14808 Turlington Ave · Harvey, IL 60426

$30,900

2 bd · 1.0 ba · 768 sqft · SingleFamily public records · 18 Days on market

Built 1915 4,209 sqft lot ↓ 12% since listing

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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 +15.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0

Listing remarks

This two bedroom, one bath home with a full basement offers a prime opportunity for buyers looking to create their dream space from the ground up. With 768 square feet of living space, this property is a blank canvas ready for transformation. Bring your ideas and unlock the possibilities. Make your offer today! This is a Fannie Mae HomePath property

Key facts

• 4,209 sq ft lot
• Built 1915
• Listed 18 days

Property features AI

Finance

• Other: Property assessed living area source: assessor; Directions: Sibley Blvd (147th St) E or W to Turlington Ave, then south to property
• HOA & community: No master association fee required

Exterior

• Utilities: Public water; Public sewer
• Home design: Detached single-family home; Single-story; Fee simple ownership; Property is over 100 years old; Built before 1978
• Construction: Vinyl siding exterior
• Exterior features: Lot dimensions approximately 23 x 183

Interior

• Kitchen: Kitchen on main level (approximately 10 x 10)
• Bedrooms: Master bedroom on main level (approximately 11 x 10); Second bedroom on main level (approximately 10 x 10); Additional rooms labeled as Bedroom 3 and Bedroom 4
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas forced-air heating
• Interior features: 4 total rooms; Basement is unfinished with partial and daylight exposure
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $31k.

Deal economics

• At list price, monthly cash flow is $795 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $31k).
• Recommended offer: $30k (1.5% below list) — sets the bar for market timing.
• Cap rate 37.2% 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; 2 comparable units currently listed for rent nearby; 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($214 loan paydown + $3k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $9k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($30k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $30,436 (1.5% below list)

Questions for the listing agent

1. Built in 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 4.28% ✓
• Cap rate: 37.17%
• Cash-on-cash: 110.28%
• DSCR: 5.91
• GRM: 1.9

CMA / ARV

• ARV (on-the-fly): $94,464
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14726 Madison Ave	0.51mi	2/1.0	760 (-1%)	1mo	$35,000	$46	74
296 E 149th St	0.51mi	3/1.0 (+1)	772 (+0%)	4mo	$93,000	$120	67
14732 Loomis Ave	0.18mi	3/2.0 (+1)	712 (-7%)	17mo	$155,000	$218	56
14632 Halsted St	0.24mi	2/1.0	672 (-12%)	18mo	$40,500	$60	53
282 E 149th St	0.47mi	3/1.0 (+1)	813 (+6%)	13mo	$100,000	$123	52
319 E 148th St	0.54mi	2/1.0	724 (-6%)	15mo	$115,000	$159	52
15116 S Ashland Ave	0.58mi	3/1.0 (+1)	815 (+6%)	21mo	$120,000	$147	40
14904 Marshfield Ave	0.50mi	3/2.0 (+1)	850 (+11%)	13mo	$90,000	$106	39

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: —
• Equity multiple: 8.80×
• Total profit: $67,512
• Equity at exit: $27,837

10-year hold

• IRR: —
• Equity multiple: 19.39×
• Total profit: $159,071
• Equity at exit: $60,032

Cash invested: $8,652 (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: 1.9×

Monthly cashflow live

• Estimated rent: $1,321 medium
• Mortgage (P&I): −$162
• Tax from tax record: −$74 /mo · $886/yr
• Insurance: −$13
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $795

Break-even live

Break-even rent $315

Max offer price $30,900

Occupancy floor 35%

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: $7,725
• Closing costs: $927
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14629 Hoyne Ave Dixmoor, IL	3.0	1.0	920	$1,495	$1.62	24d	1	1.05mi
455 W 144th St Unit 2W Riverdale, IL	1.0	1.0	750	$1,150	$1.53	4d	1	1.21mi

Listing history 13 events

1. 2026-05-18
   status Pending
2. 2026-05-11
   status Active
3. 2026-04-27
   status Pending
4. 2026-04-16
   listed $30,900 Active
5. 2025-07-18
   historical Contingent - Continue to Show
6. 2025-07-17
   historical
7. 2025-06-24
   status Active
8. 2025-06-24
   price
9. 2025-01-24
   status Pending
10. 2025-01-24
    price
11. 2025-01-16
    price
12. 2025-01-07
    listed Active
13. 1996-05-01
    soldstatus $35,000

ⓘ 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: $886 · $74/mo
• Projected year-2 tax: $886 · $74/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 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $15,856
• − Mortgage interest: −$1,731
• − Property taxes: −$886
• − Insurance: −$154
• − Repairs & maintenance: −$1,268
• − Management: −$1,268
• − Depreciation: −$899
• Taxable income: $9,649
• Est. tax owed @ 24.0%: −$2,316
• After-tax cash flow: $7,226/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 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

-11.7% since first listed

13 events — show timeline

• 2026-05-18 Pending — MRED as Distributed by MLS Grid
• 2026-05-11 Relisted — MRED as Distributed by MLS Grid
• 2026-04-27 Pending — MRED as Distributed by MLS Grid
• 2026-04-16 Listed $30,900 MRED as Distributed by MLS Grid
• 2025-07-18 Contingent — MRED as Distributed by MLS Grid
• 2025-07-17 Listing Removed — MRED as Distributed by MLS Grid
• 2025-06-24 Relisted — MRED as Distributed by MLS Grid
• 2025-06-24 Price Changed — MRED as Distributed by MLS Grid
• 2025-01-24 Pending — MRED as Distributed by MLS Grid
• 2025-01-24 Price Changed — MRED as Distributed by MLS Grid
• 2025-01-16 Price Changed — MRED as Distributed by MLS Grid
• 2025-01-07 Listed — MRED as Distributed by MLS Grid
• 1996-05-01 Sold (Public Records) $35,000 Public Records

Property tax history

+0.8%/yr

Latest (2023): $886 · -13.7% YoY. Source: county tax records.