9636 S Central Park Ave · Evergreen Park, IL 60805

$255,000

2 bd · 1.0 ba · 852 sqft · SingleFamily public records · 59 Days on market

Built 1937 4,573 sqft lot Est $250k · at est.

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Why this score? — see what drove the F 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 +7.0/30.0
• ARV discount +6.7/15.0
• Livability +4.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• 1% rule +1.9/10.0
• DSCR +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

LONG TIME OWNER OFFERING THIS ADORABLE ESTATE FOR SALE. BRICK HOME WITH ADDITION AND BASEMENT HAS 3 BEDROOMS AND 1 1/2 BATHS. SITUATED ON A FENCED YARD AND A 2-CAR DETACHED GARAGE WITH ALLEY ACCESS. THIS IS A DELIGHTFUL HOME IN A GREAT EVERGREEN PARK LOCATION TO CALL YOUR OWN. THIS CUTE ESTATE OFFERS BEAUTIFUL CURB APPEAL AND CHARM. ONCE INSIDE THE FOYER YOU'LL FIND A FORMAL LIVING AND DINING ROOM. FOLLOW THROUGH TO THE KITCHEN AND BACK ROOM FOR DINING AND ENTERTAINING. THE LOWER LEVEL FEATURES A FAMILY ROOM AND LAUNDRY WHERE THERE'S A TOILET AND BOILER. THERE'S YET ANOTHER LIVING SPACE IN THE BASEMENT ALONG WITH A SHOWER AND WORKROOM. UPSTAIRS ARE 3 BEDROOMS IN THIS SURPRISINGLY SPACIOUS H

Key facts

• 4,573 sq ft lot
• 2 garage spots
• Built 1937

Property features AI

Finance

• Other: School bus service available
• HOA & community: No master association fee required; Neighborhood amenities include a park and paved streets

Exterior

• Parking: Detached garage with garage door opener; Garage owned (2 garage spaces); Gravel parking areas; Total parking for 2 vehicles
• Utilities: Lake Michigan and public water supply; Public sewer; 100 amp electric service with circuit breakers
• Home design: Detached single-family home; Split-level with subfloor layout; Appears to be original construction (built before 1978; ~81–90 years old); Fee simple ownership
• Construction: Brick construction; Asphalt roof; Concrete perimeter foundation; Approximately 1,572 finished square feet (estimated total finished area)
• Exterior features: Patio; Fenced yard; Street lights, curbs and sidewalks nearby

Interior

• Kitchen: Range; Dishwasher; Refrigerator; Eating area / table space in kitchen
• Bedrooms: 3 bedrooms (master on second floor; two additional bedrooms on second floor)
• Flooring: Hardwood; Carpet in bedrooms, living and other rooms; Vinyl in sun room, kitchen and lower-level laundry
• Bathrooms: 1 full bathroom with soaking tub; 1 half bathroom; Basement includes a bathroom
• Heating & cooling: Baseboard heating; Radiator heating; Window air conditioning units
• Interior features: Separate dining room; Sun room; Partially finished basement; 9 total rooms; Ceiling fan(s)
• Laundry & utility: In-unit laundry (lower level)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $-369 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $202k (20.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $176k (30.8% below list).
• Recommended offer: $176k (30.8% below list) — sets the bar for 1% rule.
• Cap rate 4.6% vs local median 5.9% in Evergreen Park — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 87/100 on livability (#14 in IL, #327 nationally) — a professional / high-income tenant draw. Strengths: commute A+, employment A+, housing A+; Watch: crime D+.
• Evergreen Park Chsd 231 (suburban): math 25% / reading 23% proficiency, ranked #303 of 620 in IL (top 49%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Evergreen Park High School (math 25% / reading 23%, grade F, #304 of 693 statewide, top 44%, 931 students, 0% FRL).
• Market conditions: 37 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($247k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1937 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $176,385 (30.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. Built in 1937 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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?
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 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: 0.69% ✗
• Cap rate: 4.56%
• Cash-on-cash: -6.20%
• DSCR: 0.72
• GRM: 12.0

CMA / ARV

• ARV (on-the-fly): $250,488
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9422 S Spaulding Ave	0.48mi	2/1.0	892 (+5%)	2mo	$262,000	$294	68
9341 S Lawndale Ave	0.40mi	2/1.0	903 (+6%)	5mo	$245,000	$271	68
9809 S Trumbull Ave	0.28mi	3/2.0 (+1)	874 (+3%)	14mo	$305,000	$349	62
9603 S Albany Ave	0.66mi	2/1.0	900 (+6%)	3mo	$290,000	$322	57
9858 S Millard Ave	0.27mi	3/2.0 (+1)	967 (+14%)	7mo	$335,000	$346	50
9801 S Trumbull Ave	0.27mi	3/2.0 (+1)	958 (+12%)	23mo	$280,000	$292	38
9235 S Central Park Ave	0.51mi	3/2.0 (+1)	964 (+13%)	22mo	$260,000	$270	26

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: -27.0%
• Equity multiple: 0.09×
• Total profit: $-64,784
• Equity at exit: $38,021

10-year hold

• IRR: -24.6%
• Equity multiple: -0.21×
• Total profit: $-86,551
• Equity at exit: $22,048

Cash invested: $71,400 (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 60805

• Home prices YoY: -34.0%
• Active inventory: 37
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $1,764 high
• Mortgage (P&I): −$1,337
• Tax est. 1.5%: −$319 /mo · $3,825/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $-369

Break-even live

Break-even rent $2,231

Max offer price $201,633

Occupancy floor —

Sensitivity live

Price	-10% $-193	-5% $-281	+0% $-369	+5% $-457	+10% $-545
Rent	-10% $-508	-5% $-438	+0% $-369	+5% $-299	+10% $-229
Rate	-1.0pp $-240	-0.5pp $-304	base $-369	+0.5pp $-435	+1.0pp $-502

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9305 S Homan Ave Unit 1 Evergreen Park, IL	3.0	1.0	893	$2,195	$2.46	18d	1	0.57mi
9600 S Komensky Ave Oak Lawn, IL	2.0	2.0	900	$1,800	$2.00	25d	1	0.57mi
9739 S Kedzie Ave Evergreen Park, IL	1.0–2.0	1.0	825	$1,700	$2.06	0d	1	0.57mi
9515 S Kildare Ave Oak Lawn, IL	1.0	1.0	950	$1,275	$1.34	25d	1	0.86mi
4134 W 90th St Hometown, IL	2.0	1.0	740	$1,500	$2.03	21d	1	1.09mi
9957 S Cicero Ave Unit 308 Oak Lawn, IL	2.0	1.0	1000	$1,799	$1.80	3d	1	1.48mi
9955 S Cicero Ave Oak Lawn, IL	2.0	1.0	1000	$1,799	$1.80	2d	1	1.50mi

Listing history 16 events

1. 2026-06-21
   pricedays on market $255,000 Active 59 DOM
2. 2026-06-18
   days on market $275,000 Active 56 DOM
3. 2026-06-17
   days on market $275,000 Active 55 DOM
4. 2026-06-16
   days on market $275,000 Active 54 DOM
5. 2026-06-15
   days on market $275,000 Active 53 DOM
6. 2026-06-13
   days on market $275,000 Active 51 DOM
7. 2026-06-13
   days on market $275,000 Active 50 DOM
8. 2026-06-09
   days on market $275,000 Active 47 DOM
9. 2026-06-08
   days on market $275,000 Active 46 DOM
10. 2026-06-07
    days on market $275,000 Active 45 DOM
11. 2026-06-04
    days on market $275,000 Active 42 DOM
12. 2026-06-03
    pricedays on market $275,000 Active 41 DOM
13. 2026-06-02
    days on market $300,000 Active 40 DOM
14. 2026-06-01
    days on market $300,000 Active 39 DOM
15. 2026-05-31
    days on market $300,000 Active 38 DOM
16. 2026-04-23
    listed $315,000 Active

ⓘ 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 ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,166
• − Mortgage interest: −$14,284
• − Property taxes: −$3,825
• − Insurance: −$1,275
• − Repairs & maintenance: −$1,693
• − Management: −$1,693
• − Depreciation: −$7,418
• Taxable loss: −$9,023
• Est. tax savings @ 24.0%: +$2,165
• After-tax cash flow: $-2,260/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: Evergreen Park Chsd 231
• NCES district ID: 1714580
• Math proficiency: 25% ▼ -10.00%
• Reading proficiency: 23% ▼ -12.00%
• Median HH income: $64,735
• Composite: 22.65/100
• National rank: #8054
• State rank: #303 of 620 in IL

Livability — Evergreen Park

• Score: 87/100
• State rank: #14
• US rank: #327

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Evergreen Park, IL
• City population: 19,498
• Population (ZIP): 19,498

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 0.63)
• Race & ethnicity: White 53% Black 22% Hispanic / Latino 18% Two or more races 10% Asian 3%
• Hispanic origin (detail): Mexican 16% Cuban 1%
• Common ancestry: Romanian 8% Iranian 1% Lithuanian 1%
• Foreign-born: 10% · Canada, Jamaica
• Languages at home: 83% English-only · Spanish 12% Other Indo-European 1% Tagalog/Filipino 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: ▼ -118.60%
• Current HPI: 229.8185
• 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

1 event — show timeline

• 2026-04-23 Listed $315,000 MRED as Distributed by MLS Grid

Property tax history

-7.4%/yr

Latest (2023): $362 · -16.4% YoY. Source: county tax records.