8029 W Lyons St · Niles, IL 60714

$289,900

3 bd · 1.5 ba · 1,210 sqft · Townhouse public records · 3 Days on market

Built 1962 Est $330k · 12% 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 +22.5/30.0
• ARV discount +13.0/15.0
• DSCR +7.2/10.0
• 1% rule +5.1/10.0
• Livability +4.2/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Bring your decorating ideas and make this 3-bedroom, 1.5-bath townhome your own! This home features a full finished basement, one assigned parking space, and a roof replaced in 2019. All appliances are included. Some hardwood floors under carpet The main level offers a spacious living room, a separate dining area, and a good-sized kitchen with convenient access to the backyard-perfect for relaxing outdoors. The property also includes a large storage shed for your extra belongings. Priced to sell and offering great potential, this home is being sold As-Is. Don't miss this opportunity to add your personal touch and build equity!Schedule your showing today! PROPERTY IS BEING SOLD AS IS .

Key facts

• Good sized kitchen
• Roof replaced
• Separate dining area

Tags

• FULL FINISHED BASEMENT
• ASSIGNED PARKING SPACE
• ROOF REPLACED
• HARDWOOD FLOORS UNDER CARPET
• SEPARATE DINING AREA
• GOOD SIZED KITCHEN

Property features AI

Finance

• Other: Fee simple ownership; Not currently leased; 4 units in building
• HOA & community: Master association fee not required; Pets allowed (dogs OK)

Exterior

• Parking: 1 assigned, owned parking space
• Utilities: Water from Lake Michigan; Public sewer; Electric with circuit breakers
• Home design: Attached single property; Townhouse — 2 story; Entry level: 1
• Construction: Brick construction; Asphalt roof; Concrete perimeter foundation; Built 61–70 years ago; Property built before 1978
• Exterior features: Lot features: none specified

Interior

• Kitchen: Kitchen on main level
• Bedrooms: 3 bedrooms (master bedroom on second level; additional bedrooms on second level)
• Flooring: Hardwood flooring in master bedroom; Carpet in living room and additional bedrooms; Vinyl flooring in kitchen and basement family room; Other flooring in laundry room
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: 6 total rooms; Finished full basement
• Laundry & utility: Laundry in basement with gas dryer hookup and utility sink; In-unit laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $290k.

Deal economics

• At list price, monthly cash flow is $490 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $290k).
• Cap rate 8.3% vs local median 4.4% in Niles — 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 (#53 in IL, #1,001 nationally) — a professional / high-income tenant draw. Strengths: commute A+, amenities A, housing A; Watch: health & safety D+.
• Maine Township Hsd 207 (suburban): math 34% / reading 39% proficiency, ranked #143 of 620 in IL (top 23%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Maine East High School (math 26% / reading 31%, grade F, #213 of 693 statewide, top 31%, 1,808 students, 0% FRL).
• Market conditions: 30 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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).
• At $2,933/mo this rent would consume 46% of the median local household income ($76k/yr) (locally 747% 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 $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $289,900

Questions for the listing agent

1. Built in 1962 — 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. 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.
4. 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.
5. 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: 1.01% ✓
• Cap rate: 8.32%
• Cash-on-cash: 7.25%
• DSCR: 1.32
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $330,330
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8029 W Lyons St	0.00mi	3/1.5	1,210 (0%)	0mo	$289,900	$240	100
8000 W Lyons St	0.06mi	3/1.5	1,210 (0%)	2mo	$330,000	$273	96
8052 W Lyons St	0.06mi	2/2.0 (-1)	1,210 (0%)	0mo	$363,000	$300	90
8043 W Lyons St	0.03mi	3/2.0	1,210 (0%)	9mo	$330,000	$273	89
9262 N Woodland Dr	0.10mi	3/2.0	1,311 (+8%)	1mo	$432,500	$330	79
9035 N Clifton Ave	0.59mi	3/1.5	1,216 (+0%)	3mo	$355,000	$292	69
8909 N Washington St Unit E	0.53mi	3/1.5	1,252 (+4%)	8mo	$303,000	$242	63
8827 N Washington St Unit B	0.60mi	3/1.5	1,221 (+1%)	10mo	$313,500	$257	62
9059 N Clifton Ave	0.56mi	3/1.5	1,300 (+7%)	6mo	$372,000	$286	56
8802 N Prospect St	0.69mi	3/1.5	1,274 (+5%)	5mo	$310,000	$243	55
8803 N Grand St	0.70mi	3/1.5	1,280 (+6%)	6mo	$338,000	$264	53
9002 N Clifton Ave	0.67mi	3/2.5	1,331 (+10%)	9mo	$344,000	$258	40

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: -5.2%
• Equity multiple: 0.81×
• Total profit: $-15,821
• Equity at exit: $43,225

10-year hold

• IRR: 4.4%
• Equity multiple: 1.32×
• Total profit: $26,164
• Equity at exit: $25,065

Cash invested: $81,172 (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 60714

• Active inventory: 30
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,933 high
• Mortgage (P&I): −$1,520
• Tax from tax record: −$186 /mo · $2,234/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$616
• Net cashflow: $490

Break-even live

Break-even rent $2,313

Max offer price $289,900

Occupancy floor 78%

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: $72,475
• Closing costs: $8,697
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8058 W Lyons St Unit B Niles, IL	3.0	1.5	1200	$2,800	$2.33	21d	1	0.07mi
9201 N Milwaukee Ave Niles, IL	2.0	2.0	1364	$2,962	$2.17	24d	1	0.30mi
8970 N Parkside Ave #418 Des Plaines, IL	2.0	2.0	1100	$2,250	$2.05	24d	1	1.08mi
1302 Carol St Park Ridge, IL	2.0	1.0	900	$2,000	$2.22	24d	1	1.08mi
8544 W Roseview Dr Niles, IL	3.0	2.0	1165	$3,950	$3.39	2d	1	1.11mi
1418 Carol St Unit 2 Park Ridge, IL	2.0	1.0	1100	$2,000	$1.82	5d	1	1.15mi
7322 W Crain St Unit 1FL Niles, IL	3.0	1.5	1128	$2,000	$1.77	24d	1	1.17mi
8975 W Golf Rd Niles, IL	1.0–2.0	1.0–2.0	804	$2,300	$2.86	2d	1	1.18mi
8961 W Golf Rd Niles, IL	1.0–2.0	1.0–2.0	804	$2,300	$2.86	2d	1	1.19mi
8928 Steven Dr Unit 2D Des Plaines, IL	2.0	1.0	900	$1,795	$1.99	24d	1	1.22mi
9030 Kennedy Dr Des Plaines, IL	1.0–2.0	1.0–1.5	770	$2,029	$2.64	1d	26	1.46mi

Listing history 4 events

1. 2026-06-02
   status $289,900 Pending 3 DOM
2. 2026-06-01
   days on market $289,900 Active 3 DOM
3. 2026-05-31
   remarks 694-char remark
4. 2026-05-31
   listed $289,900 Active 2 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: $2,234 · $186/mo
• Projected year-2 tax: $4,407 · $367/mo
• Expected delta: +$2,173/yr (+$181/mo · 97.3%)

ⓘ 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 ≥99°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,201
• − Mortgage interest: −$16,239
• − Property taxes: −$2,234
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,816
• − Management: −$2,816
• − Depreciation: −$8,433
• Taxable income: $1,213
• Est. tax owed @ 24.0%: −$291
• After-tax cash flow: $5,591/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: Maine Township Hsd 207
• NCES district ID: 1724090
• Math proficiency: 34% ▼ -13.00%
• Reading proficiency: 39% ▼ -7.00%
• Median HH income: $79,034
• Composite: 34.36/100
• National rank: #5220
• State rank: #143 of 620 in IL

Livability — Niles

• Score: 83/100
• State rank: #53
• US rank: #1001

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Niles, IL
• County: Cook County · 4,486,803 people
• City population: 30,305
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 30,305
• Household income: $75,800
• Rent vs Own: 25.2% rent · 74.8% own
• Severe rent burden: 747.0

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 0.56)
• Race & ethnicity: White 61% Asian 20% Hispanic / Latino 14% Two or more races 8% Black 2%
• Hispanic origin (detail): Mexican 9% Puerto Rican 1%
• Common ancestry: Romanian 16% American 2% Scandinavian 2%
• Foreign-born: 43% · Canada, South Korea, Vietnam
• Languages at home: 40% English-only · Russian/Polish/Slavic 15% Other Indo-European 13% Spanish 11%

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: ▼ -171.58%
• Current HPI: 197.8728
• Rent YoY: —
• 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

Property tax history

-0.8%/yr

Latest (2023): $2,234 · +3.2% YoY. Source: county tax records.