12 Webb St · Calumet City, IL 60409

$49,900

5 bd · 2.0 ba · 1,894 sqft · SingleFamily public records · 20 Days on market

Built 1918 5,000 sqft lot ↓ 2% since listing

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Calling all investors, rehabbers, and buyers looking for their next project! This property is ready for a complete transformation and offers endless possibilities for the right buyer. Previously configured with 4+ bedrooms, 2 bathrooms, an unfinished basement, and a 2-car garage, this home provides a great foundation to bring your vision to life. Whether you're planning a fix-and-flip, buy-and-hold investment, or custom renovation, this is your chance to be creative. Property is being sold AS-IS.

Key facts

• 5,000 sq ft lot
• 2 garage spots
• Built 1918

Property features AI

Finance

• Other: Property assessed using assessor's living area source
• HOA & community: No master association fees required

Exterior

• Parking: Detached garage with 2 garage spaces (2 total parking spaces)
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; 1.5-story design; Fee simple ownership; More than 100 years old; Built before 1978
• Construction: Brick and frame construction
• Exterior features: Lot dimensions approximately 40 x 125; Lot smaller than 0.25 acre

Interior

• Kitchen: Kitchen on main level
• Bedrooms: 4 bedrooms (Master bedroom on main level, other bedrooms on main and second levels)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas forced air heating
• Interior features: Unfinished full basement; 7 total rooms
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $50k).
• Recommended offer: $49k (1.5% below list) — sets the bar for market timing.
• Cap rate 46.4% vs local median 8.2% in Calumet City — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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 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.
• Market conditions: Rents rising fast (+6.2%/yr); 198 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 1d 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 $2,547/mo this rent would consume 55% 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 $345 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.2% rent growth), your $14k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($49k) is reasonable based on typical stale-listing flexibility.
• 18 sale attempts since 19y 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 $30k; list at $50k implies a 64% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1918 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $49,151 (1.5% below list)

Questions for the listing agent

1. Built in 1918 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 5.10% ✓
• Cap rate: 46.39%
• Cash-on-cash: 143.20%
• DSCR: 7.37
• GRM: 1.6

CMA / ARV

• ARV (on-the-fly): $236,750
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4 Warren St	0.11mi	4/1.0 (-1)	1,775 (-6%)	7mo	$145,000	$82	70
512 156th Pl	0.60mi	4/2.0 (-1)	1,920 (+1%)	1mo	$45,000	$23	64
207 156th Pl	0.22mi	4/2.5 (-1)	1,625 (-14%)	3mo	$200,000	$123	57
228 Elizabeth St	0.40mi	4/2.0 (-1)	2,029 (+7%)	10mo	$270,000	$133	57
334 153rd St	0.67mi	6/3.0 (+1)	1,900 (+0%)	10mo	$240,000	$126	51
11 Forestdale Park	0.55mi	4/2.5 (-1)	1,862 (-2%)	17mo	$241,200	$130	51
106 Highland St	0.37mi	5/2.0	2,178 (+15%)	11mo	$230,000	$106	49
329 153rd Pl	0.60mi	4/2.0 (-1)	2,036 (+8%)	9mo	$255,000	$125	48
510 Pulaski Rd	0.72mi	5/2.0	2,112 (+12%)	0mo	$199,900	$95	47
691 Wentworth Ave	0.45mi	6/3.0 (+1)	2,150 (+14%)	4mo	$273,000	$127	44
512 155th St	0.66mi	4/2.0 (-1)	1,800 (-5%)	15mo	$175,000	$97	44
332 153rd St	0.67mi	5/2.0	1,742 (-8%)	18mo	$220,000	$126	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: —
• Equity multiple: 8.62×
• Total profit: $106,528
• Equity at exit: $7,440

10-year hold

• IRR: —
• Equity multiple: 20.06×
• Total profit: $266,372
• Equity at exit: $4,314

Cash invested: $13,972 (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: 1.6×

Monthly cashflow live

• Estimated rent: $2,547 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $748/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$535
• Net cashflow: $1,667

Break-even live

Break-even rent $437

Max offer price $49,900

Occupancy floor 30%

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
617 Kane St Hammond, IN	4.0	2.0	2146	$2,300	$1.07	1d	1	0.77mi
4624 Towle Ave Hammond, IN	4.0	2.0	1500	$2,500	$1.67	2d	1	1.43mi
4624 Towle Ave Hammond, IN	4.0	2.0	1500	$2,500	$1.67	1d	1	1.43mi

Listing history 14 events

1. 2026-06-18
   days on market $49,900 Active 20 DOM
2. 2026-06-17
   days on market $49,900 Active 19 DOM
3. 2026-06-16
   days on market $49,900 Active 18 DOM
4. 2026-06-16
   remarks 501-char remark
5. 2026-06-15
   days on market $49,900 Active 17 DOM
6. 2026-06-13
   days on market $49,900 Active 15 DOM
7. 2026-06-09
   days on market $49,900 Active 11 DOM
8. 2026-06-08
   days on market $49,900 Active 10 DOM
9. 2026-06-07
   days on market $49,900 Active 9 DOM
10. 2026-06-04
    days on market $49,900 Active 6 DOM
11. 2026-06-03
    days on market $49,900 Active 5 DOM
12. 2026-06-02
    days on market $49,900 Active 4 DOM
13. 2026-06-01
    days on market $49,900 Active 3 DOM
14. 2026-05-31
    days on market $49,900 Active 2 DOM

ⓘ 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 ≥102°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 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,565
• − Mortgage interest: −$2,795
• − Property taxes: −$748
• − Insurance: −$250
• − Repairs & maintenance: −$2,445
• − Management: −$2,445
• − Depreciation: −$1,452
• Taxable income: $20,430
• Est. tax owed @ 24.0%: −$4,903
• After-tax cash flow: $15,105/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

-2.2% since first listed

49 events — show timeline

• 2026-05-28 Listed $49,900 MRED as Distributed by MLS Grid
• 2026-05-01 Listing Removed — MRED as Distributed by MLS Grid
• 2026-04-04 Listed — MRED as Distributed by MLS Grid
• 2026-03-31 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-15 Price Changed — MRED as Distributed by MLS Grid
• 2026-01-14 Price Changed — MRED as Distributed by MLS Grid
• 2026-01-14 Relisted — MRED as Distributed by MLS Grid
• 2025-11-24 Contingent — MRED as Distributed by MLS Grid
• 2025-11-21 Relisted — MRED as Distributed by MLS Grid
• 2025-11-07 Contingent — MRED as Distributed by MLS Grid
• 2025-10-03 Listed — MRED as Distributed by MLS Grid
• 2023-06-02 Listing Removed — MRED as Distributed by MLS Grid
• 2023-04-14 Relisted — MRED as Distributed by MLS Grid
• 2023-03-28 Pending — MRED as Distributed by MLS Grid
• 2023-03-27 Relisted — MRED as Distributed by MLS Grid
• 2022-12-07 Pending — MRED as Distributed by MLS Grid
• 2022-10-29 Relisted — MRED as Distributed by MLS Grid
• 2022-10-22 Listing Removed — MRED as Distributed by MLS Grid
• 2022-09-02 Listed — MRED as Distributed by MLS Grid
• 2022-08-31 Listing Removed — MRED as Distributed by MLS Grid
• 2022-08-18 Relisted — MRED as Distributed by MLS Grid
• 2022-08-13 Listing Removed — MRED as Distributed by MLS Grid
• 2022-07-23 Relisted — MRED as Distributed by MLS Grid
• 2022-07-13 Listing Removed — MRED as Distributed by MLS Grid
• 2022-06-24 Price Changed — MRED as Distributed by MLS Grid
• 2022-05-17 Relisted — MRED as Distributed by MLS Grid
• 2022-05-17 Price Changed — MRED as Distributed by MLS Grid
• 2022-03-09 Pending — MRED as Distributed by MLS Grid
• 2022-03-07 Listing Removed — MRED as Distributed by MLS Grid
• 2022-02-21 Relisted — MRED as Distributed by MLS Grid
• 2022-02-20 Listing Removed — MRED as Distributed by MLS Grid
• 2022-02-07 Price Changed — MRED as Distributed by MLS Grid
• 2021-12-17 Listed — MRED as Distributed by MLS Grid
• 2016-10-21 Listing Removed — MRED as Distributed by MLS Grid
• 2016-06-21 Listed — MRED as Distributed by MLS Grid
• 2008-09-19 Sold (MLS) $30,500 MRED as Distributed by MLS Grid
• 2008-08-28 Listing Removed — MRED as Distributed by MLS Grid
• 2008-08-13 Price Changed $29,900 MRED as Distributed by MLS Grid
• 2008-07-25 Price Changed $34,900 MRED as Distributed by MLS Grid
• 2008-07-24 Price Changed $45,900 MRED as Distributed by MLS Grid
• 2008-07-24 Listed $58,900 MRED as Distributed by MLS Grid
• 2008-01-23 Listing Removed — MRED as Distributed by MLS Grid
• 2007-08-27 Listed — MRED as Distributed by MLS Grid
• 2007-08-24 Listing Removed — MRED as Distributed by MLS Grid
• 2007-02-23 Listed — MRED as Distributed by MLS Grid
• 2002-08-13 Sold (Public Records) $97,500 Public Records
• 1997-08-12 Sold (Public Records) $97,000 Public Records
• 1994-11-17 Sold (Public Records) $73,500 Public Records
• 1981-04-01 Sold (Public Records) $51,000 Public Records

Property tax history

+4.0%/yr

Latest (2021): $7,317 · +7.2% YoY. Source: county tax records.