For value‑add, keep scope light at first, verify market rents, and stress test vacancy, taxes, insurance, and CapEx before you offer.

delays.Timeline benchmarks (typical cosmetic flip)Close to demo start: 48–72 hrsDemo: 3–5 daysRoughs + inspections: 5–10 daysFinishes + punch: 10–14 daysTotal on-site: 4–6 weeks (heavy rehabs longer, keep under 4 months)  3) Revenue: Sell Smart in a Slower MarketUnderwrite conservativelyARV from adjusted comps within 0.5 miles and 90 days when possible; stress-test with –3% to –7% price drift.Use days-on-market (DOM) tiers to model carry (Base / +15 days / +30 days).Renovate to the buyer, not your tasteDesign for the median buyer in your submarket.

It's engine is so much more advanced, that it doesn't need to be perfect to win.There are some really cool data analytics in use today too.

For a renovated Pilsen 3-flat, somewhere $10–13K.Also check rent comps for new construction Woodlawn: if more buildings deliver, you may be competing through concessions or slower lease-ups.If it were me and I wanted a smoother first few years, I’d choose Pilsen unless the Woodlawn building is truly special or priced with enough cushion.Happy to run the numbers with you if you want to stress-test both deals, Chicago is all about underwriting the next tax bill, not the current one.

For a one-time fee, you can upgrade your property to our premium listing experience — to help you manage your rental and fill vacancies fast.Increased exposureGet more eyes on your listing from renters searching in your area.Pricing & market insightsTrack listing performance data and trends to price your rental competitively.Listing recommendationsGet customized tips to help your listing appeal to renters.

Curious if anyone else has tested lease timing like this.

The “upside-down house” test is not the rule carriers useYou’re correct that the analogy falls apart quickly.

The move came after jobless claims fell to their lowest level since 2022, signaling labor market resilience despite recent ADP data showing job losses in November.

I’d live there for about a year while I test out living in Arizona.

@Rob Bergeron Do you have cited sources with actual data trends?