1636 S 50th Ct · Cicero, IL 60804

$520,000

33 bd · 15.0 ba · 3,686 sqft · MultiFamily · 113 Days on market

Built 1925 3,484 sqft lot

---

Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.1/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 5 units. estimate disagrees with records

Listing remarks

Excellent opportunity in Cicero! Rarely available solid 5-unit buildings with remodeled spacious apartments. There is a storage for each unit and coin laundry for extra income. There are no individual furnaces and water tanks to maintain, just a boiler and a large hot water tank which supplies the building. Gated back yard with parking pads. Quiet neighborhood close to transportation and amenities. This multi-unit building is a must-see! Sold AS IS. Property NOT FOR RENT- beware of rental scams!

Key facts

• Gated back yard
• Coin laundry
• Parking pads

Tags

• REMODELED SPACIOUS APARTMENTS
• STORAGE FOR EACH UNIT
• COIN LAUNDRY
• GATED BACK YARD
• PARKING PADS
• QUIET NEIGHBORHOOD

Property features AI

Finance

• Other: Possession at closing
• Financial info: Total of 5 units in the building
• HOA & community: No HOA or community details provided

Exterior

• Parking: Outdoor parking with space for 1–5 vehicles
• Security: No security features provided
• Utilities: Gas heating (radiators); No additional utility details provided
• Home design: Multi-family building (5+ units)
• Construction: Brick construction; Built before 1978
• Exterior features: Lot dimensions approximately 31 x 125; Zoned MULTI

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: Units with 2 bedrooms and units with 3 bedrooms (various unit mixes)
• Flooring: Flooring details not provided
• Bathrooms: Each unit includes one full bathroom
• Heating & cooling: Gas heat with radiators
• Interior features: Five-room layouts in several units
• Laundry & utility: No laundry or utility appliance details provided

What this means for you Summary

Snapshot

• This is a 5 × 7-bed/?-bath units multifamily listed at $520k.

Deal economics

• At list price, monthly cash flow is $4k ($44k/yr) — positive. Per door: $733/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $520k).
• Recommended offer: $473k (9.0% below list) — sets the bar for market timing.
• Cap rate 14.8% vs local median 4.6% in Cicero — 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 82/100 on livability (#77 in IL, #1,276 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: schools F.
• 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.
• Market conditions: Rents rising (+2.4%/yr); 103 active listings in the ZIP; 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).
• At $9,191/mo this rent would consume 156% of the median local household income ($71k/yr) (locally 2178% 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 $4k of loan paydown is wiped out by about $16k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 2.4% rent growth), your $146k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 113 days — a 9% lower offer ($473k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 19y ago; this cycle's ask has dropped $50k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $215k; list at $520k implies a 142% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $473,200 (9.0% below list)

Questions for the listing agent

1. It's been on market 113 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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: 1.77% ✓
• Cap rate: 14.76%
• Cash-on-cash: 30.22%
• DSCR: 2.34
• GRM: 4.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.43% rent growth · sell at horizon

5-year hold

• IRR: 24.2%
• Equity multiple: 1.99×
• Total profit: $144,206
• Equity at exit: $77,534

10-year hold

• IRR: 31.7%
• Equity multiple: 3.79×
• Total profit: $405,633
• Equity at exit: $44,960

Cash invested: $145,600 (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 60804

• Rents YoY: 2.4%
• Active inventory: 103
• Price-to-rent: 23.6×

Monthly cashflow live

• Estimated rent: $9,191 medium
• Mortgage (P&I): −$2,727
• Tax est. 1.5%: −$650 /mo · $7,800/yr
• Insurance: −$217
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,930
• Net cashflow: $3,667

Break-even live

Break-even rent $4,549

Max offer price $520,000

Occupancy floor 55%

5-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 5× units	7	—	$9,190
Total (5 units)			$9,191

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: $130,000
• Closing costs: $15,600
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-18
   days on market $520,000 Active 113 DOM
2. 2026-06-17
   days on market $520,000 Active 112 DOM
3. 2026-06-16
   days on market $520,000 Active 111 DOM
4. 2026-06-15
   price $520,000 Active 110 DOM
5. 2026-06-15
   days on market $535,000 Active 110 DOM
6. 2026-06-13
   days on market $535,000 Active 108 DOM
7. 2026-06-09
   days on market $535,000 Active 104 DOM
8. 2026-06-08
   days on market $535,000 Active 103 DOM
9. 2026-06-07
   days on market $535,000 Active 102 DOM
10. 2026-06-04
    days on market $535,000 Active 99 DOM
11. 2026-06-03
    days on market $535,000 Active 98 DOM
12. 2026-06-02
    days on market $535,000 Active 97 DOM
13. 2026-06-01
    days on market $535,000 Active 96 DOM
14. 2026-05-31
    days on market $535,000 Active 95 DOM
15. 2026-05-05
    price $535,000
16. 2026-04-02
    price $550,000
17. 2026-02-25
    listed $570,000 Active
18. 2026-01-06
    historical
19. 2025-10-28
    listed Active
20. 2021-02-19
    historical
21. 2021-01-28
    listed New
22. 2020-03-04
    historical
23. 2020-01-04
    listed New
24. 2018-04-05
    soldstatus $215,000 Closed Sale
25. 2018-03-14
    status Pending
26. 2017-11-21
    listed $245,000 New
27. 2014-08-15
    historical
28. 2014-06-02
    listed New
29. 2007-11-17
    historical
30. 2007-07-18
    listed

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥99°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: $110,292
• − Mortgage interest: −$29,128
• − Property taxes: −$7,800
• − Insurance: −$2,600
• − Repairs & maintenance: −$8,823
• − Management: −$8,823
• − Depreciation: −$15,127
• Taxable income: $37,990
• Est. tax owed @ 24.0%: −$9,118
• After-tax cash flow: $34,890/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 — Cicero

• Score: 82/100
• State rank: #77
• US rank: #1276

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cicero, IL
• County: Cook County · 4,486,803 people
• City population: 82,797
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 82,797
• Household income: $70,842
• Rent vs Own: 45.4% rent · 54.6% own
• Severe rent burden: 2178.0

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: Predominantly Hispanic (89%)
• Race & ethnicity: Hispanic / Latino 89% Two or more races 17% White 7% Black 3% Native American 2%
• Hispanic origin (detail): Mexican 80% Puerto Rican 3%
• Common ancestry: Romanian 2%
• Foreign-born: 40% · Canada, Jamaica
• Languages at home: 18% English-only · Spanish 80%

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: ▼ -165.38%
• Current HPI: 262.83
• Rent YoY: ▲ 2.43%
• 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

+118.4% since first listed

16 events — show timeline

• 2026-05-05 Price Changed $535,000 MRED as Distributed by MLS Grid
• 2026-04-02 Price Changed $550,000 MRED as Distributed by MLS Grid
• 2026-02-25 Listed $570,000 MRED as Distributed by MLS Grid
• 2026-01-06 Listing Removed — MRED as Distributed by MLS Grid
• 2025-10-28 Listed — MRED as Distributed by MLS Grid
• 2021-02-19 Listing Removed — MRED as Distributed by MLS Grid
• 2021-01-28 Listed — MRED as Distributed by MLS Grid
• 2020-03-04 Listing Removed — MRED as Distributed by MLS Grid
• 2020-01-04 Listed — MRED as Distributed by MLS Grid
• 2018-04-05 Sold (MLS) $215,000 MRED as Distributed by MLS Grid
• 2018-03-14 Pending — MRED as Distributed by MLS Grid
• 2017-11-21 Listed $245,000 MRED as Distributed by MLS Grid
• 2014-08-15 Listing Removed — MRED as Distributed by MLS Grid
• 2014-06-02 Listed — MRED as Distributed by MLS Grid
• 2007-11-17 Listing Removed — MRED as Distributed by MLS Grid
• 2007-07-18 Listed — MRED as Distributed by MLS Grid