616 Ingraham Ave · Calumet City, IL 60409

$49,900

4 bd · 1.0 ba · 1,702 sqft · SingleFamily public records · 174 Days on market

Built 1914

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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 MLS

3 bedroom Cape Cod with newer windows, furnace and central air. Upstairs bedrooms have walk in closets. Needs updating but it's all there.

Key facts

• Garage
• Built 1914
• Listed 174 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.
• Cap rate 41.1% 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; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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 $2,269/mo this rent would consume 49% 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 174 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 8y ago; this cycle's ask has dropped $43k (46%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $38k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1914 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $43,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 174 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 1914 — 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: 4.55% ✓
• Cap rate: 41.10%
• Cash-on-cash: 124.32%
• DSCR: 6.53
• GRM: 1.8

CMA / ARV

• ARV (on-the-fly): $165,094
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
616 Ingraham Ave	0.00mi	3/1.0 (-1)	1,702 (0%)	0mo	$33,000	$19	95
655 Hirsch Ave	0.48mi	4/1.5	1,686 (-1%)	0mo	$191,000	$113	74
566 Hirsch Ave	0.51mi	4/2.0	1,734 (+2%)	3mo	$92,500	$53	67
422 Sibley Blvd	0.27mi	4/2.5	1,803 (+6%)	7mo	$188,000	$104	66
207 156th Pl	0.49mi	4/2.5	1,625 (-4%)	3mo	$200,000	$123	61
4 Warren St	0.69mi	4/1.0	1,775 (+4%)	7mo	$145,000	$82	55
332 153rd Pl	0.27mi	4/2.0	1,504 (-12%)	14mo	$115,000	$76	52
512 155th St	0.53mi	4/2.0	1,800 (+6%)	15mo	$175,000	$97	49
642 Greenbay Ave	0.64mi	3/1.0 (-1)	1,800 (+6%)	11mo	$160,000	$89	47
24 156th St	0.42mi	5/3.0 (+1)	1,580 (-7%)	12mo	$240,495	$152	46
512 156th Pl	0.65mi	4/2.0	1,920 (+13%)	1mo	$45,000	$23	44
746 May St	0.74mi	3/2.0 (-1)	1,840 (+8%)	10mo	$192,000	$104	35

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: 7.56×
• Total profit: $91,609
• Equity at exit: $7,440

10-year hold

• IRR: —
• Equity multiple: 17.56×
• Total profit: $231,327
• 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: 1.8×

Monthly cashflow live

• Estimated rent: $2,269 high
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $748/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$476
• Net cashflow: $1,448

Break-even live

Break-even rent $437

Max offer price $49,900

Occupancy floor 31%

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 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3 Waltham St Hammond, IN	3.0	1.0	1200	$1,095	$0.91	24d	1	0.84mi
617 Kane St Hammond, IN	4.0	2.0	2146	$2,300	$1.07	1d	1	0.85mi
34 Elizabeth St Calumet City, IL	3.0	1.0	1246	$2,400	$1.93	1d	1	0.88mi
4624 Towle Ave Hammond, IN	4.0	2.0	1500	$2,500	$1.67	1d	1	1.02mi
4624 Towle Ave Hammond, IN	4.0	2.0	1500	$2,500	$1.67	2d	1	1.02mi
2790 E State St Apt 2E Burnham, IL	3.0	2.0	1100	$1,695	$1.54	24d	1	1.36mi
671 Saginaw Ave Calumet City, IL	3.0	2.0	1250	$2,276	$1.82	10d	1	1.48mi

Listing history 35 events

1. 2026-04-01
   status Pending
2. 2026-03-31
   status Active
3. 2026-03-19
   status Pending
4. 2026-03-12
   price $49,900
5. 2026-03-05
   status Active
6. 2026-03-02
   status Pending
7. 2026-02-09
   price $51,500
8. 2026-01-15
   price $52,500
9. 2026-01-09
   price $54,500
10. 2025-12-18
    price $57,500
11. 2025-12-10
    price $58,500
12. 2025-12-03
    price $59,500
13. 2025-11-24
    price $61,500
14. 2025-11-19
    price $62,500
15. 2025-11-12
    price $64,500
16. 2025-11-05
    price $67,500
17. 2025-10-27
    price $69,500
18. 2025-10-21
    status Active
19. 2025-10-21
    price $74,500
20. 2025-09-23
    status Pending
21. 2025-09-19
    price $79,500
22. 2025-09-09
    price $84,500
23. 2025-09-03
    price $89,500
24. 2025-08-28
    listed $92,500 Active
25. 2024-11-25
    listed Active
26. 2024-11-25
    historical
27. 2018-09-11
    soldstatus $38,000 Closed Sale 138-char remark

    Show marketing remark (138 chars)

    3 bedroom Cape Cod with newer windows, furnace and central air. Upstairs bedrooms have walk in closets. Needs updating but it's all there.

28. 2018-09-08
    status Pending 138-char remark

    Show marketing remark (138 chars)

    3 bedroom Cape Cod with newer windows, furnace and central air. Upstairs bedrooms have walk in closets. Needs updating but it's all there.

29. 2018-08-18
    historical Contingent 138-char remark

    Show marketing remark (138 chars)

    3 bedroom Cape Cod with newer windows, furnace and central air. Upstairs bedrooms have walk in closets. Needs updating but it's all there.

30. 2018-07-18
    status Reactivated 138-char remark

    Show marketing remark (138 chars)

    3 bedroom Cape Cod with newer windows, furnace and central air. Upstairs bedrooms have walk in closets. Needs updating but it's all there.

31. 2018-07-15
    historical Contingent 138-char remark

    Show marketing remark (138 chars)

    3 bedroom Cape Cod with newer windows, furnace and central air. Upstairs bedrooms have walk in closets. Needs updating but it's all there.

32. 2018-07-10
    price $46,000 138-char remark

    Show marketing remark (138 chars)

    3 bedroom Cape Cod with newer windows, furnace and central air. Upstairs bedrooms have walk in closets. Needs updating but it's all there.

33. 2018-06-23
    status Reactivated 138-char remark

    Show marketing remark (138 chars)

    3 bedroom Cape Cod with newer windows, furnace and central air. Upstairs bedrooms have walk in closets. Needs updating but it's all there.

34. 2018-06-13
    historical Contingent 138-char remark

    Show marketing remark (138 chars)

    3 bedroom Cape Cod with newer windows, furnace and central air. Upstairs bedrooms have walk in closets. Needs updating but it's all there.

35. 2018-06-03
    listed $49,500 New 138-char remark

    Show marketing remark (138 chars)

    3 bedroom Cape Cod with newer windows, furnace and central air. Upstairs bedrooms have walk in closets. Needs updating but it's all there.

ⓘ 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: $27,226
• − Mortgage interest: −$2,795
• − Property taxes: −$748
• − Insurance: −$250
• − Repairs & maintenance: −$2,178
• − Management: −$2,178
• − Depreciation: −$1,452
• Taxable income: $17,625
• Est. tax owed @ 24.0%: −$4,230
• After-tax cash flow: $13,140/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

+0.8% since first listed

35 events — show timeline

• 2026-04-01 Pending — MRED as Distributed by MLS Grid
• 2026-03-31 Relisted — MRED as Distributed by MLS Grid
• 2026-03-19 Pending — MRED as Distributed by MLS Grid
• 2026-03-12 Price Changed $49,900 MRED as Distributed by MLS Grid
• 2026-03-05 Relisted — MRED as Distributed by MLS Grid
• 2026-03-02 Pending — MRED as Distributed by MLS Grid
• 2026-02-09 Price Changed $51,500 MRED as Distributed by MLS Grid
• 2026-01-15 Price Changed $52,500 MRED as Distributed by MLS Grid
• 2026-01-09 Price Changed $54,500 MRED as Distributed by MLS Grid
• 2025-12-18 Price Changed $57,500 MRED as Distributed by MLS Grid
• 2025-12-10 Price Changed $58,500 MRED as Distributed by MLS Grid
• 2025-12-03 Price Changed $59,500 MRED as Distributed by MLS Grid
• 2025-11-24 Price Changed $61,500 MRED as Distributed by MLS Grid
• 2025-11-19 Price Changed $62,500 MRED as Distributed by MLS Grid
• 2025-11-12 Price Changed $64,500 MRED as Distributed by MLS Grid
• 2025-11-05 Price Changed $67,500 MRED as Distributed by MLS Grid
• 2025-10-27 Price Changed $69,500 MRED as Distributed by MLS Grid
• 2025-10-21 Relisted — MRED as Distributed by MLS Grid
• 2025-10-21 Price Changed $74,500 MRED as Distributed by MLS Grid
• 2025-09-23 Pending — MRED as Distributed by MLS Grid
• 2025-09-19 Price Changed $79,500 MRED as Distributed by MLS Grid
• 2025-09-09 Price Changed $84,500 MRED as Distributed by MLS Grid
• 2025-09-03 Price Changed $89,500 MRED as Distributed by MLS Grid
• 2025-08-28 Listed $92,500 MRED as Distributed by MLS Grid
• 2024-11-25 Listing Removed — MRED as Distributed by MLS Grid
• 2024-11-25 Listed — MRED as Distributed by MLS Grid
• 2018-09-11 Sold (MLS) $38,000 MRED as Distributed by MLS Grid
• 2018-09-08 Pending — MRED as Distributed by MLS Grid
• 2018-08-18 Contingent — MRED as Distributed by MLS Grid
• 2018-07-18 Relisted — MRED as Distributed by MLS Grid
• 2018-07-15 Contingent — MRED as Distributed by MLS Grid
• 2018-07-10 Price Changed $46,000 MRED as Distributed by MLS Grid
• 2018-06-23 Relisted — MRED as Distributed by MLS Grid
• 2018-06-13 Contingent — MRED as Distributed by MLS Grid
• 2018-06-03 Listed $49,500 MRED as Distributed by MLS Grid

Property tax history

+8.4%/yr

Latest (2023): $2,598 · +115.0% YoY. Source: county tax records.