This analysis models a typical BRRRR project in Pullman at the neighborhood median ARV of $235K. Real-world projects vary substantially based on property type, condition, and submarket dynamics.
Acquisition and rehab assumptions
| Acquisition price (85% of median) | $140K |
|---|---|
| Rehab budget (midpoint) | $128K |
| All-in cost | $268K |
| After-Repair Value (ARV) | $235K |
Monthly cash flow model
| Estimated monthly rent | $2K |
|---|---|
| Property tax (Cook County investor classification) | −$490 |
| Insurance | −$98 |
| Vacancy reserve (7%) | −$140 |
| Property management (8%) | −$160 |
| Maintenance reserve (6%) | −$120 |
| Net Operating Income (monthly) | $990 |
| DSCR refi at 75% LTV / 7.5% / 30yr | $176K loan, $1K P&I |
| Monthly cash flow after debt service | $-242 |
| Cash left in deal after refinance | $92K |
What this tells us about Pullman
At the Pullman median, a typical BRRRR project produces approximately $-242 per month in cash flow after a 75% LTV DSCR refinance. With approximately $92K remaining in the deal after refinance, this represents a -3% cash-on-cash return on the remaining capital — before appreciation.
Pullman is one of Chicago's most unique submarkets — entire historic district. National Park Service designation requires approval for exterior work. Restoration projects can produce strong margins but require expertise and patience with the approval process.
How this scales across Pullman
Pullman's housing stock includes historic row house, workers cottage, single-family. 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 Pullman 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 $60K–$195K. Common considerations on Pullman housing stock (historic restoration, landmark approvals) can push budgets higher.
Pullman cash flow FAQ
Estimated monthly rent for a stabilized investment property in Pullman at the $235K median ARV level is approximately $2K per month — a rough rule-of-thumb estimate at ~0.85% of ARV. Actual rents vary significantly by property type (historic row house, workers cottage, single-family) and condition.
On these estimates, a typical BRRRR project at the Pullman median ARV produces approximately $-242 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: $92K. Individual deals vary substantially.
For a property in Pullman valued at the median ARV of $235K, expect approximately $6K 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.
Pullman 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.