1433 Burnham Ave · Calumet City, IL 60409

$148,000

3 bd · 1.0 ba · 999 sqft · SingleFamily public records · 110 Days on market

Built 1955 5,941 sqft lot Est $153k · at est.

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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 +14.2/30.0
• ARV discount +8.9/15.0
• 1% rule +6.0/10.0
• DSCR +4.3/10.0
• Rent growth +4.0/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Short Sale!! Nice brick home with 3 bedrooms and 1 bathroom. Features a spacious living room, eat-in kitchen, and generously-sized bedrooms. This home has a fenced in yard with detached 2 car garage. There is also room for an additional 3-4 cars to park on the side apron. Convenient location near schools, shopping, and transportation.

Key facts

• 5,941 sq ft lot
• 2 garage spots
• Built 1955

Property features AI

Finance

• Other: Lot dimensions approximately 55 x 110; Lot less than 0.25 acre; Property currently not leased; Possession at closing or negotiable
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage with garage door opener; Side driveway; 2 garage spaces (2 total parking spaces); Garage owned
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; One-story; Fee simple ownership
• Construction: Brick and frame construction; Asphalt roof; Built approximately 71–80 years ago; Property built before 1978
• Exterior features: Curbs, sidewalks, street lights and paved streets

Interior

• Kitchen: Kitchen on main level; Kitchen with wood laminate flooring
• Bedrooms: 3 bedrooms (all on main level); Master bedroom on main level
• Flooring: Wood laminate flooring in kitchen and living room
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: First-floor bedroom; First-floor full bathroom; Built-in features; 5 total rooms
• Laundry & utility: Laundry in unit on main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $148k.

Deal economics

• At list price, monthly cash flow is $24 ($283/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $148k).
• Recommended offer: $135k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.5% vs local median 8.3% in Calumet City — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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-, crime D-, amenities F.
• Thornton Fractional Twp Hsd 215 (suburban): math 9% / reading 13% proficiency, ranked #563 of 620 in IL (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Hoover Elem School (556 students, 0% FRL); Schrum Memorial School (math 24% / reading 24%, grade F, #332 of 665 statewide, top 55%, 277 students, 0% FRL); Thornton Fractnl No High School (math 6% / reading 10%, grade F, #587 of 693 statewide, top 85%, 1,383 students, 0% FRL).
• Market conditions: Rents rising fast (+6.2%/yr); 196 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).
• This rent runs 35% of the median local income ($55k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 110 days — a 9% lower offer ($135k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 10y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $118k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $134,680 (9.0% below list)

Questions for the listing agent

1. It's been on market 110 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 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 6.48%
• Cash-on-cash: 0.68%
• DSCR: 1.03
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $152,847
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1554 Burnham Ave	0.30mi	2/1.0 (-1)	945 (-5%)	2mo	$125,000	$132	71
1382 Burnham Ave	0.13mi	3/1.5	1,147 (+15%)	1mo	$105,000	$92	66
17115 Park Ave	0.60mi	3/1.0	1,030 (+3%)	2mo	$179,999	$175	66
32 166th Pl	0.71mi	3/1.0	1,000 (+0%)	2mo	$155,000	$155	65
1531 Lincoln Ave	0.44mi	3/1.0	1,109 (+11%)	1mo	$170,000	$153	60
1263 Mackinaw Ave	0.44mi	3/1.5	1,102 (+10%)	1mo	$175,900	$160	59
1261 Balmoral Ave	0.60mi	3/1.5	1,055 (+6%)	2mo	$172,000	$163	59
1394 Forest Pl	0.35mi	3/1.0	1,147 (+15%)	2mo	$81,000	$71	58
17222 Roy St	0.71mi	2/1.0 (-1)	945 (-5%)	1mo	$149,900	$159	52
116 163rd St	0.57mi	3/1.0	1,125 (+13%)	1mo	$61,500	$55	51
1374 Kenilworth Dr	0.55mi	3/2.0	1,111 (+11%)	1mo	$138,000	$124	51
43 162nd Pl	0.64mi	3/2.5	1,135 (+14%)	1mo	$159,000	$140	41

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: -10.8%
• Equity multiple: 0.59×
• Total profit: $-16,967
• Equity at exit: $22,067

10-year hold

• IRR: 3.2%
• Equity multiple: 1.27×
• Total profit: $11,248
• Equity at exit: $12,796

Cash invested: $41,440 (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: 196
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,623 high
• Mortgage (P&I): −$776
• Tax from tax record: −$421 /mo · $5,053/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $24

Break-even live

Break-even rent $1,594

Max offer price $148,000

Occupancy floor 94%

Sensitivity live

Price	-10% $107	-5% $65	+0% $24	+5% $-18	+10% $-60
Rent	-10% $-105	-5% $-41	+0% $24	+5% $88	+10% $152
Rate	-1.0pp $98	-0.5pp $61	base $24	+0.5pp $-15	+1.0pp $-54

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: $37,000
• Closing costs: $4,440
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1338 Wentworth Ave Unit 1338 Calumet City, IL	2.0	1.0	800	$1,430	$1.79	26d	1	0.52mi
1539 Wentworth Ave Unit 3W Calumet City, IL	3.0	1.0	1100	$1,700	$1.55	14d	1	0.54mi
17104 Wentworth Ave Unit 4 Lansing, IL	2.0	1.0	1100	$1,400	$1.27	0d	1	0.70mi
3069 Bernice Rd Apt 2N Lansing, IL	3.0	1.0	950	$1,535	$1.62	22d	1	0.91mi
3069 Bernice Rd Apt 2S Lansing, IL	3.0	1.0	950	$1,535	$1.62	4d	1	0.91mi
3023 Bernice Rd Apt 2S Lansing, IL	3.0	1.0	1000	$1,600	$1.60	0d	1	0.92mi
3023 Bernice Rd Unit 3030 3N Lansing, IL	3.0	1.0	1000	$1,400	$1.40	0d	1	0.92mi
3007 Bernice Rd Unit 3007 1S Lansing, IL	2.0	1.0	850	$1,400	$1.65	0d	1	0.93mi
3649 173rd Ct Lansing, IL	2.0	2.0	972	$1,357	$1.40	26d	1	1.08mi
407 Kenwood St Hammond, IN	2.0	1.0	920	$1,495	$1.62	26d	1	1.20mi
407 Kenwood St Hammond, IN	2.0	1.0	920	$1,495	$1.62	18d	1	1.20mi
5 Ruth St Unit 2W Hammond, IN	2.0	1.0	900	$1,250	$1.39	14d	1	1.26mi
3 Ruth St Hammond, IN	2.0	1.0	900	$1,250	$1.39	26d	1	1.26mi
115 157th St Unit 3 Calumet City, IL	3.0	1.0	800	$1,350	$1.69	26d	1	1.37mi
3020 178th St Unit C1 Lansing, IL	2.0	1.0	900	$1,550	$1.72	0d	1	1.38mi
3020 178th St Apt C7 Lansing, IL	2.0	1.0	900	$1,550	$1.72	26d	1	1.38mi
17723 Exchange Ave Unit 17723-1N Lansing, IL	3.0	2.0	1100	$1,800	$1.64	0d	1	1.45mi

Listing history 37 events

1. 2026-06-21
   days on market $148,000 Active 110 DOM
2. 2026-06-18
   days on market $148,000 Active 107 DOM
3. 2026-06-17
   days on market $148,000 Active 106 DOM
4. 2026-06-16
   days on market $148,000 Active 105 DOM
5. 2026-06-15
   days on market $148,000 Active 104 DOM
6. 2026-06-13
   days on market $148,000 Active 102 DOM
7. 2026-06-09
   days on market $148,000 Active 98 DOM
8. 2026-06-08
   days on market $148,000 Active 97 DOM
9. 2026-06-07
   days on market $148,000 Active 96 DOM
10. 2026-06-04
    days on market $148,000 Active 93 DOM
11. 2026-06-03
    days on market $148,000 Active 92 DOM
12. 2026-06-02
    days on market $148,000 Active 91 DOM
13. 2026-06-01
    days on market $148,000 Active 90 DOM
14. 2026-05-31
    days on market $148,000 Active 89 DOM
15. 2026-03-03
    historical
16. 2026-03-03
    listed $148,000 Active
17. 2026-02-04
    price
18. 2025-10-30
    listed Active
19. 2025-10-30
    historical
20. 2025-09-30
    price
21. 2025-09-03
    historical
22. 2025-09-01
    listed Active
23. 2023-10-13
    soldstatus $118,000
24. 2023-09-25
    soldstatus $118,000 Closed
25. 2023-07-11
    historical Contingent - No Showings
26. 2023-06-13
    listed $124,999 Active
27. 2023-06-13
    historical
28. 2023-03-28
    listed Active
29. 2023-03-28
    historical
30. 2023-03-02
    price
31. 2023-02-21
    listed Active
32. 2023-02-21
    historical
33. 2023-02-08
    listed Active
34. 2017-01-03
    historical
35. 2016-09-23
    price
36. 2016-08-12
    price
37. 2016-07-07
    listed New

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast IL · Partial reset (capped growth)

• Current annual tax: $5,053 · $421/mo
• Projected year-2 tax: $5,053 · $421/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 2/10 Low FEMA zone X (shaded) · 5% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,481
• − Mortgage interest: −$8,290
• − Property taxes: −$5,053
• − Insurance: −$740
• − Repairs & maintenance: −$1,558
• − Management: −$1,558
• − Depreciation: −$4,305
• Taxable loss: −$2,025
• Est. tax savings @ 24.0%: +$486
• After-tax cash flow: $769/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 Fractional Twp Hsd 215
• NCES district ID: 1738940
• Math proficiency: 9% ▼ -3.00%
• Reading proficiency: 13% ▼ -3.00%
• Median HH income: $48,207
• Composite: 10.27/100
• National rank: #9793
• State rank: #563 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

+18.4% since first listed

23 events — show timeline

• 2026-03-03 Listed $148,000 MRED as Distributed by MLS Grid
• 2026-03-03 Listing Removed — MRED as Distributed by MLS Grid
• 2026-02-04 Price Changed — MRED as Distributed by MLS Grid
• 2025-10-30 Listing Removed — MRED as Distributed by MLS Grid
• 2025-10-30 Listed — MRED as Distributed by MLS Grid
• 2025-09-30 Price Changed — MRED as Distributed by MLS Grid
• 2025-09-03 Listing Removed — MRED as Distributed by MLS Grid
• 2025-09-01 Listed — MRED as Distributed by MLS Grid
• 2023-10-13 Sold (Public Records) $118,000 Public Records
• 2023-09-25 Sold (MLS) $118,000 MRED as Distributed by MLS Grid
• 2023-07-11 Contingent — MRED as Distributed by MLS Grid
• 2023-06-13 Listing Removed — MRED as Distributed by MLS Grid
• 2023-06-13 Listed $124,999 MRED as Distributed by MLS Grid
• 2023-03-28 Listing Removed — MRED as Distributed by MLS Grid
• 2023-03-28 Listed — MRED as Distributed by MLS Grid
• 2023-03-02 Price Changed — MRED as Distributed by MLS Grid
• 2023-02-21 Listing Removed — MRED as Distributed by MLS Grid
• 2023-02-21 Listed — MRED as Distributed by MLS Grid
• 2023-02-08 Listed — MRED as Distributed by MLS Grid
• 2017-01-03 Listing Removed — MRED as Distributed by MLS Grid
• 2016-09-23 Price Changed — MRED as Distributed by MLS Grid
• 2016-08-12 Price Changed — MRED as Distributed by MLS Grid
• 2016-07-07 Listed — MRED as Distributed by MLS Grid

Property tax history

+13.2%/yr

Latest (2023): $5,053 · +74.7% YoY. Source: county tax records.