12737 Honore St · Blue Island, IL 60406

$120,000

3 bd · 1.0 ba · 1,138 sqft · SingleFamily public records · 12 Days on market

Built 1999 4,791 sqft lot Est $174k · 31% 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 +25.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.3/10.0
• 1% rule +8.1/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Fantastic opportunity in this spacious ranch located in a popular Blue Island neighborhood! Main floor offers large living room, kitchen with dinette, 3 bedrooms and full bathroom. The unfinished basement provides ample storage, bathroom, laundry , utility area and potential for future customization. Front porch, nice size yard and 2 car garage. Convenient location close to schools, parks, shopping, train and just minutes away from expressway for an easy downtown commute. Sold as is.

Key facts

• Unfinished basement
• Front porch
• Kitchen with dinette

Tags

• SPACIOUS RANCH
• LARGE LIVING ROOM
• KITCHEN WITH DINETTE
• UNFINISHED BASEMENT
• AMPLE STORAGE
• FRONT PORCH

Property features AI

Finance

• Other: Property living area source: assessor; Parcel number available
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage with 2 garage spaces (2 parking spaces total)
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; One-story; Fee simple ownership
• Construction: Frame construction; Built approximately 26–30 years ago; Not rebuilt or rehabilitated; Built after 1978
• Exterior features: Lot dimensions approximately 37 x 123; Lot smaller than 0.25 acre

Interior

• Kitchen: Kitchen on the main level, approximately 15 x 11
• Bedrooms: Three bedrooms (all on the main level); Master bedroom on the main level, approximately 13 x 12; Second bedroom on the main level, approximately 10 x 11; Third bedroom on the main level, approximately 11 x 13
• Bathrooms: Two full bathrooms; Basement contains a bathroom
• Heating & cooling: Natural gas heating
• Interior features: Unfinished full basement; Five total rooms
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $268 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Cap rate 9.0% vs local median 6.6% in Blue Island — 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 77/100 on livability (#159 in IL, #2,964 nationally) — 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: 44 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $68k; list at $120k implies a 76% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price.

Recommended offer $120,000

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.31% ✓
• Cap rate: 8.98%
• Cash-on-cash: 9.58%
• DSCR: 1.43
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $174,114
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12731 Division St	0.19mi	3/1.0	1,116 (-2%)	3mo	$237,000	$212	86
12815 Lincoln St	0.10mi	3/1.0	1,271 (+12%)	1mo	$150,000	$118	75
13059 Honore St	0.41mi	3/2.0	1,110 (-2%)	1mo	$170,000	$153	72
12816 S Laflin St	0.42mi	3/1.0	1,200 (+5%)	2mo	$135,000	$113	70
12732 S Laflin St	0.41mi	3/2.0	1,120 (-2%)	7mo	$151,000	$135	68
12726 S Justine St	0.35mi	3/1.5	1,224 (+8%)	2mo	$165,000	$135	67
12613 S Marshfield Ave	0.30mi	3/1.0	1,008 (-11%)	3mo	$120,000	$119	65
12427 S Ada St	0.73mi	3/1.5	1,152 (+1%)	0mo	$215,000	$187	61
12806 S Laflin St	0.42mi	4/2.0 (+1)	1,200 (+5%)	1mo	$279,000	$233	61
12620 Irving Ave	0.54mi	3/2.0	1,067 (-6%)	5mo	$175,000	$164	56
12334 S Loomis St	0.74mi	3/2.0	1,173 (+3%)	1mo	$136,000	$116	56
12411 S Lincoln St	0.43mi	4/1.5 (+1)	1,295 (+14%)	6mo	$232,000	$179	45

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -1.8%
• Equity multiple: 0.93×
• Total profit: $-2,239
• Equity at exit: $17,892

10-year hold

• IRR: 8.0%
• Equity multiple: 1.61×
• Total profit: $20,523
• Equity at exit: $10,375

Cash invested: $33,600 (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 60406

• Home prices YoY: -26.8%
• Active inventory: 44
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,576 high
• Mortgage (P&I): −$629
• Tax from tax record: −$297 /mo · $3,565/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $268

Break-even live

Break-even rent $1,236

Max offer price $120,000

Occupancy floor 78%

Sensitivity live

Price	-10% $336	-5% $302	+0% $268	+5% $234	+10% $200
Rent	-10% $144	-5% $206	+0% $268	+5% $331	+10% $393
Rate	-1.0pp $329	-0.5pp $299	base $268	+0.5pp $237	+1.0pp $206

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13034 Honore St Unit 1 Blue Island, IL	2.0	1.0	700	$1,350	$1.93	13d	1	0.39mi
1908 Vermont St Unit 1916-4 Blue Island, IL	2.0	1.0	800	$1,395	$1.74	0d	1	0.40mi
1923 Vermont St Blue Island, IL	2.0	1.0	1087	$1,550	$1.43	25d	1	0.42mi
2130 122nd St Blue Island, IL	2.0	1.0	558	$1,450	$2.60	0d	1	0.79mi
2336 122nd St Unit 2 Blue Island, IL	3.0	1.0	1340	$1,900	$1.42	21d	1	0.94mi
2053 135th Pl Blue Island, IL	2.0	1.0	800	$1,250	$1.56	22d	1	0.98mi
2053 135th Pl Blue Island, IL	2.0	1.0	800	$1,250	$1.56	9d	1	0.98mi
12710 Elm St Unit 2B Blue Island, IL	3.0	2.0	900	$1,850	$2.06	0d	1	1.01mi
2119 135th Pl Blue Island, IL	2.0	1.0	900	$1,250	$1.39	5d	1	1.01mi
2119 135th Pl Unit 4 Blue Island, IL	2.0	1.0	900	$1,250	$1.39	9d	1	1.01mi
13308 Old Western Ave Unit 2 Blue Island, IL	3.0	1.5	1350	$2,200	$1.63	23d	1	1.06mi
13308 Old Western Ave Unit 2 Blue Island, IL	3.0	1.5	1350	$2,200	$1.63	12d	1	1.06mi
2640 Vermont St Unit 1 Blue Island, IL	3.0	1.5	1500	$2,200	$1.47	0d	1	1.10mi
12827 S Morgan St Unit 1546010P Chicago, IL	4.0	2.0	1022	$4,677	$4.58	13d	1	1.10mi
13443 Greenwood Ave Unit 2E Blue Island, IL	2.0	1.0	1200	$1,550	$1.29	0d	1	1.22mi
843 W 123rd St Unit T2 Calumet Park, IL	2.0	1.0	750	$1,400	$1.87	14d	1	1.35mi
843 W 123rd St Unit V5 Calumet Park, IL	2.0	1.0	900	$1,500	$1.67	14d	1	1.35mi

Listing history 8 events

1. 2026-06-21
   days on market $120,000 Active 12 DOM
2. 2026-06-18
   days on market $120,000 Active 9 DOM
3. 2026-06-17
   days on market $120,000 Active 8 DOM
4. 2026-06-16
   days on market $120,000 Active 7 DOM
5. 2026-06-15
   days on market $120,000 Active 6 DOM
6. 2026-06-13
   days on market $120,000 Active 4 DOM
7. 2026-06-10
   remarks 488-char remark
8. 2026-06-10
   listed $120,000 Active 1 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: $3,565 · $297/mo
• Projected year-2 tax: $3,565 · $297/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 ≥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: $18,908
• − Mortgage interest: −$6,722
• − Property taxes: −$3,565
• − Insurance: −$600
• − Repairs & maintenance: −$1,513
• − Management: −$1,513
• − Depreciation: −$3,491
• Taxable income: $1,504
• Est. tax owed @ 24.0%: −$361
• After-tax cash flow: $2,859/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 — Blue Island

• Score: 77/100
• State rank: #159
• US rank: #2964

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Blue Island, IL
• City population: 24,887
• Population (ZIP): 24,887

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: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: Hispanic / Latino 44% Black 34% White 19% Two or more races 8%
• Hispanic origin (detail): Mexican 39%
• Common ancestry: Romanian 2% English 1% Iranian 1%
• Foreign-born: 19% · Canada
• Languages at home: 65% English-only · Spanish 33% Other Indo-European 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: ▼ -94.77%
• Current HPI: 259.492
• 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

+141.4% since first listed

5 events — show timeline

• 2026-06-09 Listed $120,000 MRED as Distributed by MLS Grid
• 1995-03-13 Sold (Public Records) $68,000 Public Records
• 1988-10-13 Sold (Public Records) $49,700 Public Records
• 1978-02-22 Sold (Public Records) $35,000 Public Records
• 1938-10-13 Sold (Public Records) $49,700 Public Records

Property tax history

+1.2%/yr

Latest (2023): $3,565 · +70.5% YoY. Source: county tax records.