132 Mason St · Calumet City, IL 60409

$150,000

3 bd · 1.0 ba · 1,176 sqft · SingleFamily public records · 53 Days on market

Built 1929 Est $174k · 14% under

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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 +17.8/30.0
• ARV discount +13.7/15.0
• 1% rule +5.9/10.0
• DSCR +5.6/10.0
• 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

Exciting opportunity! This well-maintained frame Ranch offers 2 bedrooms, 1 full bath and full basement that can be finished for added living space. Conveniently located near shopping and transportation, this home is ideal for a first-time buyer ready to transform it into a fabulous living space or an investor looking to add to their rental portfolio.

Key facts

• Near shopping
• Full basement
• Conveniently located

Tags

• FULL BASEMENT
• CONVENIENTLY LOCATED
• NEAR SHOPPING
• NEAR TRANSPORTATION

Property features AI

Finance

• Other: Age estimated at 91–100 years
• HOA & community: No master association fee required

Exterior

• Utilities: Public water; Public sewer
• Home design: Detached single-family home; One-story layout; Fee simple ownership; Built before 1978
• Construction: Frame construction
• Exterior features: Lot smaller than 0.25 acre; Lot dimensions: 0.11 (unit not specified)

Interior

• Kitchen: Kitchen (main level) — 11 x 10
• Bedrooms: Master bedroom (main level) — 13 x 12; Bedroom — 12 x 10; Additional bedrooms (counts toward total: 2)
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas forced air heating
• Interior features: 5 total rooms; Unfinished full basement
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $122 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $146k (3.0% below list) — sets the bar for market timing.

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); 196 active listings in the ZIP; 12 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).
• This rent runs 35% 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 $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 16y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $91k; list at $150k implies a 65% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $145,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 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 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. 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. 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: 1.09% ✓
• Cap rate: 7.27%
• Cash-on-cash: 3.49%
• DSCR: 1.16
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $174,048
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7 Highland St	0.31mi	3/2.0	1,163 (-1%)	3mo	$172,500	$148	77
211 Waltham St	0.17mi	3/2.0	1,101 (-6%)	1mo	$150,000	$136	77
301 Warren St	0.19mi	3/2.0	1,270 (+8%)	2mo	$211,000	$166	72
212 Ruth St	0.11mi	3/2.0	1,305 (+11%)	1mo	$216,000	$166	72
303 W 153rd Pl	0.60mi	3/1.0	1,188 (+1%)	1mo	$65,000	$55	69
423 157th St	0.40mi	4/1.5 (+1)	1,212 (+3%)	1mo	$25,000	$21	68
518 156th Pl	0.53mi	3/2.0	1,165 (-1%)	3mo	$167,000	$143	67
243 Waltham St	0.21mi	3/1.0	1,032 (-12%)	3mo	$200,000	$194	67
866 Greenbay Ave	0.64mi	3/2.0	1,163 (-1%)	3mo	$200,000	$172	62
503 Webb St	0.45mi	2/1.0 (-1)	1,093 (-7%)	1mo	$20,000	$18	61
5259 State Line Ave	0.67mi	3/1.0	1,260 (+7%)	1mo	$77,000	$61	56
302 153rd St	0.69mi	3/1.0	1,016 (-14%)	2mo	$175,000	$172	44

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: -6.8%
• Equity multiple: 0.74×
• Total profit: $-11,025
• Equity at exit: $22,365

10-year hold

• IRR: 6.7%
• Equity multiple: 1.58×
• Total profit: $24,468
• Equity at exit: $12,969

Cash invested: $42,000 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,638 high
• Mortgage (P&I): −$787
• Tax from tax record: −$323 /mo · $3,871/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $122

Break-even live

Break-even rent $1,483

Max offer price $150,000

Occupancy floor 88%

Sensitivity live

Price	-10% $207	-5% $165	+0% $122	+5% $80	+10% $37
Rent	-10% $-7	-5% $58	+0% $122	+5% $187	+10% $252
Rate	-1.0pp $198	-0.5pp $160	base $122	+0.5pp $83	+1.0pp $44

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
115 157th St Unit 3 Calumet City, IL	3.0	1.0	800	$1,350	$1.69	26d	1	0.15mi
3 Ruth St Hammond, IN	2.0	1.0	900	$1,250	$1.39	26d	1	0.22mi
5 Ruth St Unit 2W Hammond, IN	2.0	1.0	900	$1,250	$1.39	14d	1	0.22mi
34 Elizabeth St Calumet City, IL	3.0	1.0	1246	$2,400	$1.93	0d	1	0.22mi
3 Waltham St Hammond, IN	3.0	1.0	1200	$1,095	$0.91	26d	1	0.24mi
323 Memorial Dr Unit 2 Calumet City, IL	2.0	1.0	1000	$1,600	$1.60	26d	1	0.79mi
407 Kenwood St Hammond, IN	2.0	1.0	920	$1,495	$1.62	18d	1	0.82mi
407 Kenwood St Hammond, IN	2.0	1.0	920	$1,495	$1.62	26d	1	0.82mi
1338 Wentworth Ave Unit 1338 Calumet City, IL	2.0	1.0	800	$1,430	$1.79	26d	1	0.84mi
1312 Gordon Ave Calumet City, IL	2.0	1.0	1134	$1,600	$1.41	8d	1	0.85mi
634 Sibley Blvd Calumet City, IL	1.0–2.0	1.0	710	$1,450	$2.04	6d	2	1.07mi
1539 Wentworth Ave Unit 3W Calumet City, IL	3.0	1.0	1100	$1,700	$1.55	13d	1	1.33mi

Listing history 28 events

1. 2026-06-21
   days on market $150,000 Active 53 DOM
2. 2026-06-18
   days on market $150,000 Active 50 DOM
3. 2026-06-17
   days on market $150,000 Active 49 DOM
4. 2026-06-16
   days on market $150,000 Active 48 DOM
5. 2026-06-15
   price $150,000 Active 47 DOM
6. 2026-06-15
   days on market $160,000 Active 47 DOM
7. 2026-06-13
   days on market $160,000 Active 45 DOM
8. 2026-06-09
   days on market $160,000 Active 41 DOM
9. 2026-06-08
   days on market $160,000 Active 40 DOM
10. 2026-06-07
    days on market $160,000 Active 39 DOM
11. 2026-06-04
    days on market $160,000 Active 36 DOM
12. 2026-06-03
    days on market $160,000 Active 35 DOM
13. 2026-06-02
    days on market $160,000 Active 34 DOM
14. 2026-06-01
    days on market $160,000 Active 33 DOM
15. 2026-05-31
    days on market $160,000 Active 32 DOM
16. 2026-04-29
    listed $160,000 Active
17. 2025-10-14
    historical
18. 2025-09-29
    price
19. 2025-02-06
    listed Active
20. 2022-12-12
    historical
21. 2022-11-30
    historical
22. 2022-11-15
    price
23. 2022-10-29
    listed Active
24. 2022-07-19
    soldstatus $91,000
25. 2010-10-08
    soldstatus $24,500 Closed Sale
26. 2010-09-07
    status Pending
27. 2010-08-27
    listed $21,000 New
28. 2006-12-29
    soldstatus $140,000

ⓘ 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: $3,871 · $323/mo
• Projected year-2 tax: $3,871 · $323/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 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: $19,655
• − Mortgage interest: −$8,402
• − Property taxes: −$3,871
• − Insurance: −$750
• − Repairs & maintenance: −$1,572
• − Management: −$1,572
• − Depreciation: −$4,364
• Taxable loss: −$877
• Est. tax savings @ 24.0%: +$211
• After-tax cash flow: $1,677/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

+14.3% since first listed

13 events — show timeline

• 2026-04-29 Listed $160,000 MRED as Distributed by MLS Grid
• 2025-10-14 Listing Removed — MRED as Distributed by MLS Grid
• 2025-09-29 Price Changed — MRED as Distributed by MLS Grid
• 2025-02-06 Listed — MRED as Distributed by MLS Grid
• 2022-12-12 Rental Removed — RENT.
• 2022-11-30 Listing Removed — MRED as Distributed by MLS Grid
• 2022-11-15 Price Changed — MRED as Distributed by MLS Grid
• 2022-10-29 Listed — MRED as Distributed by MLS Grid
• 2022-07-19 Sold (Public Records) $91,000 Public Records
• 2010-10-08 Sold (MLS) $24,500 MRED as Distributed by MLS Grid
• 2010-09-07 Pending — MRED as Distributed by MLS Grid
• 2010-08-27 Listed $21,000 MRED as Distributed by MLS Grid
• 2006-12-29 Sold (Public Records) $140,000 Public Records

Property tax history

+1.6%/yr

Latest (2023): $3,871 · -19.4% YoY. Source: county tax records.