th Ave Unit 247 Kankakee, IL	2.0	1.0	1000	$1,150	$1.15	44d	1	1.44mi

Listing history 33 events

1. 2026-06-19
   days on market $137,000 Active 218 DOM
2. 2026-06-18
   days on market $137,000 Active 217 DOM
3. 2026-06-17
   days on market $137,000 Active 216 DOM
4. 2026-06-16
   days on market $137,000 Active 215 DOM
5. 2026-06-15
   days on market $137,000 Active 214 DOM
6. 2026-06-14
   statusdays on market $137,000 Active 212 DOM
7. 2026-06-13
   days on market $137,000 Contingent - Continue to Show 211 DOM
8. 2026-06-10
   days on market $137,000 Contingent - Continue to Show 209 DOM
9. 2026-06-09
   days on market $137,000 Contingent - Continue to Show 208 DOM
10. 2026-06-08
    days on market $137,000 Contingent - Continue to Show 207 DOM
11. 2026-06-07
    days on market $137,000 Contingent - Continue to Show 206 DOM
12. 2026-06-05
    days on market $137,000 Contingent - Continue to Show 203 DOM
13. 2026-06-02
    days on market $137,000 Contingent - Continue to Show 201 DOM
14. 2026-06-01
    days on market $137,000 Contingent - Continue to Show 200 DOM
15. 2026-05-31
    days on market $137,000 Contingent - Continue to Show 199 DOM
16. 2026-05-30
    days on market $137,000 Contingent - Continue to Show 198 DOM
17. 2026-04-12
    historical Contingent - Continue to Show
18. 2026-03-09
    price $137,000
19. 2026-02-04
    price $142,000
20. 2026-01-21
    price $148,900
21. 2025-12-21
    price $149,900
22. 2025-12-08
    price $153,900
23. 2025-11-20
    price $156,900
24. 2025-11-13
    listed $159,900 Active
25. 2023-01-13
    historical 497-char remark

    Show marketing remark (497 chars)

    Ranch in move in condition with updated flooring and freshly painted! Great enclosed front porch makes a great place to take off shoes and coats. Very open floor plan with L shaped Living/Dining room totally open to the Kitchen with a large snack bar with 3 stools. Amazing outdoor space with huge patio, privacy fenced yard and large shed 16x22! Thermal pane windows 2020, Roof approximately 4 years, 2 window air conditioners stay. "As Is" sale. Property shows well but no FHA/VA

26. 2023-01-12
    soldstatus $82,000 Closed 497-char remark

    Show marketing remark (497 chars)

    Ranch in move in condition with updated flooring and freshly painted! Great enclosed front porch makes a great place to take off shoes and coats. Very open floor plan with L shaped Living/Dining room totally open to the Kitchen with a large snack bar with 3 stools. Amazing outdoor space with huge patio, privacy fenced yard and large shed 16x22! Thermal pane windows 2020, Roof approximately 4 years, 2 window air conditioners stay. "As Is" sale. Property shows well but no FHA/VA

27. 2022-12-12
    historical Contingent - Continue to Show 497-char remark

    Show marketing remark (497 chars)

    Ranch in move in condition with updated flooring and freshly painted! Great enclosed front porch makes a great place to take off shoes and coats. Very open floor plan with L shaped Living/Dining room totally open to the Kitchen with a large snack bar with 3 stools. Amazing outdoor space with huge patio, privacy fenced yard and large shed 16x22! Thermal pane windows 2020, Roof approximately 4 years, 2 window air conditioners stay. "As Is" sale. Property shows well but no FHA/VA

28. 2022-11-11
    price $95,000 497-char remark

    Show marketing remark (497 chars)

    Ranch in move in condition with updated flooring and freshly painted! Great enclosed front porch makes a great place to take off shoes and coats. Very open floor plan with L shaped Living/Dining room totally open to the Kitchen with a large snack bar with 3 stools. Amazing outdoor space with huge patio, privacy fenced yard and large shed 16x22! Thermal pane windows 2020, Roof approximately 4 years, 2 window air conditioners stay. "As Is" sale. Property shows well but no FHA/VA

29. 2022-10-17
    price $99,900 497-char remark

    Show marketing remark (497 chars)

    Ranch in move in condition with updated flooring and freshly painted! Great enclosed front porch makes a great place to take off shoes and coats. Very open floor plan with L shaped Living/Dining room totally open to the Kitchen with a large snack bar with 3 stools. Amazing outdoor space with huge patio, privacy fenced yard and large shed 16x22! Thermal pane windows 2020, Roof approximately 4 years, 2 window air conditioners stay. "As Is" sale. Property shows well but no FHA/VA

30. 2022-10-03
    price $107,000 497-char remark

    Show marketing remark (497 chars)

    Ranch in move in condition with updated flooring and freshly painted! Great enclosed front porch makes a great place to take off shoes and coats. Very open floor plan with L shaped Living/Dining room totally open to the Kitchen with a large snack bar with 3 stools. Amazing outdoor space with huge patio, privacy fenced yard and large shed 16x22! Thermal pane windows 2020, Roof approximately 4 years, 2 window air conditioners stay. "As Is" sale. Property shows well but no FHA/VA

31. 2022-09-19
    price $110,900 497-char remark

    Show marketing remark (497 chars)

    Ranch in move in condition with updated flooring and freshly painted! Great enclosed front porch makes a great place to take off shoes and coats. Very open floor plan with L shaped Living/Dining room totally open to the Kitchen with a large snack bar with 3 stools. Amazing outdoor space with huge patio, privacy fenced yard and large shed 16x22! Thermal pane windows 2020, Roof approximately 4 years, 2 window air conditioners stay. "As Is" sale. Property shows well but no FHA/VA

32. 2022-09-14
    price $112,900 497-char remark

    Show marketing remark (497 chars)

    Ranch in move in condition with updated flooring and freshly painted! Great enclosed front porch makes a great place to take off shoes and coats. Very open floor plan with L shaped Living/Dining room totally open to the Kitchen with a large snack bar with 3 stools. Amazing outdoor space with huge patio, privacy fenced yard and large shed 16x22! Thermal pane windows 2020, Roof approximately 4 years, 2 window air conditioners stay. "As Is" sale. Property shows well but no FHA/VA

33. 2022-08-22
    listed $114,900 Active 497-char remark

    Show marketing remark (497 chars)

    Ranch in move in condition with updated flooring and freshly painted! Great enclosed front porch makes a great place to take off shoes and coats. Very open floor plan with L shaped Living/Dining room totally open to the Kitchen with a large snack bar with 3 stools. Amazing outdoor space with huge patio, privacy fenced yard and large shed 16x22! Thermal pane windows 2020, Roof approximately 4 years, 2 window air conditioners stay. "As Is" sale. Property shows well but no FHA/VA

ⓘ 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: $2,681 · $223/mo
• Projected year-2 tax: $2,896 · $241/mo
• Expected delta: +$214/yr (+$18/mo · 8.0%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,724
• − Mortgage interest: −$7,674
• − Property taxes: −$2,681
• − Insurance: −$685
• − Repairs & maintenance: −$1,258
• − Management: −$1,258
• − Depreciation: −$3,985
• Taxable loss: −$1,818
• Est. tax savings @ 24.0%: +$436
• After-tax cash flow: $871/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: Bradley Bourbonnais Chsd 307
• NCES district ID: 1706960
• Math proficiency: 15% ▼ -6.00%
• Reading proficiency: 24% ▼ -6.00%
• Median HH income: $59,302
• Composite: 18.35/100
• National rank: #8945
• State rank: #413 of 620 in IL

Livability — Bradley

• Score: 66/100
• State rank: #569
• US rank: #11945

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bradley, IL
• City population: 10,217
• Population (ZIP): 10,217

Population outlook (Kankakee County) Hauer SSP2

• Today (2025): 105,479 people
• By 2030: 101,792 · -3.5%
• By 2040: 93,479 · -11.4%
• By 2050: 85,061 · -19.4%
• By 2075: 67,314 · -36.2%
• By 2100: 52,439 · -50.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 14% Two or more races 9% Black 3%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Romanian 10% Lithuanian 6% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 86% English-only · Spanish 11% French/Haitian/Cajun 1% Other Indo-European 1%

Political lean MEDSL · Kankakee

• 2024 margin: Strong R (+20.8) · D 38.7% · R 59.5% · Other 1.8%
• 2008→2024 swing: -25.4pp toward R · 2008: 4.6pp · 2024: -20.8pp
• All cycles: 2024: R+20.8 2020: R+16.5 2016: R+13.3 2012: R+3.4 2008: D+4.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -136.35%
• Current HPI: 178.3271
• 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

+19.2% since first listed

17 events — show timeline

• 2026-04-12 Contingent — MRED as Distributed by MLS Grid
• 2026-03-09 Price Changed $137,000 MRED as Distributed by MLS Grid
• 2026-02-04 Price Changed $142,000 MRED as Distributed by MLS Grid
• 2026-01-21 Price Changed $148,900 MRED as Distributed by MLS Grid
• 2025-12-21 Price Changed $149,900 MRED as Distributed by MLS Grid
• 2025-12-08 Price Changed $153,900 MRED as Distributed by MLS Grid
• 2025-11-20 Price Changed $156,900 MRED as Distributed by MLS Grid
• 2025-11-13 Listed $159,900 MRED as Distributed by MLS Grid
• 2023-01-13 Listing Removed — MRED as Distributed by MLS Grid
• 2023-01-12 Sold (MLS) $82,000 MRED as Distributed by MLS Grid
• 2022-12-12 Contingent — MRED as Distributed by MLS Grid
• 2022-11-11 Price Changed $95,000 MRED as Distributed by MLS Grid
• 2022-10-17 Price Changed $99,900 MRED as Distributed by MLS Grid
• 2022-10-03 Price Changed $107,000 MRED as Distributed by MLS Grid
• 2022-09-19 Price Changed $110,900 MRED as Distributed by MLS Grid
• 2022-09-14 Price Changed $112,900 MRED as Distributed by MLS Grid
• 2022-08-22 Listed $114,900 MRED as Distributed by MLS Grid

Property tax history

+6.3%/yr

Latest (2024): $2,681 · +42.4% YoY. Source: county tax records.