12409 S Green St · Calumet Park, IL 60827

$175,000

7 bd · 2.0 ba · 3,278 sqft · MultiFamily public records · 140 Days on market

Built 1924 9,375 sqft lot Est $305k · 43% under

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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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.5/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Multi-family units

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

Listing remarks MLS

An investor's dream opportunity! Spacious 2-unit property situated on an oversized lot with 2 PINs. Renovations have been started-perfect for a buyer looking to step in and complete the project. A must-see investment!

Key facts

• 2 unit property
• Oversized lot
• Renovations started

Tags

• 2 UNIT PROPERTY
• OVERSIZED LOT
• RENOVATIONS STARTED

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $175k.

Deal economics

• At list price, monthly cash flow is $2k ($29k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $175k).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.
• Cap rate 23.0% vs local median 6.7% in Calumet Park — 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 72/100 on livability (#308 in IL) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: employment C-, schools F, crime F.
• Chsd 218 (suburban): math 14% / reading 20% proficiency, ranked #454 of 620 in IL (top 73%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+7.8%/yr); 76 active listings in the ZIP; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).
• At $4,624/mo this rent would consume 149% of the median local household income ($37k/yr) (locally 1868% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 7.8% rent growth), your $49k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 140 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 20y 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 $140k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $154,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 140 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 1924 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 2.64% ✓
• Cap rate: 23.05%
• Cash-on-cash: 59.84%
• DSCR: 3.66
• GRM: 3.2

CMA / ARV

• ARV (median comp): $304,864
• List price: $175,000
• Delta: -42.60%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 7.82% rent growth · sell at horizon

5-year hold

• IRR: 64.0%
• Equity multiple: 4.08×
• Total profit: $150,860
• Equity at exit: $26,093

10-year hold

• IRR: 70.0%
• Equity multiple: 9.95×
• Total profit: $438,673
• Equity at exit: $15,131

Cash invested: $49,000 (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 60827

• Home prices YoY: -31.8%
• Rents YoY: 7.8%
• Active inventory: 76
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $4,624 high
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$971
• Net cashflow: $2,444

Break-even live

Break-even rent $1,531

Max offer price $175,000

Occupancy floor 42%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$4,624
Total (2 units)			$4,624

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11444 S Carpenter St Chicago, IL	7.0	2.0	2300	$4,500	$1.96	18d	1	1.24mi

Listing history 50 events

1. 2026-06-18
   days on market $175,000 Active 140 DOM
2. 2026-06-17
   days on market $175,000 Active 139 DOM
3. 2026-06-16
   days on market $175,000 Active 138 DOM
4. 2026-06-15
   days on market $175,000 Active 137 DOM
5. 2026-06-13
   days on market $175,000 Active 135 DOM
6. 2026-06-09
   days on market $175,000 Active 131 DOM
7. 2026-06-08
   days on market $175,000 Active 130 DOM
8. 2026-06-07
   days on market $175,000 Active 129 DOM
9. 2026-06-04
   days on market $175,000 Active 126 DOM
10. 2026-06-03
    days on market $175,000 Active 125 DOM
11. 2026-06-02
    days on market $175,000 Active 124 DOM
12. 2026-06-01
    days on market $175,000 Active 123 DOM
13. 2026-05-31
    days on market $175,000 Active 122 DOM
14. 2026-01-29
    listed $175,000 Active 217-char remark

    Show marketing remark (217 chars)

    An investor's dream opportunity! Spacious 2-unit property situated on an oversized lot with 2 PINs. Renovations have been started-perfect for a buyer looking to step in and complete the project. A must-see investment!

15. 2021-01-25
    soldstatus $140,000
16. 2020-12-17
    soldstatus $127,500 Closed Sale 890-char remark

    Show marketing remark (890 chars)

    Both tenants paying rent. Opportunity to duplex up to partially finished attic for large master bedroom suite. Opportunity to add air conditioning to existing forced air furnaces for both units. First floor recently updated and the whole building was updated as of 2008. Tenants pay heat, electric and gas and they each have their own laundry hookup in the full basement attached to their own utilities. Hardwood floors and large kitchens accompany 3 bedrooms on the first floor. 2 bay window and 3 bedrooms with a large eat in kitchen on the second floor. Tear off roof in 2018 so you won't need to worry about that until 2038. Electric is on breaker boxes. Both the wide building lot and double side lot are fenced together. Taxes are being contested. Everything is ready for the new investor to start collecting rent or make some easy upgrades to increase rent once the contracts expire.

17. 2020-09-09
    status Contingent (Do Not Show) 890-char remark

    Show marketing remark (890 chars)

    Both tenants paying rent. Opportunity to duplex up to partially finished attic for large master bedroom suite. Opportunity to add air conditioning to existing forced air furnaces for both units. First floor recently updated and the whole building was updated as of 2008. Tenants pay heat, electric and gas and they each have their own laundry hookup in the full basement attached to their own utilities. Hardwood floors and large kitchens accompany 3 bedrooms on the first floor. 2 bay window and 3 bedrooms with a large eat in kitchen on the second floor. Tear off roof in 2018 so you won't need to worry about that until 2038. Electric is on breaker boxes. Both the wide building lot and double side lot are fenced together. Taxes are being contested. Everything is ready for the new investor to start collecting rent or make some easy upgrades to increase rent once the contracts expire.

18. 2020-08-15
    listed $140,000 New 890-char remark

    Show marketing remark (890 chars)

    Both tenants paying rent. Opportunity to duplex up to partially finished attic for large master bedroom suite. Opportunity to add air conditioning to existing forced air furnaces for both units. First floor recently updated and the whole building was updated as of 2008. Tenants pay heat, electric and gas and they each have their own laundry hookup in the full basement attached to their own utilities. Hardwood floors and large kitchens accompany 3 bedrooms on the first floor. 2 bay window and 3 bedrooms with a large eat in kitchen on the second floor. Tear off roof in 2018 so you won't need to worry about that until 2038. Electric is on breaker boxes. Both the wide building lot and double side lot are fenced together. Taxes are being contested. Everything is ready for the new investor to start collecting rent or make some easy upgrades to increase rent once the contracts expire.

19. 2020-07-01
    soldstatus $127,500
20. 2020-05-28
    soldstatus $127,500 Closed Sale
21. 2020-05-20
    status Pending
22. 2020-05-16
    status Contingent
23. 2020-04-17
    price $139,900
24. 2020-04-03
    price $144,900
25. 2020-03-24
    price $147,500
26. 2020-03-13
    price $149,900
27. 2020-03-13
    status Reactivated
28. 2020-02-12
    status Pending
29. 2020-01-30
    historical Contingent
30. 2020-01-26
    price $147,900
31. 2019-11-28
    price $148,500
32. 2019-11-20
    price $149,900
33. 2019-11-19
    status Reactivated
34. 2019-11-12
    historical Contingent
35. 2019-11-09
    price $159,900
36. 2019-10-19
    listed $148,500 New
37. 2019-10-19
    historical
38. 2019-10-03
    price
39. 2019-09-19
    price
40. 2019-09-09
    price
41. 2019-09-01
    price
42. 2019-08-26
    status Reactivated
43. 2019-08-21
    historical Contingent
44. 2019-08-13
    listed New
45. 2009-08-11
    price Cancelled
46. 2009-08-11
    historical
47. 2009-07-15
    price Price Change
48. 2009-07-12
    status Active
49. 2009-07-12
    historical
50. 2009-07-01
    listed New

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $55,488
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$4,439
• − Management: −$4,439
• − Depreciation: −$5,091
• Taxable income: $28,216
• Est. tax owed @ 24.0%: −$6,772
• After-tax cash flow: $22,551/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: Chsd 218
• NCES district ID: 1706540
• Math proficiency: 14% ▼ -4.00%
• Reading proficiency: 20% ▼ -1.00%
• Median HH income: $57,166
• Composite: 16.09/100
• National rank: #9235
• State rank: #454 of 620 in IL

Livability — Calumet Park

• Score: 72/100
• State rank: #308
• US rank: #6048

Category grades

Amenities C+ Commute A+ Cost of living A+ Crime F Employment C- Housing A+ Health & safety C+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Calumet Park, IL
• County: Cook County · 4,486,803 people
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 24,713
• Household income: $37,217
• Rent vs Own: 59.8% rent · 40.2% own
• Severe rent burden: 1868.0

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 (88%)
• Race & ethnicity: Black 88% Two or more races 5% Hispanic / Latino 5% White 2%
• Common ancestry: Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -76.39%
• Current HPI: 163.7725
• Rent YoY: ▲ 7.82%
• 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

+75.2% since first listed

40 events — show timeline

• 2026-01-29 Listed $175,000 MRED as Distributed by MLS Grid
• 2021-01-25 Sold (Public Records) $140,000 Public Records
• 2020-12-17 Sold (MLS) $127,500 MRED as Distributed by MLS Grid
• 2020-09-09 Pending — MRED as Distributed by MLS Grid
• 2020-08-15 Listed $140,000 MRED as Distributed by MLS Grid
• 2020-07-01 Sold (Public Records) $127,500 Public Records
• 2020-05-28 Sold (MLS) $127,500 MRED as Distributed by MLS Grid
• 2020-05-20 Pending — MRED as Distributed by MLS Grid
• 2020-05-16 Pending — MRED as Distributed by MLS Grid
• 2020-04-17 Price Changed $139,900 MRED as Distributed by MLS Grid
• 2020-04-03 Price Changed $144,900 MRED as Distributed by MLS Grid
• 2020-03-24 Price Changed $147,500 MRED as Distributed by MLS Grid
• 2020-03-13 Price Changed $149,900 MRED as Distributed by MLS Grid
• 2020-03-13 Relisted — MRED as Distributed by MLS Grid
• 2020-02-12 Pending — MRED as Distributed by MLS Grid
• 2020-01-30 Contingent — MRED as Distributed by MLS Grid
• 2020-01-26 Price Changed $147,900 MRED as Distributed by MLS Grid
• 2019-11-28 Price Changed $148,500 MRED as Distributed by MLS Grid
• 2019-11-20 Price Changed $149,900 MRED as Distributed by MLS Grid
• 2019-11-19 Relisted — MRED as Distributed by MLS Grid
• 2019-11-12 Contingent — MRED as Distributed by MLS Grid
• 2019-11-09 Price Changed $159,900 MRED as Distributed by MLS Grid
• 2019-10-19 Listing Removed — MRED as Distributed by MLS Grid
• 2019-10-19 Listed $148,500 MRED as Distributed by MLS Grid
• 2019-10-03 Price Changed — MRED as Distributed by MLS Grid
• 2019-09-19 Price Changed — MRED as Distributed by MLS Grid
• 2019-09-09 Price Changed — MRED as Distributed by MLS Grid
• 2019-09-01 Price Changed — MRED as Distributed by MLS Grid
• 2019-08-26 Relisted — MRED as Distributed by MLS Grid
• 2019-08-21 Contingent — MRED as Distributed by MLS Grid
• 2019-08-13 Listed — MRED as Distributed by MLS Grid
• 2009-08-11 Listing Removed — MRED as Distributed by MLS Grid
• 2009-08-11 Price Changed — MRED as Distributed by MLS Grid
• 2009-07-15 Price Changed — MRED as Distributed by MLS Grid
• 2009-07-12 Relisted — MRED as Distributed by MLS Grid
• 2009-07-12 Listing Removed — MRED as Distributed by MLS Grid
• 2009-07-01 Listed — MRED as Distributed by MLS Grid
• 2008-02-01 Sold (MLS) $87,000 MRED as Distributed by MLS Grid
• 2007-10-18 Listing Removed — MRED as Distributed by MLS Grid
• 2006-12-15 Listed $99,900 MRED as Distributed by MLS Grid

Property tax history

+3.9%/yr

Latest (2023): $9,552 · +4.1% YoY. Source: county tax records.