72 E 152nd St · Harvey, IL 60426

$35,000

4 bd · 2.0 ba · 1,664 sqft · MultiFamily public records · 223 Days on market

Built 1918 4,180 sqft lot

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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).

• Cash flow +15.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

ALL BRICK 2 UNIT BUILDING DIRECTLY ACROSS THE STREET FROM GRADE SCHOOL. THIS BUILDING HAS 2 BEDROOMS 1 BATH ON EACH FLOOR. THE BUILDING HAS ENCLOSED FRONT AND REAR PORCHES. FIRST FLOOR UNIT NEEDS KITCHEN AND BATHROOM. SECOND FLOOR UNIT DOESN'T NEED MUCH. JUST NEEDS SOME TLC. HAS FULL BASEMENT WITH 1 FURNACE FOR EACH FLOOR. SOLD AS IS! COME SEE TODAY!

Key facts

• 4,180 sq ft lot
• Built 1918
• Listed 222 days

Property features AI

Finance

• Other: Building contains 2 units
• Financial info: No special service area

Exterior

• Utilities: Public water; Public sewer
• Home design: Two- to four-unit property; Fee simple ownership; 100+ years old; Built before 1978; Two-story layout (units on 1st and 2nd floors)
• Construction: Brick construction
• Exterior features: Lot dimensions approximately 110 x 38

Interior

• Bedrooms: 4 bedrooms total; Each unit has 2 bedrooms (one unit on first floor, one unit on second floor)
• Bathrooms: 2 full bathrooms (building total)
• Heating & cooling: Natural gas heat
• Interior features: 12 total rooms; Unfinished full basement

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $35k.

Deal economics

• At list price, monthly cash flow is $2k ($30k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $35k).
• Recommended offer: $31k (12.0% below list) — sets the bar for market timing.
• Cap rate 97.4% 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: 134 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($242 loan paydown + $4k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 223 days — a 12% lower offer ($31k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 17y ago; this cycle's ask has dropped $10k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $14k; list at $35k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $192/mo; built in 1918 — 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 $30,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 223 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1918 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 10.48% ✓
• Cap rate: 97.38%
• Cash-on-cash: 325.30%
• DSCR: 15.47
• GRM: 0.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 18.98×
• Total profit: $176,183
• Equity at exit: $31,531

10-year hold

• IRR: —
• Equity multiple: 41.38×
• Total profit: $395,752
• Equity at exit: $67,997

Cash invested: $9,800 (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: 134
• Price-to-rent: 1.6×

Monthly cashflow live

• Estimated rent: $3,669 medium
• Mortgage (P&I): −$184
• Tax est. 1.5%: −$44 /mo · $525/yr
• Insurance: −$15
• Flood insurance flood zone: −$192 /mo · $2,309/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$770
• Net cashflow: $2,464

Break-even live

Break-even rent $550

Max offer price $35,000

Occupancy floor 28%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,670
Total (2 units)			$3,669

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14802 Cooper Ave Harvey, IL	3.0	1.5	1200	$1,700	$1.42	24d	1	1.05mi
16048 Halsted St Unit 2 Harvey, IL	3.0	1.0	1091	$1,650	$1.51	24d	1	1.33mi

Listing history 37 events

1. 2026-06-18
   days on market $35,000 Active 223 DOM
2. 2026-06-17
   days on market $35,000 Active 222 DOM
3. 2026-06-16
   days on market $35,000 Active 221 DOM
4. 2026-06-15
   days on market $35,000 Active 220 DOM
5. 2026-06-13
   days on market $35,000 Active 218 DOM
6. 2026-06-13
   days on market $35,000 Active 217 DOM
7. 2026-06-09
   days on market $35,000 Active 214 DOM
8. 2026-06-08
   days on market $35,000 Active 213 DOM
9. 2026-06-07
   days on market $35,000 Active 212 DOM
10. 2026-06-04
    days on market $35,000 Active 209 DOM
11. 2026-06-03
    days on market $35,000 Active 208 DOM
12. 2026-06-02
    days on market $35,000 Active 207 DOM
13. 2026-06-01
    days on market $35,000 Active 206 DOM
14. 2026-05-31
    days on market $35,000 Active 205 DOM
15. 2026-02-13
    price $35,000
16. 2026-01-21
    price $40,000
17. 2025-11-07
    listed $45,000 Active
18. 2013-09-13
    soldstatus $14,000
19. 2013-08-27
    soldstatus $14,000 Closed Sale 354-char remark

    Show marketing remark (354 chars)

    ALL BRICK 2 UNIT BUILDING DIRECTLY ACROSS THE STREET FROM GRADE SCHOOL. THIS BUILDING HAS 2 BEDROOMS 1 BATH ON EACH FLOOR. THE BUILDING HAS ENCLOSED FRONT AND REAR PORCHES. FIRST FLOOR UNIT NEEDS KITCHEN AND BATHROOM. SECOND FLOOR UNIT DOESN'T NEED MUCH. JUST NEEDS SOME TLC. HAS FULL BASEMENT WITH 1 FURNACE FOR EACH FLOOR. SOLD AS IS! COME SEE TODAY!

20. 2013-07-18
    historical Contingent 354-char remark

    Show marketing remark (354 chars)

    ALL BRICK 2 UNIT BUILDING DIRECTLY ACROSS THE STREET FROM GRADE SCHOOL. THIS BUILDING HAS 2 BEDROOMS 1 BATH ON EACH FLOOR. THE BUILDING HAS ENCLOSED FRONT AND REAR PORCHES. FIRST FLOOR UNIT NEEDS KITCHEN AND BATHROOM. SECOND FLOOR UNIT DOESN'T NEED MUCH. JUST NEEDS SOME TLC. HAS FULL BASEMENT WITH 1 FURNACE FOR EACH FLOOR. SOLD AS IS! COME SEE TODAY!

21. 2013-06-24
    price $19,900 Price Change 354-char remark

    Show marketing remark (354 chars)

    ALL BRICK 2 UNIT BUILDING DIRECTLY ACROSS THE STREET FROM GRADE SCHOOL. THIS BUILDING HAS 2 BEDROOMS 1 BATH ON EACH FLOOR. THE BUILDING HAS ENCLOSED FRONT AND REAR PORCHES. FIRST FLOOR UNIT NEEDS KITCHEN AND BATHROOM. SECOND FLOOR UNIT DOESN'T NEED MUCH. JUST NEEDS SOME TLC. HAS FULL BASEMENT WITH 1 FURNACE FOR EACH FLOOR. SOLD AS IS! COME SEE TODAY!

22. 2013-03-10
    listed $23,000 New 354-char remark

    Show marketing remark (354 chars)

    ALL BRICK 2 UNIT BUILDING DIRECTLY ACROSS THE STREET FROM GRADE SCHOOL. THIS BUILDING HAS 2 BEDROOMS 1 BATH ON EACH FLOOR. THE BUILDING HAS ENCLOSED FRONT AND REAR PORCHES. FIRST FLOOR UNIT NEEDS KITCHEN AND BATHROOM. SECOND FLOOR UNIT DOESN'T NEED MUCH. JUST NEEDS SOME TLC. HAS FULL BASEMENT WITH 1 FURNACE FOR EACH FLOOR. SOLD AS IS! COME SEE TODAY!

23. 2011-10-03
    historical
24. 2011-08-08
    historical Contingent
25. 2011-03-27
    price Price Change
26. 2010-10-18
    price Price Change
27. 2010-05-07
    listed New
28. 2010-05-01
    historical
29. 2010-03-22
    price Price Change
30. 2010-02-10
    price Price Change
31. 2010-01-28
    price Price Change
32. 2009-10-26
    price Price Change
33. 2009-09-28
    price Price Change
34. 2009-08-29
    price Price Change
35. 2009-07-11
    price Price Change
36. 2009-04-06
    listed
37. 1992-03-04
    soldstatus $10,000

ⓘ 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 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 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $44,028
• − Mortgage interest: −$1,961
• − Property taxes: −$525
• − Insurance: −$2,484
• − Repairs & maintenance: −$3,522
• − Management: −$3,522
• − Depreciation: −$1,018
• Taxable income: $30,996
• Est. tax owed @ 24.0%: −$7,439
• After-tax cash flow: $22,132/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

+250.0% since first listed

23 events — show timeline

• 2026-02-13 Price Changed $35,000 MRED as Distributed by MLS Grid
• 2026-01-21 Price Changed $40,000 MRED as Distributed by MLS Grid
• 2025-11-07 Listed $45,000 MRED as Distributed by MLS Grid
• 2013-09-13 Sold (Public Records) $14,000 Public Records
• 2013-08-27 Sold (MLS) $14,000 MRED as Distributed by MLS Grid
• 2013-07-18 Contingent — MRED as Distributed by MLS Grid
• 2013-06-24 Price Changed $19,900 MRED as Distributed by MLS Grid
• 2013-03-10 Listed $23,000 MRED as Distributed by MLS Grid
• 2011-10-03 Listing Removed — MRED as Distributed by MLS Grid
• 2011-08-08 Contingent — MRED as Distributed by MLS Grid
• 2011-03-27 Price Changed — MRED as Distributed by MLS Grid
• 2010-10-18 Price Changed — MRED as Distributed by MLS Grid
• 2010-05-07 Listed — MRED as Distributed by MLS Grid
• 2010-05-01 Listing Removed — MRED as Distributed by MLS Grid
• 2010-03-22 Price Changed — MRED as Distributed by MLS Grid
• 2010-02-10 Price Changed — MRED as Distributed by MLS Grid
• 2010-01-28 Price Changed — MRED as Distributed by MLS Grid
• 2009-10-26 Price Changed — MRED as Distributed by MLS Grid
• 2009-09-28 Price Changed — MRED as Distributed by MLS Grid
• 2009-08-29 Price Changed — MRED as Distributed by MLS Grid
• 2009-07-11 Price Changed — MRED as Distributed by MLS Grid
• 2009-04-06 Listed — MRED as Distributed by MLS Grid
• 1992-03-04 Sold (Public Records) $10,000 Public Records

Property tax history

+2.4%/yr

Latest (2023): $6,209 · +28.6% YoY. Source: county tax records.