270 Madison Ave · Calumet City, IL 60409

$195,000

3 bd · 1.5 ba · 1,292 sqft · SingleFamily public records · 107 Days on market

Built 1974 Est $152k · 28% over

---

Why this score? — see what drove the D+ 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 +23.2/30.0
• DSCR +7.4/10.0
• 1% rule +6.0/10.0
• Rent growth +4.0/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

SHORT SALE! SOLD AS IS CONDITION. CASH ONLY

Key facts

• Large family room
• Separate dining room
• Bright living room

Tags

• BRIGHT LIVING ROOM
• HARDWOOD FLOORS
• FINISHED BASEMENT
• LARGE FAMILY ROOM
• DEDICATED LAUNDRY AREA
• SEPARATE DINING ROOM

Property features AI

Finance

• Other: Property was rehabbed (2014)
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage with 2 garage spaces (2 total parking spaces)
• Utilities: Public water; Public sewer
• Home design: Detached single-family raised ranch; Fee simple ownership; Rehab completed in 2014; Built before 1978 (property age ~51–60 years)
• Construction: Brick construction
• Exterior features: Lot less than 0.25 acre; Lot dimensions: 5456

Interior

• Kitchen: Main-level kitchen (approx. 11 x 11)
• Bedrooms: 3 bedrooms (all on the main level); Master bedroom on the main level (no attached bath); Bedroom dimensions: 12 x 12 (master), 10 x 12, 10 x 11
• Bathrooms: 2 full bathrooms and 1 half bathroom; Basement contains a bathroom
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Finished full basement; Seven total rooms
• Laundry & utility: Basement laundry room (approx. 8 x 8)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $352 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Recommended offer: $177k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#330 in IL) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: employment C-, schools F, crime D-.
• Thornton Twp Hsd 205 (suburban): math 7% / reading 8% proficiency, ranked #594 of 620 in IL (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+6.2%/yr); 198 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).
• At $2,151/mo this rent would consume 47% of the median local household income ($55k/yr) (locally 2415% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.2% rent growth), your $55k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 14y ago; this cycle's ask has dropped $15k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $42k; list at $195k implies a 364% gain — meaningful room to come down on a strong offer.

Recommended offer $177,450 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.10% ✓
• Cap rate: 8.46%
• Cash-on-cash: 7.74%
• DSCR: 1.34
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $152,456
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
317 Madison Ave	0.11mi	3/1.0	1,152 (-11%)	3mo	$67,200	$58	73
14521 Kenwood Ave	0.48mi	3/2.5	1,249 (-3%)	1mo	$215,000	$172	67
14737 Blackstone Ave	0.34mi	3/1.5	1,425 (+10%)	5mo	$150,000	$105	63
1429 Kasten Dr	0.35mi	3/1.0	1,123 (-13%)	4mo	$119,000	$106	56
14613 Dante Ave	0.34mi	3/1.5	1,112 (-14%)	5mo	$95,000	$85	56
288 Calhoun Ave	0.69mi	4/2.0 (+1)	1,260 (-2%)	2mo	$215,000	$171	55
372 Bensley Ave	0.67mi	4/2.0 (+1)	1,250 (-3%)	2mo	$235,000	$188	55
14842 Shepard Dr	0.59mi	3/1.5	1,141 (-12%)	2mo	$135,000	$118	52
494 Oglesby Ave	0.72mi	4/2.5 (+1)	1,252 (-3%)	2mo	$245,000	$196	50
286 Calhoun Ave	0.69mi	3/2.0	1,424 (+10%)	3mo	$203,000	$143	46
14700 Avalon Ave	0.64mi	3/1.5	1,128 (-13%)	4mo	$125,000	$111	46
14808 Dorchester Ave	0.50mi	4/2.0 (+1)	1,452 (+12%)	5mo	$170,500	$117	45

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 · 6.17% rent growth · sell at horizon

5-year hold

• IRR: -1.0%
• Equity multiple: 0.96×
• Total profit: $-2,071
• Equity at exit: $29,075

10-year hold

• IRR: 11.8%
• Equity multiple: 2.07×
• Total profit: $58,200
• Equity at exit: $16,860

Cash invested: $54,600 (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 60409

• Home prices YoY: -27.6%
• Rents YoY: 6.2%
• Active inventory: 198
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,151 high
• Mortgage (P&I): −$1,023
• Tax est. 1.5%: −$244 /mo · $2,925/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $352

Break-even live

Break-even rent $1,706

Max offer price $195,000

Occupancy floor 79%

Sensitivity live

Price	-10% $487	-5% $419	+0% $352	+5% $285	+10% $217
Rent	-10% $182	-5% $267	+0% $352	+5% $437	+10% $522
Rate	-1.0pp $450	-0.5pp $402	base $352	+0.5pp $301	+1.0pp $250

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1860 State St Calumet City, IL	3.0	1.0	1100	$1,800	$1.64	18d	1	0.23mi
14610 Blackstone Ave Dolton, IL	3.0	1.0	1017	$2,400	$2.36	7d	1	0.32mi
409 Madison Ave Unit 2 Calumet City, IL	3.0	1.5	1200	$1,795	$1.50	4d	1	0.35mi
1429 Kasten Dr Dolton, IL	3.0	1.0	1600	$2,500	$1.56	2d	1	0.35mi
14738 Blackstone Ave Dolton, IL	3.0	1.0	1017	$2,400	$2.36	11d	1	0.39mi
405 Clyde Ave Calumet City, IL	3.0	1.0	973	$2,300	$2.36	2d	1	0.40mi
14716 Dorchester Ave Dolton, IL	3.0	2.0	1250	$2,800	$2.24	20d	1	0.48mi
101 Oglesby Ave Calumet City, IL	2.0	1.0	1000	$1,800	$1.80	20d	1	0.54mi
101 Oglesby Ave Calumet City, IL	2.0	1.0	1000	$1,800	$1.80	22d	1	0.54mi
101 Oglesby Ave Calumet City, IL	2.0	1.0	1100	$1,800	$1.64	12d	1	0.54mi
250 Yates Ave Unit 1616 Dolton 1E Calumet City, IL	2.0	1.0	875	$1,465	$1.67	8d	1	0.55mi
14433 Woodlawn Ave Dolton, IL	4.0	2.0	1300	$2,000	$1.54	19d	1	0.68mi
14518 S Hoxie Ave Chicago, IL	3.0	1.5	1128	$2,450	$2.17	2d	1	0.74mi
660 Clyde Ave Calumet City, IL	3.0	1.5	1400	$1,750	$1.25	4d	1	0.95mi
659 Paxton Ave Calumet City, IL	3.0	2.0	1255	$2,461	$1.96	11d	1	1.00mi
15400 Merrill Ave South Holland, IL	4.0	2.0	1508	$3,330	$2.21	22d	1	1.05mi
15231 Hastings Dr Dolton, IL	4.0	1.5	1487	$2,146	$1.44	8d	1	1.05mi
2605 E Martha Pl Chicago, IL	2.0	2.0	1353	$1,860	$1.37	22d	1	1.09mi
14500 Cottage Grove Ave Unit 3 Dolton, IL	2.0	1.0	1000	$1,475	$1.48	25d	1	1.21mi
671 Saginaw Ave Calumet City, IL	3.0	2.0	1250	$2,276	$1.82	11d	1	1.31mi
2790 E State St Apt 2E Burnham, IL	3.0	2.0	1100	$1,695	$1.54	25d	1	1.32mi
14817 Champlain Ave Dolton, IL	2.0	1.0	980	$2,430	$2.48	22d	1	1.39mi
14916 Langley Ave Dolton, IL	3.0	1.5	1418	$2,500	$1.76	25d	1	1.39mi
15707 Dante Dr South Holland, IL	3.0	2.0	1800	$2,950	$1.64	3d	1	1.42mi
14305 Irving Ave Unit 2 Dolton, IL	3.0	1.0	1100	$2,200	$2.00	25d	1	1.46mi

Listing history 26 events

1. 2026-06-18
   days on market $195,000 Active 107 DOM
2. 2026-06-17
   days on market $195,000 Active 106 DOM
3. 2026-06-16
   days on market $195,000 Active 105 DOM
4. 2026-06-15
   days on market $195,000 Active 104 DOM
5. 2026-06-13
   days on market $195,000 Active 102 DOM
6. 2026-06-13
   days on market $195,000 Active 101 DOM
7. 2026-06-09
   days on market $195,000 Active 98 DOM
8. 2026-06-08
   days on market $195,000 Active 97 DOM
9. 2026-06-07
   days on market $195,000 Active 96 DOM
10. 2026-06-04
    days on market $195,000 Active 93 DOM
11. 2026-06-03
    days on market $195,000 Active 92 DOM
12. 2026-06-02
    days on market $195,000 Active 91 DOM
13. 2026-06-01
    days on market $195,000 Active 90 DOM
14. 2026-05-31
    days on market $195,000 Active 89 DOM
15. 2026-05-04
    price $195,000
16. 2026-03-03
    listed $210,000 Active
17. 2014-03-03
    historical
18. 2013-11-18
    status Pending
19. 2013-11-11
    listed New
20. 2013-08-19
    soldstatus $42,000 Closed Sale 43-char remark

    Show marketing remark (43 chars)

    SHORT SALE! SOLD AS IS CONDITION. CASH ONLY

21. 2013-01-23
    historical Contingent 43-char remark

    Show marketing remark (43 chars)

    SHORT SALE! SOLD AS IS CONDITION. CASH ONLY

22. 2013-01-14
    status Reactivated 43-char remark

    Show marketing remark (43 chars)

    SHORT SALE! SOLD AS IS CONDITION. CASH ONLY

23. 2012-12-27
    historical Contingent 43-char remark

    Show marketing remark (43 chars)

    SHORT SALE! SOLD AS IS CONDITION. CASH ONLY

24. 2012-12-14
    listed $39,000 New 43-char remark

    Show marketing remark (43 chars)

    SHORT SALE! SOLD AS IS CONDITION. CASH ONLY

25. 2004-11-01
    soldstatus $132,000
26. 1984-01-12
    soldstatus $59,000

ⓘ 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 ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,816
• − Mortgage interest: −$10,923
• − Property taxes: −$2,925
• − Insurance: −$975
• − Repairs & maintenance: −$2,065
• − Management: −$2,065
• − Depreciation: −$5,673
• Taxable income: $1,190
• Est. tax owed @ 24.0%: −$286
• After-tax cash flow: $3,938/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: Thornton Twp Hsd 205
• NCES district ID: 1738970
• Math proficiency: 7% ▬ 0.00%
• Reading proficiency: 8% ▼ -2.00%
• Median HH income: $43,392
• Composite: 6.92/100
• National rank: #9976
• State rank: #594 of 620 in IL

Livability — Calumet City

• Score: 71/100
• State rank: #330
• US rank: #6552

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Calumet City, IL
• County: Cook County · 4,486,803 people
• City population: 35,100
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 35,100
• Household income: $55,369
• Rent vs Own: 44.3% rent · 55.7% own
• Severe rent burden: 2415.0

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: Predominantly Black (74%)
• Race & ethnicity: Black 74% Hispanic / Latino 15% White 7% Two or more races 4%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Romanian 2%
• Foreign-born: 9% · Canada
• Languages at home: 83% English-only · Spanish 14%

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: ▼ -75.01%
• Current HPI: 197.2137
• Rent YoY: ▲ 6.17%
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• 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

+230.5% since first listed

12 events — show timeline

• 2026-05-04 Price Changed $195,000 MRED as Distributed by MLS Grid
• 2026-03-03 Listed $210,000 MRED as Distributed by MLS Grid
• 2014-03-03 Listing Removed — MRED as Distributed by MLS Grid
• 2013-11-18 Pending — MRED as Distributed by MLS Grid
• 2013-11-11 Listed — MRED as Distributed by MLS Grid
• 2013-08-19 Sold (MLS) $42,000 MRED as Distributed by MLS Grid
• 2013-01-23 Contingent — MRED as Distributed by MLS Grid
• 2013-01-14 Relisted — MRED as Distributed by MLS Grid
• 2012-12-27 Contingent — MRED as Distributed by MLS Grid
• 2012-12-14 Listed $39,000 MRED as Distributed by MLS Grid
• 2004-11-01 Sold (Public Records) $132,000 Public Records
• 1984-01-12 Sold (Public Records) $59,000 Public Records

Property tax history

+6.3%/yr

Latest (2023): $9,991 · +12.8% YoY. Source: county tax records.