110 W 150th St · Harvey, IL 60426

$107,900

3 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 94 Days on market

Built 1958 Est $117k · 8% under

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +11.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0

Listing remarks MLS

PROP. BEING SOLD IN "AS IS" CONDITION, PROPERTY NEEDS REPAIRS.

Key facts

• Quality condition
• Formal dining
• Privacy fence

Tags

• OVERSIZED LOT
• FORMAL DINING
• GREAT PANTRY
• UPDATED FURNACE
• PRIVACY FENCE
• QUALITY CONDITION

Property features AI

Finance

• Financial info: Special service area: No
• HOA & community: No master association fee required

Exterior

• Utilities: Public water; Public sewer
• Home design: Detached single-family home; One-story layout; Fee simple ownership
• Construction: Aluminum siding; Asphalt roof; Built before 1978
• Exterior features: Patio; Other exterior features

Interior

• Kitchen: Pantry (walk-in); Range; Refrigerator
• Bedrooms: Three bedrooms (all on the main level); Master bedroom on the main level
• Flooring: Vinyl flooring throughout main living areas and bedrooms
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heating
• Interior features: Six total rooms
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $108k.

Deal economics

• At list price, monthly cash flow is $665 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $108k).
• Recommended offer: $98k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.7% vs local median 9.3% in Harvey — 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 67/100 on livability (#539 in IL) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A-; Watch: health & safety D+, schools F, crime F.
• 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: 133 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($746 loan paydown + $11k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $30k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 11 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 $12k; list at $108k implies a 763% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $98,189 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 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 1958 — 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 F 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. 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.
8. 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.
9. 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: 1.60% ✓
• Cap rate: 13.69%
• Cash-on-cash: 26.40%
• DSCR: 2.17
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $116,928
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
110 W 150th St	0.00mi	3/1.0	1,008 (0%)	0mo	$101,250	$100	100
14911 Page Ave	0.20mi	3/1.5	923 (-8%)	2mo	$110,000	$119	73
14921 Lincoln Ave	0.09mi	3/1.0	900 (-11%)	6mo	$149,900	$167	73
15133 S Honore Ave	0.20mi	3/1.0	900 (-11%)	0mo	$149,900	$167	72
15032 Marshfield Ave	0.28mi	3/1.0	1,081 (+7%)	4mo	$75,000	$69	72
15427 Winchester Ave	0.56mi	3/1.0	1,020 (+1%)	6mo	$105,000	$103	67
15125 Marshfield Ave S	0.34mi	3/1.0	900 (-11%)	3mo	$127,500	$142	64
70 E 150th St	0.56mi	3/1.0	1,066 (+6%)	3mo	$61,500	$58	62
14918 Western Ave	0.69mi	2/1.0 (-1)	1,000 (-1%)	1mo	$72,000	$72	61
14609 Justine St	0.64mi	3/2.0	1,000 (-1%)	6mo	$237,500	$238	60
14817 Lexington Ave	0.73mi	3/1.0	946 (-6%)	5mo	$110,000	$116	51
15024 Western Ave	0.68mi	2/1.0 (-1)	900 (-11%)	3mo	$18,000	$20	43

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 44.2%
• Equity multiple: 4.35×
• Total profit: $101,097
• Equity at exit: $97,205

10-year hold

• IRR: 38.3%
• Equity multiple: 9.75×
• Total profit: $264,412
• Equity at exit: $209,626

Cash invested: $30,212 (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 60426

• Home prices YoY: 6.9%
• Active inventory: 133
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,722 medium
• Mortgage (P&I): −$566
• Tax from tax record: −$85 /mo · $1,015/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $665

Break-even live

Break-even rent $880

Max offer price $107,900

Occupancy floor 56%

Sensitivity live

Price	-10% $726	-5% $695	+0% $665	+5% $634	+10% $604
Rent	-10% $529	-5% $597	+0% $665	+5% $733	+10% $801
Rate	-1.0pp $719	-0.5pp $692	base $665	+0.5pp $637	+1.0pp $608

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: $26,975
• Closing costs: $3,237
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14802 Cooper Ave Harvey, IL	3.0	1.5	1200	$1,700	$1.42	25d	1	0.42mi
14629 Hoyne Ave Dixmoor, IL	3.0	1.0	920	$1,495	$1.62	25d	1	0.50mi
16125 Marshfield Ave Markham, IL	3.0	1.0	1043	$2,400	$2.30	0d	1	1.45mi

Listing history 26 events

1. 2026-05-14
   status Pending
2. 2026-05-13
   status Active
3. 2026-04-20
   status Pending
4. 2026-01-17
   listed $107,900 Active
5. 2026-01-17
   historical
6. 2025-12-10
   status Active
7. 2025-11-13
   status Pending
8. 2025-10-15
   status Active
9. 2025-10-02
   historical Contingent - Continue to Show
10. 2025-09-19
    listed Active
11. 2014-01-06
    soldstatus $12,500
12. 2013-12-27
    soldstatus $12,500 Closed Sale 73-char remark

    Show marketing remark (73 chars)

    PROP. BEING SOLD IN "AS IS" CONDITION, PROPERTY NEEDS REPAIRS.

13. 2013-11-26
    status Pending 73-char remark

    Show marketing remark (73 chars)

    PROP. BEING SOLD IN "AS IS" CONDITION, PROPERTY NEEDS REPAIRS.

14. 2013-11-13
    listed $16,900 New 73-char remark

    Show marketing remark (73 chars)

    PROP. BEING SOLD IN "AS IS" CONDITION, PROPERTY NEEDS REPAIRS.

15. 2013-10-17
    historical
16. 2013-03-26
    listed New
17. 2013-03-24
    historical
18. 2013-02-02
    status Active
19. 2013-01-28
    historical
20. 2013-01-17
    listed New
21. 2011-08-30
    historical
22. 2011-07-05
    price Price Change
23. 2011-01-15
    listed New
24. 2008-03-19
    historical
25. 2007-07-19
    listed
26. 1986-04-28
    soldstatus $18,100

ⓘ 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: $1,015 · $85/mo
• Projected year-2 tax: $1,732 · $144/mo
• Expected delta: +$717/yr (+$60/mo · 70.7%)

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

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
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,660
• − Mortgage interest: −$6,044
• − Property taxes: −$1,015
• − Insurance: −$540
• − Repairs & maintenance: −$1,653
• − Management: −$1,653
• − Depreciation: −$3,139
• Taxable income: $6,617
• Est. tax owed @ 24.0%: −$1,588
• After-tax cash flow: $6,389/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 — Harvey

• Score: 67/100
• State rank: #539
• US rank: #11162

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Harvey, IL
• City population: 23,066
• Population (ZIP): 23,066

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: Majority Black (59%)
• Race & ethnicity: Black 59% Hispanic / Latino 33% Two or more races 12% White 3% Asian 2%
• Hispanic origin (detail): Mexican 31%
• Foreign-born: 17% · Canada
• Languages at home: 67% English-only · Spanish 30% Other Indo-European 2% French/Haitian/Cajun 1%

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: ▲ 20.36%
• Current HPI: 313.7895
• Rent YoY: —
• Metro: —
• 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

+496.1% since first listed

26 events — show timeline

• 2026-05-14 Pending — MRED as Distributed by MLS Grid
• 2026-05-13 Relisted — MRED as Distributed by MLS Grid
• 2026-04-20 Pending — MRED as Distributed by MLS Grid
• 2026-01-17 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-17 Listed $107,900 MRED as Distributed by MLS Grid
• 2025-12-10 Relisted — MRED as Distributed by MLS Grid
• 2025-11-13 Pending — MRED as Distributed by MLS Grid
• 2025-10-15 Relisted — MRED as Distributed by MLS Grid
• 2025-10-02 Contingent — MRED as Distributed by MLS Grid
• 2025-09-19 Listed — MRED as Distributed by MLS Grid
• 2014-01-06 Sold (Public Records) $12,500 Public Records
• 2013-12-27 Sold (MLS) $12,500 MRED as Distributed by MLS Grid
• 2013-11-26 Pending — MRED as Distributed by MLS Grid
• 2013-11-13 Listed $16,900 MRED as Distributed by MLS Grid
• 2013-10-17 Listing Removed — MRED as Distributed by MLS Grid
• 2013-03-26 Listed — MRED as Distributed by MLS Grid
• 2013-03-24 Listing Removed — MRED as Distributed by MLS Grid
• 2013-02-02 Relisted — MRED as Distributed by MLS Grid
• 2013-01-28 Listing Removed — MRED as Distributed by MLS Grid
• 2013-01-17 Listed — MRED as Distributed by MLS Grid
• 2011-08-30 Listing Removed — MRED as Distributed by MLS Grid
• 2011-07-05 Price Changed — MRED as Distributed by MLS Grid
• 2011-01-15 Listed — MRED as Distributed by MLS Grid
• 2008-03-19 Listing Removed — MRED as Distributed by MLS Grid
• 2007-07-19 Listed — MRED as Distributed by MLS Grid
• 1986-04-28 Sold (Public Records) $18,100 Public Records

Property tax history

-8.2%/yr

Latest (2014): $1,015 · -14.8% YoY. Source: county tax records.