15213 Turlington Ave · Harvey, IL 60426

$69,000

4 bd · 1.0 ba · 1,084 sqft · SingleFamily · 1 Days on market

Built 1892 Poor condition Est $126k · 45% 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 +15.0/15.0
• 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 +1.5/5.0
• Schools +0.7/10.0

Listing remarks

Investor Opportunity in Harvey! This 4-bedroom home offers approximately 1,084 sq ft of living space and sits on a generously sized lot, presenting a prime opportunity for your next fix-and-flip or long-term rental project. The property features a functional layout with 2 bedrooms on main and 2 bedrooms on 2nd level, unfinished basement for storage, furnace replaced 2020 and on-site parking. Renovate and resell or build cash flow, this property offers solid bones and a strong upside in a market where comparable homes are seeing significant value after rehab. Conveniently located near schools, transportation, and local amenities, this is a great addition to any investor's portfolio. Property

Key facts

• Generously sized lot
• Unfinished basement
• On-site parking

Tags

• GENEROUSLY SIZED LOT
• FUNCTIONAL LAYOUT
• UNFINISHED BASEMENT
• ON-SITE PARKING

Property features AI

Finance

• Other: Parcel number 29171110400000
• Financial info: Special service area: No
• HOA & community: No master association fee required

Exterior

• Utilities: Water source: Lake Michigan; Public sewer
• Home design: Detached single-family home; Two stories; Fee simple ownership; Built over 100 years ago; Property not currently leased
• Construction: Vinyl siding; Asphalt roof; Concrete perimeter foundation; Built prior to 1978
• Exterior features: Lot smaller than 0.25 acre; Lot dimensions: 6450 (units as provided)

Interior

• Kitchen: Kitchen with eating area/table space
• Bedrooms: Four bedrooms total; Master bedroom located on the second level (14 x 14); Second-level bedroom (11 x 12); Two main-level bedrooms (11 x 12 and 8 x 15)
• Flooring: Vinyl flooring in multiple rooms (living room, dining room, kitchen, several bedrooms)
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas forced-air heating
• Interior features: Seven total rooms; Unfinished partial basement; Separate dining room
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $69k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $811 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $69k).
• Cap rate 23.0% 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+, schools F, crime F.
• Thornton Twp Hsd 205 (suburban): math 7% / reading 8% proficiency, ranked #594 of 620 in IL (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 134 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $7k of equity ($477 loan paydown + $7k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo; built in 1892 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AH (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $69,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1892 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 2.64% ✓
• Cap rate: 23.05%
• Cash-on-cash: 59.84%
• DSCR: 3.66
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $125,744
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
70 E 150th St	0.35mi	3/1.0 (-1)	1,066 (-2%)	3mo	$61,500	$58	74
14931 Center Ave	0.34mi	4/2.0	1,071 (-1%)	12mo	$100,000	$93	68
15032 Marshfield Ave	0.55mi	3/1.0 (-1)	1,081 (-0%)	4mo	$75,000	$69	66
15028 Lexington Ave	0.24mi	3/1.5 (-1)	1,100 (+2%)	16mo	$46,100	$42	66
240 E 148th St	0.60mi	3/1.5 (-1)	1,080 (-0%)	4mo	$190,000	$176	61
14622 Peoria Ave	0.75mi	4/1.0	1,100 (+2%)	15mo	$175,000	$159	50
14624 Peoria St	0.74mi	4/1.0	1,152 (+6%)	10mo	$107,500	$93	46
14817 Lexington Ave	0.50mi	3/1.0 (-1)	946 (-13%)	5mo	$110,000	$116	46
28 E 157th St	0.71mi	5/3.0 (+1)	1,181 (+9%)	3mo	$229,000	$194	37
14911 Page Ave	0.72mi	3/1.5 (-1)	923 (-15%)	2mo	$110,000	$119	34
14622 Vincennes Rd	0.74mi	3/1.0 (-1)	1,235 (+14%)	7mo	$120,000	$97	32
14827 Marshfield Ave	0.67mi	3/1.5 (-1)	923 (-15%)	10mo	$120,000	$130	28

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: 64.0%
• Equity multiple: 5.63×
• Total profit: $89,380
• Equity at exit: $62,161

10-year hold

• IRR: 57.6%
• Equity multiple: 12.53×
• Total profit: $222,809
• Equity at exit: $134,052

Cash invested: $19,320 (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: 134
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,823 medium
• Mortgage (P&I): −$362
• Tax est. 1.5%: −$86 /mo · $1,035/yr
• Insurance: −$29
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $811

Break-even live

Break-even rent $796

Max offer price $69,000

Occupancy floor 50%

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16048 Halsted St Unit 2 Harvey, IL	3.0	1.0	1091	$1,650	$1.51	24d	1	1.22mi
16125 Marshfield Ave Markham, IL	3.0	1.0	1043	$2,400	$2.30	1d	1	1.22mi
14802 Cooper Ave Harvey, IL	3.0	1.5	1200	$1,700	$1.42	24d	1	1.24mi
14629 Hoyne Ave Dixmoor, IL	3.0	1.0	920	$1,495	$1.62	24d	1	1.25mi

Listing history 8 events

1. 2026-06-18
   pricedays on marketlisting id $69,000 Active 1 DOM
2. 2026-06-18
   days on market $75,000 Active 7 DOM
3. 2026-06-17
   days on market $75,000 Active 6 DOM
4. 2026-06-16
   days on market $75,000 Active 5 DOM
5. 2026-06-15
   days on market $75,000 Active 4 DOM
6. 2026-06-13
   days on market $75,000 Active 2 DOM
7. 2026-06-13
   remarks 699-char remark
8. 2026-06-13
   listed $75,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone AH · 72% 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 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,878
• − Mortgage interest: −$3,865
• − Property taxes: −$1,035
• − Insurance: −$2,170
• − Repairs & maintenance: −$1,750
• − Management: −$1,750
• − Depreciation: −$2,007
• Taxable income: $9,301
• Est. tax owed @ 24.0%: −$2,232
• After-tax cash flow: $7,505/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.

Condition & rehab AI · 13 photos

Poor 30/100 Extensive rehab

This property requires extensive renovations, including structural repairs and updates to the kitchen and bathrooms. Fresh paint and new appliances would significantly enhance its resale and rental value.

Repairs flagged

• Major Exposed subfloor — Structural damage
• Major Missing cabinets — Functional impairment
• Major Missing fixtures — Functional impairment
• Major Missing windows — Structural integrity

Value-add opportunities

• Resale Paint — Fresh paint enhances curb appeal
• Rental Refrigerator — Appliance adds to rental value
• Both Cabinets — Functional and aesthetic improvement
• Both Fixtures — Functional and aesthetic improvement
• Both Windows — Structural integrity and aesthetic improvement

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exposed subfloor · Structural damage	Major	$15,000–50,000
Missing cabinets · Functional impairment	Major	$15,000–50,000
Missing fixtures · Functional impairment	Major	$15,000–50,000
Missing windows · Structural integrity	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Resale Paint — Fresh paint enhances curb appeal ↑
• Rental Refrigerator — Appliance adds to rental value ↑
• Both Cabinets — Functional and aesthetic improvement ↑
• Both Fixtures — Functional and aesthetic improvement ↑
• Both Windows — Structural integrity and aesthetic improvement ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Thornton Twp Hsd 205
• NCES district ID: 1738970
• Math proficiency: 7% ▬ 0.00%
• Reading proficiency: 8% ▼ -2.00%
• Median HH income: $43,392
• Composite: 6.92/100
• National rank: #9976
• State rank: #594 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

1 event — show timeline

• 2026-06-11 Listed $75,000 MRED as Distributed by MLS Grid