Updated Duplex Income
New
For Sale
$260,000
4039 W 90th Place, Hometown, IL 60456
Two-bedroom unit with renovated interiors, a private fenced yard, and a detached climate-controlled garage.
Property Size744 SF
Price / SF$349.46
Days on Market7
Property Features for 4039 W 90th Place
General Information
Standard status
Active
Size
744 SF
Property subtype
1/2 Duplex
Units
Unit Mix
1 x 2BR/1BA
Multifamily Units
1
Additional Details
Public Transit
Yes
Taxes and HOA fees
Annual Taxes
$4,229
Amenities
gas fireplace
recessed lighting
vaulted ceilings
skylights
updated kitchen
stainless steel appliances
breakfast bar
stacked washer/dryer
new LVP flooring
cedar-lined closets
fenced backyard
built-in basketball hoop
pergola
Building Details
Building Size
744 SF
Year Built
1950
Listing Agency:
Redfin Corporation
(773) 960-7836
Listed By:
Cesar Juarez · License #475130661
Source:
Dawnmckennagroup
Added: Aug 26
Changed: Aug 31
Last Checked: Aug 30 at 11:27PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Redfin Corporation
Investment Insights
Based on property information with market context.
This residential income property is a duplex with an updated two-bedroom, one-bath unit. The interior includes a living room with a gas fireplace, vaulted ceiling, skylights, recessed lighting, and abundant natural light. The renovated kitchen features a breakfast bar, stainless steel appliances, and a stacked washer and dryer. Both bedrooms have new LVP flooring and cedar-lined closets, while the full bathroom has also been updated.
Outdoor features include a fenced backyard, a detached 2.5-car garage with heating, air conditioning, and storage, plus a built-in basketball hoop and pergola. The property was built in 1950 and is located near parks, public transit, schools, grocery stores, and restaurants.
Outdoor features include a fenced backyard, a detached 2.5-car garage with heating, air conditioning, and storage, plus a built-in basketball hoop and pergola. The property was built in 1950 and is located near parks, public transit, schools, grocery stores, and restaurants.
Key Highlights
- Duplex with an updated 2‑bedroom, 1‑bath unit
- Living room includes gas fireplace, vaulted ceiling, skylights, and recessed lighting
- Renovated kitchen with breakfast bar and stainless steel appliances
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$8,631
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
3.32%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$172,620
$172.6K
Cap Rate 7%
$123,300
$123.3K
Cap Rate 9%
$95,900
$95.9K
Market Conditions
NOI Build-Up for 744 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$16.9K $22.68/SF
− Vacancy
−$1.2K −$1.59/SF
EGI
$15.7K $21.09/SF
− OpEx
−$7.1K −$9.49/SF
NOI
$8.6K $11.60/SF
Area
Cook County, IL
Vacancy
7.00%
Lease Rate
$22.68 /SF/Yr
Expense Ratio
45.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$172,620
Cap Rate 7%
$123,300
Cap Rate 9%
$95,900
Alternative Uses
Best Use
Apartment 5plus
$123.3K
$107.9K – $143.9K
NOI $8,631 @ 7.0% cap · market cap 3.32%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$256.9K
$224.8K – $299.7K
NOI $17,981 @ 7.0% cap · market cap 6.92%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
2,421
Businesses Nearby
Explore this area
Business Placement
Demographics for 60456, IL
4,343
Population
1,916
Households
2.3
Avg Household Size
43
Median Age
20%
College-Educated
92%
High-School Grad
0.5 sq mi
ZIP Area
8,686
Density / Sq Mi
$59,265
Median Household Income
$42,091
Median Earnings
$812
Median Rent
$152,000
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Residential income property - Two-bedroom unit with renovated interiors, a private fenced yard, and a detached climate-controlled garage.
Where is this residential income property located?
The property is located at 4039 W 90th Place Hometown, IL.
What is the asking price?
The asking price for this property is $260,000.
What are key features of this property?
This property features: Duplex with an updated 2‑bedroom, 1‑bath unit; Living room includes gas fireplace, vaulted ceiling, skylights, and recessed lighting; Renovated kitchen with breakfast bar and stainless steel appliances
