This analysis models a typical BRRRR project in East Garfield Park at the neighborhood median ARV of $315K. Real-world projects vary substantially based on property type, condition, and submarket dynamics.
Acquisition and rehab assumptions
| Acquisition price (85% of median) | $183K |
|---|---|
| Rehab budget (midpoint) | $150K |
| All-in cost | $333K |
| After-Repair Value (ARV) | $315K |
Monthly cash flow model
| Estimated monthly rent | $3K |
|---|---|
| Property tax (Cook County investor classification) | −$656 |
| Insurance | −$131 |
| Vacancy reserve (7%) | −$187 |
| Property management (8%) | −$214 |
| Maintenance reserve (6%) | −$161 |
| Net Operating Income (monthly) | $1K |
| DSCR refi at 75% LTV / 7.5% / 30yr | $236K loan, $2K P&I |
| Monthly cash flow after debt service | $-323 |
| Cash left in deal after refinance | $97K |
What this tells us about East Garfield Park
At the East Garfield Park median, a typical BRRRR project produces approximately $-323 per month in cash flow after a 75% LTV DSCR refinance. With approximately $97K remaining in the deal after refinance, this represents a -4% cash-on-cash return on the remaining capital — before appreciation.
East Garfield Park has stronger appreciation prospects than West Garfield Park due to proximity to the United Center and ongoing United Center District redevelopment. Greystone restoration projects can clear strong margins but rehab budgets need realistic contingency.
How this scales across East Garfield Park
East Garfield Park's housing stock includes greystone, 2-flat, 3-flat, workers cottage. Multi-unit properties (2-flat, 3-flat) typically produce 30–60% higher gross rent than single-family at similar ARVs but carry higher tax burdens and management overhead. Single-family rehabs often have stronger exit liquidity (owner-occupant buyers) but lower cash flow.
Sensitivity considerations
- Rent assumption: Modeled at ~0.85% of ARV. Actual rents in East Garfield Park range from 0.6–1.0% depending on property type and condition.
- Property tax: Modeled at 2.5% of ARV for Cook County investor classification. Successful tax appeal can reduce this 15–30%.
- Interest rate: DSCR refi rates currently range 7.5–9.5% depending on borrower profile and leverage. A 1% rate change moves monthly cash flow by approximately $100–200 on this deal size.
- Rehab budget: Modeled at midpoint of $75K–$225K. Common considerations on East Garfield Park housing stock (extensive vacancy damage, historic restoration) can push budgets higher.
East Garfield Park cash flow FAQ
Estimated monthly rent for a stabilized investment property in East Garfield Park at the $315K median ARV level is approximately $3K per month — a rough rule-of-thumb estimate at ~0.85% of ARV. Actual rents vary significantly by property type (greystone, 2-flat, 3-flat, workers cottage) and condition.
On these estimates, a typical BRRRR project at the East Garfield Park median ARV produces approximately $-323 per month in cash flow after debt service (at 75% LTV DSCR refi, 7.5% rate, 30-year amortization). Cash left in the deal after refinance: $97K. Individual deals vary substantially.
For a property in East Garfield Park valued at the median ARV of $315K, expect approximately $8K in annual property tax (Cook County investor-classification, before exemptions and appeals). Chicago city properties were reassessed in 2024 — many neighborhoods saw material assessment increases.
East Garfield Park typically supports a rent-to-price ratio in the 0.6%-0.9% range depending on property type and condition. Multi-unit properties (2-flat, 3-flat) generally produce higher ratios than single-family. The 1% rule rarely applies in Chicago neighborhoods — but BRRRR works at lower ratios when appreciation supports it.
This is a directional cash-flow model, not personalized financial advice. Rent estimates, tax rates, and refinance terms are illustrative. Validate every assumption with current market data and your own underwriting before committing capital.