14519 Harvey Ave · Harvey, IL 60426

$79,900

2 bd · 1.0 ba · 840 sqft · SingleFamily public records · 251 Days on market

Built 1929 Est $101k · 21% under

---

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 +26.3/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• Appreciation +10.0/10.0
• DSCR +8.9/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0

Listing remarks

3 bedroom 1 bath 1.5 story house full basement 2 car garage with side drive way. Investor Special! SOLD AS IS THIS PROPERTY IS RENTED MTM for $1300.00 seller will not terminate Lease/vacate the home. Perfect for an Investor looking to get cash as soon as closing.

Key facts

• 2 garage spots
• Built 1929
• Listed 250 days

Property features AI

Finance

• Other: Parcel number 29081180510000
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage (2 garage spaces, 2 total parking spaces)
• Utilities: Public water; Public sewer; 100 amp electric service
• Home design: Detached single-family home; 1.5-story; Fee simple ownership; School bus service available; Built before 1978 (older home)
• Construction: Vinyl siding
• Exterior features: Lot less than 0.25 acre; Lot dimensions: 4687

Interior

• Kitchen: Kitchen on main level, approx. 12 x 10
• Bedrooms: 3 bedrooms (all on main level); Master bedroom on main level, approx. 25 x 10; Second bedroom on main level, approx. 10 x 11; Third bedroom on main level, approx. 10 x 9
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating
• Interior features: 6 total rooms; Unfinished full basement
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $206 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.

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; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $9k of equity ($552 loan paydown + $8k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 251 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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 $43k; list at $80k implies a 86% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.8% of price; built in 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $70,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 251 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 1929 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 1.55% ✓
• Cap rate: 9.38%
• Cash-on-cash: 11.03%
• DSCR: 1.49
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $100,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14726 Madison Ave	0.58mi	2/1.0	760 (-10%)	1mo	$35,000	$46	56
14817 Lexington Ave	0.37mi	3/1.0 (+1)	946 (+13%)	5mo	$110,000	$116	52
319 E 145th St	0.54mi	2/1.0	960 (+14%)	2mo	$49,900	$52	50
14508 Des Plaines St	0.47mi	3/3.0 (+1)	904 (+8%)	8mo	$59,000	$65	46
296 E 149th St	0.69mi	3/1.0 (+1)	772 (-8%)	4mo	$93,000	$120	46
14727 Wood St	0.68mi	3/1.5 (+1)	900 (+7%)	6mo	$60,000	$67	44
14911 Page Ave	0.74mi	3/1.5 (+1)	923 (+10%)	2mo	$110,000	$119	41
14827 Marshfield Ave	0.59mi	3/1.5 (+1)	923 (+10%)	10mo	$120,000	$130	40
14320 Parnell Ave	0.70mi	3/2.0 (+1)	912 (+9%)	5mo	$127,000	$139	40
34 W 142nd St	0.62mi	3/1.0 (+1)	960 (+14%)	9mo	$175,000	$182	35
14300 Parnell Ave	0.72mi	3/1.0 (+1)	730 (-13%)	7mo	$179,900	$246	34
14103 Marshfield Ave	0.66mi	3/1.0 (+1)	960 (+14%)	8mo	$177,000	$184	33

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: 32.4%
• Equity multiple: 3.54×
• Total profit: $56,765
• Equity at exit: $71,980

10-year hold

• IRR: 28.0%
• Equity multiple: 8.03×
• Total profit: $157,174
• Equity at exit: $155,228

Cash invested: $22,372 (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: 5.4×

Monthly cashflow live

• Estimated rent: $1,240 high
• Mortgage (P&I): −$419
• Tax from tax record: −$321 /mo · $3,856/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $206

Break-even live

Break-even rent $979

Max offer price $79,900

Occupancy floor 78%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
455 W 144th St Unit 2W Riverdale, IL	1.0	1.0	750	$1,150	$1.53	4d	1	0.93mi
14629 Hoyne Ave Dixmoor, IL	3.0	1.0	920	$1,495	$1.62	24d	1	1.04mi
14119 S Tracy Ave Riverdale, IL	2.0	1.0	696	$1,205	$1.73	3d	1	1.24mi
14132 S Atlantic Ave Riverdale, IL	1.0	1.0	900	$1,150	$1.28	24d	1	1.29mi
14015 S Stewart Ave Unit 2W Riverdale, IL	2.0	1.0	800	$1,400	$1.75	24d	1	1.30mi
724 W 138th St Unit 3 Riverdale, IL	2.0	1.0	800	$1,250	$1.56	18d	1	1.33mi
14031 S School St Riverdale, IL	1.0	1.0	620	$1,045	$1.69	3d	1	1.36mi
14101 S Atlantic Ave Riverdale, IL	2.0	1.0	790	$1,140	$1.44	7d	1	1.36mi

Listing history 23 events

1. 2026-06-18
   days on market $79,900 Active 251 DOM
2. 2026-06-17
   days on market $79,900 Active 250 DOM
3. 2026-06-16
   days on market $79,900 Active 249 DOM
4. 2026-06-15
   days on market $79,900 Active 248 DOM
5. 2026-06-13
   days on market $79,900 Active 246 DOM
6. 2026-06-13
   days on market $79,900 Active 245 DOM
7. 2026-06-09
   days on market $79,900 Active 242 DOM
8. 2026-06-08
   days on market $79,900 Active 241 DOM
9. 2026-06-07
   days on market $79,900 Active 240 DOM
10. 2026-06-04
    days on market $79,900 Active 237 DOM
11. 2026-06-03
    days on market $79,900 Active 236 DOM
12. 2026-06-02
    days on market $79,900 Active 235 DOM
13. 2026-06-01
    days on market $79,900 Active 234 DOM
14. 2026-05-31
    days on market $79,900 Active 233 DOM
15. 2026-03-30
    status Active
16. 2026-03-27
    historical
17. 2025-10-06
    listed $79,900 Active
18. 2025-05-31
    historical
19. 2024-10-18
    listed Active
20. 2024-10-18
    historical
21. 2022-09-07
    price
22. 2021-08-10
    listed Active
23. 2002-01-10
    soldstatus $43,000

ⓘ 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: $3,856 · $321/mo
• Projected year-2 tax: $3,856 · $321/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,874
• − Mortgage interest: −$4,476
• − Property taxes: −$3,856
• − Insurance: −$400
• − Repairs & maintenance: −$1,190
• − Management: −$1,190
• − Depreciation: −$2,324
• Taxable income: $1,439
• Est. tax owed @ 24.0%: −$345
• After-tax cash flow: $2,122/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

+85.8% since first listed

9 events — show timeline

• 2026-03-30 Relisted — MRED as Distributed by MLS Grid
• 2026-03-27 Listing Removed — MRED as Distributed by MLS Grid
• 2025-10-06 Listed $79,900 MRED as Distributed by MLS Grid
• 2025-05-31 Listing Removed — MRED as Distributed by MLS Grid
• 2024-10-18 Listing Removed — MRED as Distributed by MLS Grid
• 2024-10-18 Listed — MRED as Distributed by MLS Grid
• 2022-09-07 Price Changed — MRED as Distributed by MLS Grid
• 2021-08-10 Listed — MRED as Distributed by MLS Grid
• 2002-01-10 Sold (Public Records) $43,000 Public Records

Property tax history

+2.9%/yr

Latest (2023): $3,856 · +11.4% YoY. Source: county tax records.