1235 River Dr · Calumet City, IL 60409

$124,000

2 bd · 1.0 ba · 870 sqft · SingleFamily public records · 23 Days on market

Built 1947 2,800 sqft lot Est $137k · 9% under

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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 +13.4/30.0
• ARV discount +11.6/15.0
• 1% rule +6.5/10.0
• DSCR +4.0/10.0
• 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

This property is being sold AS-IS

Key facts

• Large backyard
• Updated kitchen
• Shopping dining

Tags

• UPDATED KITCHEN
• IN-HOME LAUNDRY HOOKUPS
• LARGE BACKYARD
• QUIET RESIDENTIAL STREET
• MINUTES FROM LOCAL PARKS
• SHOPPING DINING

Property features AI

Finance

• Other: Property not currently leased; Possession at closing
• HOA & community: No master association fee required

Exterior

• Parking: Attached garage; Asphalt driveway; Two garage spaces (four parking spaces total)
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; One-story; Fee simple ownership; Rehab carried out in 2025; Built before 1978
• Construction: Vinyl siding; Estimated 71–80 years old
• Exterior features: Lot dimensions approx. 40 x 70; Lot roughly 0.50–0.99 acre

Interior

• Kitchen: Kitchen on main level (approx. 14 x 16)
• Bedrooms: Master bedroom on main level (approx. 11 x 12); Second bedroom on main level (approx. 10 x 11); Two additional bedrooms (sizes not specified)
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heating; Forced air heating
• Interior features: Five total rooms
• Laundry & utility: Laundry room; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $124k.

Deal economics

• At list price, monthly cash flow is $3 ($33/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $124k).
• Recommended offer: $122k (1.5% below list) — sets the bar for market timing.
• Cap rate 6.3% vs local median 8.3% in Calumet City — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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-, crime D-, amenities F.
• 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.
• Zoned schools: Hoover Elem School (556 students, 0% FRL); Schrum Memorial School (math 24% / reading 24%, grade F, #332 of 665 statewide, top 55%, 277 students, 0% FRL); Thornton Fractnl No High School (math 6% / reading 10%, grade F, #587 of 693 statewide, top 85%, 1,383 students, 0% FRL).
• Market conditions: Rents rising fast (+6.2%/yr); 196 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).
• This rent runs 31% of the median local income ($55k/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 $857 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $11k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; list at $124k implies a 91% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.1% of price; built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $122,140 (1.5% below list)

Questions for the listing agent

1. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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: 1.15% ✓
• Cap rate: 6.32%
• Cash-on-cash: 0.10%
• DSCR: 1.00
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $136,590
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1235 River Dr	0.00mi	2/1.0	870 (0%)	22mo	$65,000	$75	82
1269 Arthur St	0.22mi	3/1.5 (+1)	999 (+15%)	2mo	$168,000	$168	56
1404 Burnham Ave	0.67mi	2/1.0	945 (+9%)	7mo	$77,595	$82	49
313 159th St	0.67mi	2/1.0	888 (+2%)	22mo	$100,000	$113	47
1378 Hirsch Ave	0.69mi	2/1.0	945 (+9%)	10mo	$148,000	$157	46
1355 Burnham Ave	0.63mi	2/1.0	945 (+9%)	18mo	$151,000	$160	42
1386 Price Ave	0.75mi	2/1.0	1,000 (+15%)	10mo	$159,000	$159	32

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: -11.5%
• Equity multiple: 0.57×
• Total profit: $-15,042
• Equity at exit: $18,489

10-year hold

• IRR: 2.9%
• Equity multiple: 1.24×
• Total profit: $8,421
• Equity at exit: $10,721

Cash invested: $34,720 (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: 196
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,425 high
• Mortgage (P&I): −$650
• Tax from tax record: −$421 /mo · $5,053/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $3

Break-even live

Break-even rent $1,422

Max offer price $124,000

Occupancy floor 95%

Sensitivity live

Price	-10% $73	-5% $38	+0% $3	+5% $-32	+10% $-67
Rent	-10% $-110	-5% $-54	+0% $3	+5% $59	+10% $115
Rate	-1.0pp $65	-0.5pp $34	base $3	+0.5pp $-29	+1.0pp $-62

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: $31,000
• Closing costs: $3,720
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1338 Wentworth Ave Unit 1338 Calumet City, IL	2.0	1.0	800	$1,430	$1.79	26d	1	1.06mi
331 157th St Calumet City, IL	1.0	1.0	900	$1,100	$1.22	26d	1	1.08mi
1539 Wentworth Ave Unit 3W Calumet City, IL	3.0	1.0	1100	$1,700	$1.55	14d	1	1.32mi
115 157th St Unit 3 Calumet City, IL	3.0	1.0	800	$1,350	$1.69	26d	1	1.33mi
5 Ruth St Unit 2W Hammond, IN	2.0	1.0	900	$1,250	$1.39	14d	1	1.38mi
3 Ruth St Hammond, IN	2.0	1.0	900	$1,250	$1.39	26d	1	1.38mi
5950 Hohman Ave Unit 416 Hammond, IN	1.0	1.0	550	$1,095	$1.99	8d	1	1.47mi
3007 Bernice Rd Unit 3007 1S Lansing, IL	2.0	1.0	850	$1,400	$1.65	0d	1	1.48mi
3023 Bernice Rd Unit 3030 3N Lansing, IL	3.0	1.0	1000	$1,400	$1.40	0d	1	1.49mi
3023 Bernice Rd Apt 2S Lansing, IL	3.0	1.0	1000	$1,600	$1.60	0d	1	1.49mi
17104 Wentworth Ave Unit 4 Lansing, IL	2.0	1.0	1100	$1,400	$1.27	0d	1	1.49mi

Listing history 14 events

1. 2026-06-21
   days on market $124,000 Active 23 DOM
2. 2026-06-18
   days on market $124,000 Active 20 DOM
3. 2026-06-17
   days on market $124,000 Active 19 DOM
4. 2026-06-16
   days on market $124,000 Active 18 DOM
5. 2026-06-15
   days on market $124,000 Active 17 DOM
6. 2026-06-13
   days on market $124,000 Active 15 DOM
7. 2026-06-09
   days on market $124,000 Active 11 DOM
8. 2026-06-08
   days on market $124,000 Active 10 DOM
9. 2026-06-07
   days on market $124,000 Active 9 DOM
10. 2026-06-04
    pricedays on market $124,000 Active 6 DOM
11. 2026-06-03
    days on market $134,900 Active 5 DOM
12. 2026-06-02
    days on market $134,900 Active 4 DOM
13. 2026-06-01
    days on market $134,900 Active 3 DOM
14. 2026-05-31
    days on market $134,900 Active 2 DOM

ⓘ 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: $5,053 · $421/mo
• Projected year-2 tax: $5,053 · $421/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 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,101
• − Mortgage interest: −$6,946
• − Property taxes: −$5,053
• − Insurance: −$620
• − Repairs & maintenance: −$1,368
• − Management: −$1,368
• − Depreciation: −$3,607
• Taxable loss: −$1,862
• Est. tax savings @ 24.0%: +$447
• After-tax cash flow: $480/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

+193.3% since first listed

9 events — show timeline

• 2026-05-29 Listed $134,900 MRED as Distributed by MLS Grid
• 2024-09-16 Sold (Public Records) $65,000 Public Records
• 2024-08-30 Sold (MLS) $65,000 MRED as Distributed by MLS Grid
• 2024-08-23 Pending — MRED as Distributed by MLS Grid
• 2024-08-08 Relisted — MRED as Distributed by MLS Grid
• 2024-08-08 Price Changed $76,000 MRED as Distributed by MLS Grid
• 2024-08-02 Pending — MRED as Distributed by MLS Grid
• 2024-07-01 Listed $85,000 MRED as Distributed by MLS Grid
• 1997-05-09 Sold (Public Records) $46,000 Public Records

Property tax history

+5.2%/yr

Latest (2023): $5,053 · +72.4% YoY. Source: county tax records.