380 Calumet Blvd · Harvey, IL 60426

$55,000

4 bd · 2.0 ba · 1,440 sqft · SingleFamily public records · 255 Days on market

Built 1903 3,136 sqft lot

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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

DON'T MISS OUT ON THIS UNIQUE PROPERTY. THIS WONDERFUL TWO-STORY BUILDING IS CURRENTLY SET UP AS A TWO-UNIT, BUT IS ZONED FOR SINGLE-FAMILY USE. THE MAIN LEVEL FEATURES ONE BEDROOM, A LIVING ROOM, DINING ROOM, KITCHEN, AND A FULL BATHROOM. THE SECOND LEVEL INCLUDES TWO ADDITIONAL BEDROOMS, FAMILY ROOM, FULL BATHROOM, AND AN EXTRA KITCHEN. THERE IS ALSO A FINISHED ATTIC WITH A FULL BATHROOM, A DEN AREA, AND ANOTHER KITCHEN. THE PROPERTY HAS A LARGE TWO-CAR DETACHED GARAGE. PROPERTY IS BEING SOLD AS IS AND DOES NEED WORK. THE WORK NEEDED IS REFLECTED IN LIST PRICE. THE SELLER WILL NOT PROVIDE A SURVEY. HARVEY PRE-SALE INSPECTION WILL BE THE BUYER'S RESPONSIBILITY. NOTE: PROPERTY TAXES WILL BE

Key facts

• Two-story building
• Finished attic
• Two-unit

Tags

• TWO-STORY BUILDING
• TWO-UNIT
• ZONED FOR SINGLE-FAMILY USE
• FINISHED ATTIC
• DETACHED GARAGE

Property features AI

Finance

• HOA & community: No master association fee required

Exterior

• Parking: Detached garage (owned) — 2 garage spaces, 2 total parking spaces
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; 2-story layout; Fee simple ownership; 100+ years old; Built before 1978
• Construction: Wood siding; Asphalt roof
• Exterior features: Fenced yard

Interior

• Kitchen: Main-level kitchen; Second-level kitchen area
• Bedrooms: 3 bedrooms (Master on main; other bedrooms on second level)
• Bathrooms: 3 full bathrooms
• Heating & cooling: Forced air heating
• Interior features: Finished attic; Unfinished full basement; 9 total rooms
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.
• Cap rate 34.3% 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+, crime F, amenities 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.
• Zoned schools: Thornton Township High School (math 7% / reading 7%, grade F, #605 of 693 statewide, top 87%, 1,628 students, 0% FRL).
• Market conditions: 134 active listings in the ZIP; 3 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 $6k of equity ($380 loan paydown + $6k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 255 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $57k (51%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 5.0% of price; built in 1903 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $48,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 255 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1903 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 4.19% ✓
• Cap rate: 34.28%
• Cash-on-cash: 99.95%
• DSCR: 5.45
• GRM: 2.0

CMA / ARV

• ARV (on-the-fly): $195,840
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
340 Streamside Dr	0.12mi	3/1.5 (-1)	1,270 (-12%)	5mo	$142,000	$112	64
308 W 145th Pl	0.48mi	3/1.5 (-1)	1,488 (+3%)	3mo	$91,000	$61	63
14459 Center Ave	0.44mi	3/1.0 (-1)	1,400 (-3%)	4mo	$35,000	$25	62
111 E 144th Ct	0.62mi	3/1.5 (-1)	1,491 (+4%)	2mo	$105,000	$70	56
14410 S Union Ave	0.45mi	3/2.0 (-1)	1,294 (-10%)	4mo	$179,000	$138	54
539 E 147th Pl	0.75mi	4/2.0	1,500 (+4%)	7mo	$210,000	$140	52
665 W 144th St	0.50mi	3/2.0 (-1)	1,600 (+11%)	1mo	$218,000	$136	52
14636 Clark St	0.67mi	3/1.0 (-1)	1,394 (-3%)	3mo	$105,000	$75	52
14233 S Union Ave	0.63mi	4/2.0	1,262 (-12%)	4mo	$194,000	$154	47
14817 S Wentworth Ave	0.57mi	3/2.0 (-1)	1,270 (-12%)	3mo	$180,000	$142	46
14223 S Eggleston Ave	0.70mi	5/3.0 (+1)	1,350 (-6%)	3mo	$234,900	$174	46
14609 Lexington Ave	0.65mi	3/1.0 (-1)	1,326 (-8%)	3mo	$45,000	$34	45

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: 8.26×
• Total profit: $111,784
• Equity at exit: $49,548

10-year hold

• IRR: —
• Equity multiple: 18.22×
• Total profit: $265,202
• Equity at exit: $106,853

Cash invested: $15,400 (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: 2.0×

Monthly cashflow live

• Estimated rent: $2,306 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$228 /mo · $2,735/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$484
• Net cashflow: $1,283

Break-even live

Break-even rent $683

Max offer price $55,000

Occupancy floor 39%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14844 Wabash Ave Dolton, IL	3.0	1.5	1277	$2,320	$1.82	24d	1	0.89mi
13708 S Wentworth Ave Riverdale, IL	3.0	1.5	1500	$2,200	$1.47	22d	1	1.41mi
14124 Manor Ave Dolton, IL	3.0	2.0	1440	$2,390	$1.66	24d	1	1.43mi

Listing history 25 events

1. 2026-06-18
   days on market $55,000 Active 255 DOM
2. 2026-06-17
   days on market $55,000 Active 254 DOM
3. 2026-06-16
   days on market $55,000 Active 253 DOM
4. 2026-06-15
   days on market $55,000 Active 252 DOM
5. 2026-06-13
   days on market $55,000 Active 250 DOM
6. 2026-06-13
   days on market $55,000 Active 249 DOM
7. 2026-06-09
   days on market $55,000 Active 246 DOM
8. 2026-06-08
   days on market $55,000 Active 245 DOM
9. 2026-06-08
   price $55,000 Active 244 DOM
10. 2026-06-07
    days on market $82,900 Active 244 DOM
11. 2026-06-04
    days on market $82,900 Active 241 DOM
12. 2026-06-03
    days on market $82,900 Active 240 DOM
13. 2026-06-02
    days on market $82,900 Active 239 DOM
14. 2026-06-01
    days on market $82,900 Active 238 DOM
15. 2026-05-31
    days on market $82,900 Active 237 DOM
16. 2026-04-02
    historical
17. 2026-04-01
    price $82,900
18. 2026-02-21
    price $90,000
19. 2025-12-30
    price $97,926
20. 2025-11-01
    price $104,500
21. 2025-10-06
    listed $112,300 Active
22. 2023-04-29
    historical
23. 2023-03-14
    price
24. 2023-03-01
    listed Active
25. 2001-09-25
    soldstatus $67,000

ⓘ 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: $2,735 · $228/mo
• Projected year-2 tax: $2,735 · $228/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 · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,675
• − Mortgage interest: −$3,081
• − Property taxes: −$2,735
• − Insurance: −$275
• − Repairs & maintenance: −$2,214
• − Management: −$2,214
• − Depreciation: −$1,600
• Taxable income: $15,557
• Est. tax owed @ 24.0%: −$3,734
• After-tax cash flow: $11,659/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

+23.7% since first listed

10 events — show timeline

• 2026-04-02 Listing Removed — MRED as Distributed by MLS Grid
• 2026-04-01 Price Changed $82,900 MRED as Distributed by MLS Grid
• 2026-02-21 Price Changed $90,000 MRED as Distributed by MLS Grid
• 2025-12-30 Price Changed $97,926 MRED as Distributed by MLS Grid
• 2025-11-01 Price Changed $104,500 MRED as Distributed by MLS Grid
• 2025-10-06 Listed $112,300 MRED as Distributed by MLS Grid
• 2023-04-29 Listing Removed — MRED as Distributed by MLS Grid
• 2023-03-14 Price Changed — MRED as Distributed by MLS Grid
• 2023-03-01 Listed — MRED as Distributed by MLS Grid
• 2001-09-25 Sold (Public Records) $67,000 Public Records

Property tax history

+6.0%/yr

Latest (2023): $2,735 · +614.5% YoY. Source: county tax records.