12413 S Carpenter St · Calumet Park, IL 60827

$144,900

2 bd · 1.0 ba · 517 sqft · SingleFamily public records · 224 Days on market

Built 1916 3,750 sqft lot $280/sqft · 104% above area Est $208k · 30% under

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Why this score? — see what drove the C- 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).

• ARV discount +15.0/15.0
• Cash flow +14.7/30.0
• DSCR +4.5/10.0
• Rent growth +4.5/5.0
• 1% rule +4.1/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this updated 3-bedroom, 1-bath beauty featuring modern finishes and included appliances. With plenty of potential to expand both upstairs and downstairs, this home offers space to make it truly your own. 2 lots! The adjacent lot includes a 2-car garage, perfect for parking or additional storage. Nestled on a quiet block close to public transportation, shopping, and more, this property is ideal for the perfect homeowner ready to add their personal touch.

Key facts

• Updated
• Modern finishes
• 2-car garage

Tags

• UPDATED
• MODERN FINISHES
• INCLUDED APPLIANCES
• 2-CAR GARAGE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $37 ($448/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 $131k (9.3% below list).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#308 in IL) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: employment C-, schools F, crime F.
• Chsd 218 (suburban): math 14% / reading 20% proficiency, ranked #454 of 620 in IL (top 73%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+7.8%/yr); 76 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).
• This rent runs 42% of the median local income ($37k/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 224 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 8y ago; this cycle's ask has dropped $35k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $145k implies a 267% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1916 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $127,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 224 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1916 — 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: 0.91% ✗
• Cap rate: 6.60%
• Cash-on-cash: 1.10%
• DSCR: 1.05
• GRM: 9.2

CMA / ARV

• ARV (median comp): $208,422
• List price: $144,900
• Delta: -30.48%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 7.82% rent growth · sell at horizon

5-year hold

• IRR: -9.3%
• Equity multiple: 0.65×
• Total profit: $-14,398
• Equity at exit: $21,605

10-year hold

• IRR: 5.7%
• Equity multiple: 1.52×
• Total profit: $20,919
• Equity at exit: $12,528

Cash invested: $40,572 (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 60827

• Home prices YoY: -31.8%
• Rents YoY: 7.8%
• Active inventory: 76
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,315 high
• Mortgage (P&I): −$760
• Tax est. 1.5%: −$181 /mo · $2,174/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $37

Break-even live

Break-even rent $1,268

Max offer price $144,900

Occupancy floor 92%

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
843 W 123rd St Unit T2 Calumet Park, IL	2.0	1.0	750	$1,400	$1.87	12d	1	0.25mi
13025 S Wood St Apt 2B Blue Island, IL	1.0	1.0	633	$1,195	$1.89	21d	1	1.21mi
13034 Honore St Unit 7 Blue Island, IL	1.0	1.0	650	$1,195	$1.84	3d	1	1.29mi
13034 Honore St Unit 3 Blue Island, IL	1.0	1.0	650	$1,195	$1.84	1d	1	1.29mi
13034 Honore St Unit 1 Blue Island, IL	2.0	1.0	700	$1,350	$1.93	12d	1	1.29mi
1908 Vermont St Unit 1908-1 Blue Island, IL	1.0	1.0	700	$1,250	$1.79	1d	1	1.37mi
1908 Vermont St Unit 1914-4 Blue Island, IL	1.0	1.0	700	$1,350	$1.93	24d	1	1.37mi
2130 122nd St Blue Island, IL	2.0	1.0	558	$1,450	$2.60	1d	1	1.45mi

Listing history 37 events

1. 2026-06-18
   days on market $144,900 Active 224 DOM
2. 2026-06-17
   days on market $144,900 Active 223 DOM
3. 2026-06-16
   days on market $144,900 Active 222 DOM
4. 2026-06-15
   days on market $144,900 Active 221 DOM
5. 2026-06-13
   days on market $144,900 Active 219 DOM
6. 2026-06-09
   days on market $144,900 Active 215 DOM
7. 2026-06-08
   days on market $144,900 Active 214 DOM
8. 2026-06-07
   days on market $144,900 Active 213 DOM
9. 2026-06-04
   days on market $144,900 Active 210 DOM
10. 2026-06-03
    days on market $144,900 Active 209 DOM
11. 2026-06-02
    days on market $144,900 Active 208 DOM
12. 2026-06-01
    days on market $144,900 Active 207 DOM
13. 2026-05-31
    days on market $144,900 Active 206 DOM
14. 2026-05-18
    price $144,900 473-char remark

    Show marketing remark (473 chars)

    Welcome home to this updated 3-bedroom, 1-bath beauty featuring modern finishes and included appliances. With plenty of potential to expand both upstairs and downstairs, this home offers space to make it truly your own. 2 lots! The adjacent lot includes a 2-car garage, perfect for parking or additional storage. Nestled on a quiet block close to public transportation, shopping, and more, this property is ideal for the perfect homeowner ready to add their personal touch.

15. 2026-03-05
    price $149,900 473-char remark

    Show marketing remark (473 chars)

    Welcome home to this updated 3-bedroom, 1-bath beauty featuring modern finishes and included appliances. With plenty of potential to expand both upstairs and downstairs, this home offers space to make it truly your own. 2 lots! The adjacent lot includes a 2-car garage, perfect for parking or additional storage. Nestled on a quiet block close to public transportation, shopping, and more, this property is ideal for the perfect homeowner ready to add their personal touch.

16. 2026-02-17
    price $154,900 473-char remark

    Show marketing remark (473 chars)

    Welcome home to this updated 3-bedroom, 1-bath beauty featuring modern finishes and included appliances. With plenty of potential to expand both upstairs and downstairs, this home offers space to make it truly your own. 2 lots! The adjacent lot includes a 2-car garage, perfect for parking or additional storage. Nestled on a quiet block close to public transportation, shopping, and more, this property is ideal for the perfect homeowner ready to add their personal touch.

17. 2025-12-04
    price $164,900 473-char remark

    Show marketing remark (473 chars)

    Welcome home to this updated 3-bedroom, 1-bath beauty featuring modern finishes and included appliances. With plenty of potential to expand both upstairs and downstairs, this home offers space to make it truly your own. 2 lots! The adjacent lot includes a 2-car garage, perfect for parking or additional storage. Nestled on a quiet block close to public transportation, shopping, and more, this property is ideal for the perfect homeowner ready to add their personal touch.

18. 2025-11-18
    price $174,900 473-char remark

    Show marketing remark (473 chars)

    Welcome home to this updated 3-bedroom, 1-bath beauty featuring modern finishes and included appliances. With plenty of potential to expand both upstairs and downstairs, this home offers space to make it truly your own. 2 lots! The adjacent lot includes a 2-car garage, perfect for parking or additional storage. Nestled on a quiet block close to public transportation, shopping, and more, this property is ideal for the perfect homeowner ready to add their personal touch.

19. 2025-11-06
    listed $179,900 Active 473-char remark

    Show marketing remark (473 chars)

    Welcome home to this updated 3-bedroom, 1-bath beauty featuring modern finishes and included appliances. With plenty of potential to expand both upstairs and downstairs, this home offers space to make it truly your own. 2 lots! The adjacent lot includes a 2-car garage, perfect for parking or additional storage. Nestled on a quiet block close to public transportation, shopping, and more, this property is ideal for the perfect homeowner ready to add their personal touch.

20. 2024-10-22
    soldstatus $39,500
21. 2024-10-10
    soldstatus $39,500 Closed 54-char remark

    Show marketing remark (54 chars)

    SINGLE FAMILY HOME NOW AVAILABLE! Buy Through Auction.

22. 2024-07-30
    status Pending 54-char remark

    Show marketing remark (54 chars)

    SINGLE FAMILY HOME NOW AVAILABLE! Buy Through Auction.

23. 2024-06-25
    listed $39,600 Active 54-char remark

    Show marketing remark (54 chars)

    SINGLE FAMILY HOME NOW AVAILABLE! Buy Through Auction.

24. 2023-05-31
    historical
25. 2021-12-18
    listed Active
26. 2021-10-21
    historical
27. 2020-11-30
    listed New
28. 2019-07-05
    soldstatus $32,500
29. 2019-02-20
    historical
30. 2018-12-03
    listed New
31. 2018-12-03
    historical
32. 2018-09-25
    listed New
33. 2018-09-25
    historical
34. 2018-09-10
    price
35. 2018-08-20
    listed New
36. 1993-09-07
    soldstatus $65,000
37. 1992-06-01
    soldstatus $40,000

ⓘ 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 ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,777
• − Mortgage interest: −$8,117
• − Property taxes: −$2,174
• − Insurance: −$724
• − Repairs & maintenance: −$1,262
• − Management: −$1,262
• − Depreciation: −$4,215
• Taxable loss: −$1,977
• Est. tax savings @ 24.0%: +$474
• After-tax cash flow: $922/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: Chsd 218
• NCES district ID: 1706540
• Math proficiency: 14% ▼ -4.00%
• Reading proficiency: 20% ▼ -1.00%
• Median HH income: $57,166
• Composite: 16.09/100
• National rank: #9235
• State rank: #454 of 620 in IL

Livability — Calumet Park

• Score: 72/100
• State rank: #308
• US rank: #6048

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Calumet Park, IL
• County: Cook County · 4,486,803 people
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 24,713
• Household income: $37,217
• Rent vs Own: 59.8% rent · 40.2% own
• Severe rent burden: 1868.0

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 (88%)
• Race & ethnicity: Black 88% Two or more races 5% Hispanic / Latino 5% White 2%
• Common ancestry: Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -76.39%
• Current HPI: 163.7725
• Rent YoY: ▲ 7.82%
• 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

+262.2% since first listed

24 events — show timeline

• 2026-05-18 Price Changed $144,900 MRED as Distributed by MLS Grid
• 2026-03-05 Price Changed $149,900 MRED as Distributed by MLS Grid
• 2026-02-17 Price Changed $154,900 MRED as Distributed by MLS Grid
• 2025-12-04 Price Changed $164,900 MRED as Distributed by MLS Grid
• 2025-11-18 Price Changed $174,900 MRED as Distributed by MLS Grid
• 2025-11-06 Listed $179,900 MRED as Distributed by MLS Grid
• 2024-10-22 Sold (Public Records) $39,500 Public Records
• 2024-10-10 Sold (MLS) $39,500 MRED as Distributed by MLS Grid
• 2024-07-30 Pending — MRED as Distributed by MLS Grid
• 2024-06-25 Listed $39,600 MRED as Distributed by MLS Grid
• 2023-05-31 Listing Removed — MRED as Distributed by MLS Grid
• 2021-12-18 Listed — MRED as Distributed by MLS Grid
• 2021-10-21 Listing Removed — MRED as Distributed by MLS Grid
• 2020-11-30 Listed — MRED as Distributed by MLS Grid
• 2019-07-05 Sold (Public Records) $32,500 Public Records
• 2019-02-20 Listing Removed — MRED as Distributed by MLS Grid
• 2018-12-03 Listing Removed — MRED as Distributed by MLS Grid
• 2018-12-03 Listed — MRED as Distributed by MLS Grid
• 2018-09-25 Listing Removed — MRED as Distributed by MLS Grid
• 2018-09-25 Listed — MRED as Distributed by MLS Grid
• 2018-09-10 Price Changed — MRED as Distributed by MLS Grid
• 2018-08-20 Listed — MRED as Distributed by MLS Grid
• 1993-09-07 Sold (Public Records) $65,000 Public Records
• 1992-06-01 Sold (Public Records) $40,000 Public Records

Property tax history

+8.2%/yr

Latest (2023): $9,552 · +53.0% YoY. Source: county tax records.