15129 Lexington Ave · Harvey, IL 60426

$60,000

6 bd · 2.5 ba · 2,130 sqft · SingleFamily public records · 41 Days on market

Built 1955 6,534 sqft lot ↓ 21% since listing

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Why this score? — see what drove the B+ 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 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

Multiple Level Living,Move-In Condition,Bath and Kitchen On Each Level,Plenty Of Closets & Storage Space,Separate Electric Meters, Priced To $$$ell.

Key facts

• 6,534 sq ft lot
• 2 garage spots
• Built 1955

Property features AI

Finance

• Other: Living area is estimated
• HOA & community: No master association fee required; Community features include park, curbs, sidewalks, street lights, and paved streets

Exterior

• Parking: Detached garage owned (2 garage spaces, 2 total parking spaces)
• Utilities: Water from Lake Michigan; Public sewer; Electric with fuses
• Home design: Detached single-family home; 2-story design; Fee simple ownership
• Construction: Frame construction; Asphalt roof; Block foundation; Built approximately 71–80 years ago; Built before 1978
• Exterior features: Fenced lot; Lot dimensions approximately 40 x 160

Interior

• Kitchen: Kitchen on main level: 12 x 13, vinyl flooring
• Bedrooms: 5 bedrooms (master and several on main and second levels); Bedroom on second level: 11 x 11, hardwood; Bedroom on main level: 11 x 9, hardwood; Bedroom on main level: 12 x 11, hardwood; Bedroom on second level: 16 x 13, hardwood; Master bedroom on main level: 15 x 11, hardwood
• Flooring: Hardwood in primary living areas and most bedrooms; Wood laminate in loft; Vinyl in kitchen; Other flooring in basement rooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating
• Interior features: 10 total rooms; Full attic; Partially finished, full basement
• Laundry & utility: Laundry room in basement: 13 x 9, other flooring

What this means for you Summary

Snapshot

• This is a 6-bed/2.5-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $869 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $58k (3.0% below list) — sets the bar for market timing.
• Cap rate 27.5% 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; 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($415 loan paydown + $6k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• 4 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $192/mo; built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AH (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $58,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 3.11% ✓
• Cap rate: 27.52%
• Cash-on-cash: 75.82%
• DSCR: 4.37
• GRM: 2.7

CMA / ARV

• ARV (on-the-fly): $191,700
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15239 Vincennes Rd	0.74mi	5/2.0 (-1)	2,286 (+7%)	4mo	$205,580	$90	42

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: 74.1%
• Equity multiple: 6.25×
• Total profit: $88,173
• Equity at exit: $54,053

10-year hold

• IRR: 68.0%
• Equity multiple: 13.88×
• Total profit: $216,421
• Equity at exit: $116,567

Cash invested: $16,800 (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 60426

• Home prices YoY: 6.9%
• Active inventory: 133
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,868 medium
• Mortgage (P&I): −$315
• Tax est. 1.5%: −$75 /mo · $900/yr
• Insurance: −$25
• Flood insurance flood zone: −$192 /mo · $2,309/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $869

Break-even live

Break-even rent $768

Max offer price $60,000

Occupancy floor 48%

Sensitivity live

Price	-10% $911	-5% $890	+0% $869	+5% $848	+10% $828
Rent	-10% $721	-5% $795	+0% $869	+5% $943	+10% $1,017
Rate	-1.0pp $899	-0.5pp $884	base $869	+0.5pp $853	+1.0pp $838

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-05-21
   status Pending
2. 2026-04-09
   listed $60,000 Active
3. 2024-06-18
   historical
4. 2024-04-09
   price
5. 2023-10-06
   status Active
6. 2023-10-06
   price
7. 2023-09-21
   historical Contingent - Continue to Show
8. 2023-09-21
   price
9. 2023-09-07
   price
10. 2023-09-06
    listed Active
11. 2007-07-02
    soldstatus $70,000
12. 2007-06-26
    soldstatus $70,000 152-char remark

    Show marketing remark (152 chars)

    Multiple Level Living,Move-In Condition,Bath and Kitchen On Each Level,Plenty Of Closets & Storage Space,Separate Electric Meters, Priced To $$$ell.

13. 2007-04-06
    historical 152-char remark

    Show marketing remark (152 chars)

    Multiple Level Living,Move-In Condition,Bath and Kitchen On Each Level,Plenty Of Closets & Storage Space,Separate Electric Meters, Priced To $$$ell.

14. 2007-01-18
    listed $75,900 152-char remark

    Show marketing remark (152 chars)

    Multiple Level Living,Move-In Condition,Bath and Kitchen On Each Level,Plenty Of Closets & Storage Space,Separate Electric Meters, Priced To $$$ell.

ⓘ 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 4/10 Moderate FEMA zone AH · 22% 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 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,422
• − Mortgage interest: −$3,361
• − Property taxes: −$900
• − Insurance: −$2,609
• − Repairs & maintenance: −$1,794
• − Management: −$1,794
• − Depreciation: −$1,745
• Taxable income: $10,219
• Est. tax owed @ 24.0%: −$2,453
• After-tax cash flow: $7,976/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

-20.9% since first listed

14 events — show timeline

• 2026-05-21 Pending — MRED as Distributed by MLS Grid
• 2026-04-09 Listed $60,000 MRED as Distributed by MLS Grid
• 2024-06-18 Listing Removed — MRED as Distributed by MLS Grid
• 2024-04-09 Price Changed — MRED as Distributed by MLS Grid
• 2023-10-06 Relisted — MRED as Distributed by MLS Grid
• 2023-10-06 Price Changed — MRED as Distributed by MLS Grid
• 2023-09-21 Contingent — MRED as Distributed by MLS Grid
• 2023-09-21 Price Changed — MRED as Distributed by MLS Grid
• 2023-09-07 Price Changed — MRED as Distributed by MLS Grid
• 2023-09-06 Listed — MRED as Distributed by MLS Grid
• 2007-07-02 Sold (Public Records) $70,000 Public Records
• 2007-06-26 Sold (MLS) $70,000 MRED as Distributed by MLS Grid
• 2007-04-06 Listing Removed — MRED as Distributed by MLS Grid
• 2007-01-18 Listed $75,900 MRED as Distributed by MLS Grid

Property tax history

+3.9%/yr

Latest (2023): $8,105 · -14.1% YoY. Source: county tax records.