916 Williams St · Calumet City, IL 60409

$150,000

4 bd · 2.5 ba · 2,536 sqft · SingleFamily public records · 15 Days on market

Built 1963 6,298 sqft lot Est $223k · 33% 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 +4.0/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Spacious and versatile 6-bedroom, 2.5-bath home offering over 2,500 square feet of living space in the heart of Calumet City. This two-story residence features a functional layout with generously sized bedrooms on both levels, providing flexibility for large households, multigenerational living, or work-from-home needs. The home includes a bright living area, dedicated dining space, main-level laundry hook up, central air conditioning, and a detached 2-car garage. Situated on a well-sized corner lot, the property offers ample outdoor space for entertaining and everyday enjoyment. Conveniently located near schools, parks, shopping, dining, and major transportation routes. Whether you're look

Key facts

• 6,298 sq ft lot
• 2 garage spots
• Built 1963

Property features AI

Finance

• Other: Fee simple ownership
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage with 2 garage spaces (2 total parking spaces)
• Utilities: Water from Lake Michigan and public supply; Public sewer and storm sewer; Electric service with fuses
• Home design: Detached single-family home; Two-story
• Construction: Aluminum siding and brick exterior; Built approximately 61–70 years ago; Originally built before 1978
• Exterior features: Lot dimensions approximately 50 x 125; Lot is less than 0.25 acre; Property currently leased

Interior

• Kitchen: Kitchen on main level
• Bedrooms: Six bedrooms (Master bedroom on second level; additional bedrooms on second and main levels)
• Bathrooms: Two full bathrooms and one half bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Nine total rooms; School bus service available
• Laundry & utility: Main-level laundry room (6 x 6)

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $803 ($10k/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: $148k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.7% vs local median 8.3% in Calumet City — 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 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-, crime D-, amenities F.
• 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.
• Zoned schools: Hoover Elem School (556 students, 0% FRL); Schrum Memorial School (math 24% / reading 24%, grade F, #332 of 665 statewide, top 55%, 277 students, 0% FRL); Thornton Fractnl No High School (math 6% / reading 10%, grade F, #587 of 693 statewide, top 85%, 1,383 students, 0% FRL).
• Market conditions: Rents rising fast (+6.2%/yr); 196 active listings in the ZIP; 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).
• At $2,328/mo this rent would consume 50% of the median local household income ($55k/yr) (locally 2415% 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 $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.2% rent growth), your $42k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 18 sale attempts since 8y 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 $105k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $147,750 (1.5% below list)

Questions for the listing agent

1. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
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: 1.55% ✓
• Cap rate: 12.71%
• Cash-on-cash: 22.93%
• DSCR: 2.02
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $223,168
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
956 Greenbay Ave	0.54mi	4/1.0	2,164 (-15%)	10mo	$190,000	$88	36

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: 19.4%
• Equity multiple: 1.82×
• Total profit: $34,510
• Equity at exit: $22,365

10-year hold

• IRR: 29.8%
• Equity multiple: 4.09×
• Total profit: $129,574
• 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: 5.4×

Monthly cashflow live

• Estimated rent: $2,328 medium
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$188 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$489
• Net cashflow: $803

Break-even live

Break-even rent $1,312

Max offer price $150,000

Occupancy floor 61%

Sensitivity live

Price	-10% $906	-5% $854	+0% $803	+5% $751	+10% $699
Rent	-10% $619	-5% $711	+0% $803	+5% $895	+10% $987
Rate	-1.0pp $878	-0.5pp $841	base $803	+0.5pp $764	+1.0pp $724

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: —

Listing history 50 events

1. 2026-06-21
   days on market $150,000 Active 15 DOM
2. 2026-06-18
   days on market $150,000 Active 12 DOM
3. 2026-06-17
   days on market $150,000 Active 11 DOM
4. 2026-06-16
   days on market $150,000 Active 10 DOM
5. 2026-06-15
   days on market $150,000 Active 9 DOM
6. 2026-06-13
   days on market $150,000 Active 7 DOM
7. 2026-06-09
   days on market $150,000 Active 3 DOM
8. 2026-06-08
   days on market $150,000 Active 2 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    days on marketlisting id $150,000 Active 1 DOM
11. 2026-06-04
    days on market $150,000 Active 97 DOM
12. 2026-06-03
    days on market $150,000 Active 96 DOM
13. 2026-06-02
    days on market $150,000 Active 95 DOM
14. 2026-06-01
    days on market $150,000 Active 94 DOM
15. 2026-05-31
    days on market $150,000 Active 93 DOM
16. 2026-02-27
    historical
17. 2026-02-27
    listed $150,000 Active
18. 2025-07-18
    listed Active
19. 2025-07-17
    historical
20. 2025-01-10
    listed Active
21. 2025-01-10
    listed Active
22. 2025-01-10
    historical
23. 2020-10-09
    status Contingent
24. 2020-10-09
    status Reactivated
25. 2020-10-09
    status Pending
26. 2020-10-08
    historical
27. 2020-10-07
    status Reactivated
28. 2020-10-02
    status Contingent
29. 2020-09-08
    price
30. 2020-09-08
    status Reactivated
31. 2020-08-18
    status Pending
32. 2020-08-03
    price
33. 2020-08-03
    status Reactivated
34. 2020-07-31
    historical
35. 2020-07-27
    price
36. 2020-07-14
    price
37. 2020-07-09
    price
38. 2020-06-16
    price
39. 2020-05-18
    listed New
40. 2020-05-18
    historical
41. 2020-05-12
    price
42. 2020-04-01
    price
43. 2020-03-23
    listed New
44. 2019-04-11
    status Pending
45. 2019-04-08
    status Contingent (Do Not Show)
46. 2019-04-04
    historical
47. 2019-04-03
    listed New
48. 2019-04-01
    status Reactivated
49. 2019-03-23
    status Contingent (Do Not Show)
50. 2019-03-18
    status Reactivated

ⓘ 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 ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,938
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$2,235
• − Management: −$2,235
• − Depreciation: −$4,364
• Taxable income: $7,702
• Est. tax owed @ 24.0%: −$1,848
• After-tax cash flow: $7,783/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

+42.9% since first listed

49 events — show timeline

• 2026-02-27 Listed $150,000 MRED as Distributed by MLS Grid
• 2026-02-27 Listing Removed — MRED as Distributed by MLS Grid
• 2025-07-18 Listed — MRED as Distributed by MLS Grid
• 2025-07-17 Listing Removed — MRED as Distributed by MLS Grid
• 2025-01-10 Listing Removed — MRED as Distributed by MLS Grid
• 2025-01-10 Listed — MRED as Distributed by MLS Grid
• 2025-01-10 Listed — MRED as Distributed by MLS Grid
• 2020-10-09 Pending — MRED as Distributed by MLS Grid
• 2020-10-09 Relisted — MRED as Distributed by MLS Grid
• 2020-10-09 Pending — MRED as Distributed by MLS Grid
• 2020-10-08 Listing Removed — MRED as Distributed by MLS Grid
• 2020-10-07 Relisted — MRED as Distributed by MLS Grid
• 2020-10-02 Pending — MRED as Distributed by MLS Grid
• 2020-09-08 Price Changed — MRED as Distributed by MLS Grid
• 2020-09-08 Relisted — MRED as Distributed by MLS Grid
• 2020-08-18 Pending — MRED as Distributed by MLS Grid
• 2020-08-03 Price Changed — MRED as Distributed by MLS Grid
• 2020-08-03 Relisted — MRED as Distributed by MLS Grid
• 2020-07-31 Listing Removed — MRED as Distributed by MLS Grid
• 2020-07-27 Price Changed — MRED as Distributed by MLS Grid
• 2020-07-14 Price Changed — MRED as Distributed by MLS Grid
• 2020-07-09 Price Changed — MRED as Distributed by MLS Grid
• 2020-06-16 Price Changed — MRED as Distributed by MLS Grid
• 2020-05-18 Listing Removed — MRED as Distributed by MLS Grid
• 2020-05-18 Listed — MRED as Distributed by MLS Grid
• 2020-05-12 Price Changed — MRED as Distributed by MLS Grid
• 2020-04-01 Price Changed — MRED as Distributed by MLS Grid
• 2020-03-23 Listed — MRED as Distributed by MLS Grid
• 2019-04-11 Pending — MRED as Distributed by MLS Grid
• 2019-04-08 Pending — MRED as Distributed by MLS Grid
• 2019-04-04 Listing Removed — MRED as Distributed by MLS Grid
• 2019-04-03 Listed — MRED as Distributed by MLS Grid
• 2019-04-01 Relisted — MRED as Distributed by MLS Grid
• 2019-03-23 Pending — MRED as Distributed by MLS Grid
• 2019-03-18 Relisted — MRED as Distributed by MLS Grid
• 2019-03-18 Pending — MRED as Distributed by MLS Grid
• 2019-03-04 Listed — MRED as Distributed by MLS Grid
• 2019-02-27 Listing Removed — MRED as Distributed by MLS Grid
• 2019-02-15 Price Changed — MRED as Distributed by MLS Grid
• 2019-02-14 Relisted — MRED as Distributed by MLS Grid
• 2018-12-12 Contingent — MRED as Distributed by MLS Grid
• 2018-12-10 Listing Removed — MRED as Distributed by MLS Grid
• 2018-12-05 Price Changed — MRED as Distributed by MLS Grid
• 2018-12-04 Relisted — MRED as Distributed by MLS Grid
• 2018-11-26 Listing Removed — MRED as Distributed by MLS Grid
• 2018-11-09 Relisted — MRED as Distributed by MLS Grid
• 2018-10-08 Pending — MRED as Distributed by MLS Grid
• 2018-08-28 Listed — MRED as Distributed by MLS Grid
• 2003-12-09 Sold (Public Records) $105,000 Public Records

Property tax history

+6.1%/yr

Latest (2023): $11,179 · +10.2% YoY. Source: county tax records.