651 Sibley Blvd · Calumet City, IL 60409

$185,000

3 bd · 1.5 ba · 1,228 sqft · SingleFamily public records · 87 Days on market

Built 1954 Est $163k · 13% over

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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 +15.8/30.0
• 1% rule +4.9/10.0
• DSCR +4.9/10.0
• Rent growth +4.0/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• ARV discount +1.5/15.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Back on the market at no fault of the owner nor property! Welcome home to this beautifully maintained, move-in ready 3-bedroom, 1.5-bath property that offers comfort, space, and convenience. This inviting home features 3 generously sized bedrooms with ample amount of storage and closet space. All bedrooms are above grade providing everyday functionality. The bright and welcoming layout creates the perfect space for relaxing with family or entertaining guests. Enjoy the added full basement, ideal for additional storage, a home gym, or the potential to finish for extra living space. Step outside to a fenced backyard-perfect for gatherings, pets, or simply enjoying your own private outdoor ret

Key facts

• 2 garage spots
• Built 1954
• Listed 87 days

Property features AI

Finance

• Other: Property not currently leased; Possession at closing
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage (owned) with 2 garage spaces; Total of 4 parking spaces
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; 1.5-story design; Fee simple ownership
• Construction: Brick construction; Built approximately 71–80 years ago; Property built before 1978
• Exterior features: Lot under 0.25 acre

Interior

• Kitchen: Kitchen on main level (11 x 7)
• Bedrooms: 3 bedrooms (Master bedroom on main level; additional bedroom on main level; one bedroom in the attic)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: 6 total rooms; Finished full basement
• Laundry & utility: Laundry room in basement (6 x 8)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $84 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $184k (0.7% below list).
• Recommended offer: $174k (6.0% 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-, 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: Wilson Elementary School (366 students, 0% FRL); Wentworth Jr High School (math 10% / reading 13%, grade F, #571 of 665 statewide, top 86%, 311 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; 23 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 40% 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 $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($174k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $173,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — 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: 0.99% ✗
• Cap rate: 6.83%
• Cash-on-cash: 1.94%
• DSCR: 1.09
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $163,324
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
811 Sibley Blvd	0.21mi	3/2.0	1,078 (-12%)	2mo	$155,000	$144	66
303 W 153rd Pl	0.62mi	3/1.0	1,188 (-3%)	2mo	$65,000	$55	62
1129 Sibley Blvd	0.33mi	3/1.0	1,075 (-12%)	3mo	$106,000	$99	59
491 Escanaba Ave	0.60mi	3/3.0	1,303 (+6%)	5mo	$219,000	$168	52
1060 Lucas St	0.52mi	4/3.0 (+1)	1,337 (+9%)	1mo	$270,000	$202	49
658 Mackinaw Ave	0.42mi	4/2.0 (+1)	1,383 (+13%)	4mo	$183,000	$132	49
1155 Harding Ave	0.64mi	4/1.5 (+1)	1,308 (+6%)	8mo	$160,000	$122	47
228 154th Pl	0.74mi	3/2.0	1,120 (-9%)	3mo	$39,900	$36	46
737 Newell Ave	0.62mi	3/1.0	1,386 (+13%)	6mo	$80,000	$58	42
525 Forsythe Ave	0.72mi	3/2.0	1,386 (+13%)	2mo	$185,000	$133	41
433 154th Pl	0.61mi	3/1.5	1,061 (-14%)	9mo	$159,950	$151	41
1173 Lucas St	0.66mi	3/3.0	1,340 (+9%)	9mo	$235,000	$175	40

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: -9.5%
• Equity multiple: 0.64×
• Total profit: $-18,527
• Equity at exit: $27,584

10-year hold

• IRR: 4.0%
• Equity multiple: 1.34×
• Total profit: $17,538
• Equity at exit: $15,995

Cash invested: $51,800 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,837 high
• Mortgage (P&I): −$970
• Tax from tax record: −$321 /mo · $3,850/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $84

Break-even live

Break-even rent $1,732

Max offer price $185,000

Occupancy floor 90%

Sensitivity live

Price	-10% $188	-5% $136	+0% $84	+5% $31	+10% $-21
Rent	-10% $-62	-5% $11	+0% $84	+5% $156	+10% $229
Rate	-1.0pp $177	-0.5pp $131	base $84	+0.5pp $36	+1.0pp $-13

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
634 Sibley Blvd Calumet City, IL	1.0–2.0	1.0	710	$1,450	$2.04	6d	2	0.33mi
323 Memorial Dr Unit 2 Calumet City, IL	2.0	1.0	1000	$1,600	$1.60	26d	1	0.48mi
2790 E State St Apt 2E Burnham, IL	3.0	2.0	1100	$1,695	$1.54	26d	1	0.67mi
2605 E Martha Pl Chicago, IL	2.0	2.0	1353	$1,860	$1.37	23d	1	0.83mi
671 Saginaw Ave Calumet City, IL	3.0	2.0	1250	$2,276	$1.82	12d	1	0.98mi
460 Hoxie Ave Unit R Calumet City, IL	2.0	1.0	800	$1,650	$2.06	9d	1	1.02mi
460 Hoxie Ave Unit R Calumet City, IL	2.0	1.0	800	$1,650	$2.06	15d	1	1.02mi
14501 S Torrence Ave Chicago, IL	1.0–2.0	1.0	737	$1,250	$1.69	14d	2	1.10mi
14501 Torrence Ave Unit 3A Burnham, IL	2.0	1.0	800	$1,250	$1.56	12d	1	1.10mi
115 157th St Unit 3 Calumet City, IL	3.0	1.0	800	$1,350	$1.69	26d	1	1.11mi
14518 S Hoxie Ave Chicago, IL	3.0	1.5	1128	$2,450	$2.17	0d	1	1.16mi
250 Yates Ave Unit 1616 Dolton 1E Calumet City, IL	2.0	1.0	875	$1,465	$1.67	9d	1	1.31mi
1601 Downs Dr Unit 3S Calumet City, IL	2.0	1.0	750	$1,400	$1.87	26d	1	1.34mi
4624 Towle Ave Hammond, IN	4.0	2.0	1500	$2,500	$1.67	3d	1	1.35mi
4624 Towle Ave Hammond, IN	4.0	2.0	1500	$2,500	$1.67	4d	1	1.35mi
3 Ruth St Hammond, IN	2.0	1.0	900	$1,250	$1.39	26d	1	1.38mi
5 Ruth St Unit 2W Hammond, IN	2.0	1.0	900	$1,250	$1.39	14d	1	1.38mi
101 Oglesby Ave Calumet City, IL	2.0	1.0	1100	$1,800	$1.64	13d	1	1.39mi
101 Oglesby Ave Calumet City, IL	2.0	1.0	1000	$1,800	$1.80	23d	1	1.39mi
101 Oglesby Ave Calumet City, IL	2.0	1.0	1000	$1,800	$1.80	21d	1	1.39mi
3 Waltham St Hammond, IN	3.0	1.0	1200	$1,095	$0.91	26d	1	1.42mi
34 Elizabeth St Calumet City, IL	3.0	1.0	1246	$2,400	$1.93	0d	1	1.42mi
659 Paxton Ave Calumet City, IL	3.0	2.0	1255	$2,461	$1.96	12d	1	1.49mi

Listing history 8 events

1. 2026-06-21
   days on market $185,000 Active 87 DOM
2. 2026-06-18
   days on market $185,000 Active 84 DOM
3. 2026-06-17
   price $185,000 Active 83 DOM
4. 2026-06-17
   days on market $190,000 Active 83 DOM
5. 2026-06-16
   days on market $190,000 Active 82 DOM
6. 2026-06-15
   days on market $190,000 Active 81 DOM
7. 2026-06-13
   remarks 699-char remark
8. 2026-06-13
   listed $190,000 Active 79 DOM

ⓘ 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: $3,850 · $321/mo
• Projected year-2 tax: $4,024 · $335/mo
• Expected delta: +$175/yr (+$15/mo · 4.5%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 74% 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: $22,049
• − Mortgage interest: −$10,363
• − Property taxes: −$3,850
• − Insurance: −$925
• − Repairs & maintenance: −$1,764
• − Management: −$1,764
• − Depreciation: −$5,382
• Taxable loss: −$1,998
• Est. tax savings @ 24.0%: +$479
• After-tax cash flow: $1,482/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

+128.4% since first listed

8 events — show timeline

• 2026-06-17 Price Changed $185,000 MRED as Distributed by MLS Grid
• 2026-05-12 Relisted — MRED as Distributed by MLS Grid
• 2026-05-03 Contingent — MRED as Distributed by MLS Grid
• 2026-05-02 Relisted — MRED as Distributed by MLS Grid
• 2026-04-27 Contingent — MRED as Distributed by MLS Grid
• 2022-01-14 Sold (Public Records) $170,000 Public Records
• 2014-03-18 Sold (Public Records) $45,000 Public Records
• 2005-02-23 Sold (Public Records) $81,000 Public Records

Property tax history

+5.4%/yr

Latest (2023): $3,850 · +28.9% YoY. Source: county tax records.