14918 Western Ave · Harvey, IL 60426

$74,800

2 bd · 1.0 ba · 1,000 sqft · SingleFamily public records · 33 Days on market

Built 1956 Est $88k · 15% under

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +14.2/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks

This Ranch style single family home offers 2 bedrooms and 1 bathrooms with approximately 1000 square feet of living space on a 0.10 acre lot. There are no inspection or financing contingencies on this cash only purchase. No Buyer Premium on this property. The buyer has the right to select their own title/closing company. The buyer is responsible for all closing costs in this transaction. Sold As Is. Seller does not provide survey. Room sizes are estimated and unverified. Xome Auction. * Property not for rent. *

Key facts

• 2 garage spots
• Built 1956
• Listed 33 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $548 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.1% 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+, crime F, amenities F.
• Bremen Chsd 228 (suburban): math 15% / reading 17% proficiency, ranked #468 of 620 in IL (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Gordon School (math 5% / reading 15%, grade F, #1,477 of 2,056 statewide, top 74%, 287 students, 0% FRL); Kellar School (math 8% / reading 14%, grade F, #579 of 665 statewide, top 87%, 402 students, 0% FRL); Bremen High School (math 8% / reading 11%, grade F, #577 of 693 statewide, top 84%, 1,497 students, 0% FRL).
• Market conditions: 133 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $8k of equity ($517 loan paydown + $7k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.8% of price; built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $72,556 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — 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. 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: 2.04% ✓
• Cap rate: 15.08%
• Cash-on-cash: 31.39%
• DSCR: 2.40
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $88,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14918 Western Ave	0.00mi	2/1.0	1,000 (0%)	1mo	$72,000	$72	99
15036 Western Ave	0.16mi	2/1.0	1,020 (+2%)	8mo	$90,000	$88	82
15024 Western Ave	0.13mi	2/1.0	900 (-10%)	3mo	$18,000	$20	75
14920 Hoyne Ave S	0.38mi	2/1.0	1,000 (0%)	9mo	$85,000	$85	75
14839 Cooper Ave	0.36mi	3/1.0 (+1)	992 (-1%)	7mo	$42,000	$42	71
14825 Maplewood Ave	0.20mi	3/1.0 (+1)	864 (-14%)	1mo	$127,000	$147	62
110 W 150th St	0.69mi	3/1.0 (+1)	1,008 (+1%)	0mo	$101,250	$100	61
14808 Leavitt Ave	0.30mi	2/1.0	1,100 (+10%)	10mo	$105,000	$95	61
14525 Oakley St	0.52mi	3/2.0 (+1)	1,052 (+5%)	7mo	$240,000	$228	52
14921 Lincoln Ave	0.66mi	3/1.0 (+1)	900 (-10%)	6mo	$149,900	$167	43
15015 Winchester Ave	0.61mi	3/1.0 (+1)	864 (-14%)	11mo	$60,000	$69	35
214 W 154th Pl	0.74mi	2/1.0	851 (-15%)	12mo	$36,100	$42	30

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: 48.2%
• Equity multiple: 4.62×
• Total profit: $75,738
• Equity at exit: $67,386

10-year hold

• IRR: 42.1%
• Equity multiple: 10.35×
• Total profit: $195,818
• Equity at exit: $145,320

Cash invested: $20,944 (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: 133
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,528 high
• Mortgage (P&I): −$392
• Tax from tax record: −$236 /mo · $2,833/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $548

Break-even live

Break-even rent $835

Max offer price $74,800

Occupancy floor 59%

Sensitivity live

Price	-10% $590	-5% $569	+0% $548	+5% $527	+10% $505
Rent	-10% $427	-5% $487	+0% $548	+5% $608	+10% $669
Rate	-1.0pp $585	-0.5pp $567	base $548	+0.5pp $528	+1.0pp $509

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: $18,700
• Closing costs: $2,244
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14802 Cooper Ave Harvey, IL	3.0	1.5	1200	$1,700	$1.42	26d	1	0.38mi
14629 Hoyne Ave Dixmoor, IL	3.0	1.0	920	$1,495	$1.62	26d	1	0.56mi
14521 Richmond Ave Unit 3 Posen, IL	2.0	1.0	850	$1,375	$1.62	26d	1	1.12mi
14521 Richmond Ave Unit 1 Posen, IL	1.0	1.0	850	$1,275	$1.50	26d	1	1.12mi
3349 147th St Unit 3240 06 Midlothian, IL	2.0	1.0	817	$1,500	$1.84	6d	1	1.47mi

Listing history 2 events

1. 2026-03-02
   status Pending
2. 2026-01-28
   listed $74,800 Active

ⓘ 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: $2,833 · $236/mo
• Projected year-2 tax: $2,833 · $236/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 (shaded) · 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 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,339
• − Mortgage interest: −$4,190
• − Property taxes: −$2,833
• − Insurance: −$374
• − Repairs & maintenance: −$1,467
• − Management: −$1,467
• − Depreciation: −$2,176
• Taxable income: $5,832
• Est. tax owed @ 24.0%: −$1,400
• After-tax cash flow: $5,174/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: Bremen Chsd 228
• NCES district ID: 1707050
• Math proficiency: 15% ▼ -4.00%
• Reading proficiency: 17% ▼ -5.00%
• Median HH income: $57,625
• Composite: 15.32/100
• National rank: #9327
• State rank: #468 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

2 events — show timeline

• 2026-03-02 Pending — MRED as Distributed by MLS Grid
• 2026-01-28 Listed $74,800 MRED as Distributed by MLS Grid

Property tax history

+2.1%/yr

Latest (2023): $2,833 · +603.6% YoY. Source: county tax records.