1266 Burnham Ave · Calumet City, IL 60409

$185,000

3 bd · 1.5 ba · 1,147 sqft · SingleFamily public records · 15 Days on market

Built 1964 5,222 sqft lot Est $148k · 25% over

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Why this score? — see what drove the D 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 +20.4/30.0
• DSCR +6.5/10.0
• 1% rule +4.0/10.0
• Rent growth +4.0/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Solid Brick home/ roof 10 years/ Furnace 3 years/ Centra air 1993/ newer vinyl eaves/ Newer front and side doors/ newer garage door and opener/ newer Anderson window in front/ new cleanout/ Electric updated / washer and dryer and stove newer/ Large 2 1/2 car garage with side drive/ Home needs cosmetics/ Sold AS IS Conventional or Cash/ Cal City inspection Sept 5 , Buyer to accept CC Inspection/Buyer to check school districts/ Seller is selling AS IS, Initial line 484/ Seller only entertaining Conventional or cash offers/ Cal City Point of Sale Inspection in documents with buyer form to accept / Previous buyer backed out 5 days before closing,

Key facts

• Side drive
• 5,222 sq ft lot
• 2 garage spots

Tags

• SOLID BRICK RESIDENTIAL
• HIGHLY FUNCTIONAL FLOOR PLAN
• EXPANSIVE DETACHED GARAGE
• SIDE DRIVE
• CALUMET CITY LOCATION

Property features AI

Finance

• Other: Not currently leased; Possession at closing
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage (owned), concrete surface; Two garage spaces (two total parking spaces)
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; One-story; Fee simple ownership; Built 61–70 years ago; Built before 1978
• Construction: Vinyl siding and brick exterior
• Exterior features: Lot dimensions approximately 49.5 x 105.5; Lot smaller than 0.25 acre

Interior

• Kitchen: Range; Refrigerator; Eating area/table space
• Bedrooms: Three bedrooms (all on the main level); Master bedroom on the main level with full bath access; Bedroom 2 on the main level (9 x 14); Bedroom 3 on the main level (10 x 9)
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Six total rooms; Eating area in the kitchen
• Laundry & utility: Washer; Dryer; Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $241 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $167k (9.5% below list).
• Recommended offer: $167k (9.5% below list) — sets the bar for 1% rule.

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-, schools F, crime D-.
• 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.
• Market conditions: Rents rising fast (+6.2%/yr); 198 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).
• This rent runs 36% of the median local income ($55k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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 $100k; list at $185k implies a 85% gain — meaningful room to come down on a strong offer.

Recommended offer $167,371 (9.5% below list)

Questions for the listing agent

1. Built in 1964 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.90% ✗
• Cap rate: 7.86%
• Cash-on-cash: 5.59%
• DSCR: 1.25
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $147,963
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1263 Mackinaw Ave	0.09mi	3/1.5	1,102 (-4%)	1mo	$175,900	$160	88
1382 Burnham Ave	0.29mi	3/1.5	1,147 (0%)	1mo	$105,000	$92	86
910 163rd St	0.46mi	3/1.5	1,160 (+1%)	1mo	$150,000	$129	76
1216 Balmoral Ave	0.45mi	3/1.5	1,177 (+3%)	1mo	$135,000	$115	74
1394 Forest Pl	0.48mi	3/1.0	1,147 (0%)	2mo	$81,000	$71	74
1261 Balmoral Ave	0.38mi	3/1.5	1,055 (-8%)	2mo	$172,000	$163	67
1374 Kenilworth Dr	0.63mi	3/2.0	1,111 (-3%)	0mo	$138,000	$124	63
116 163rd St	0.67mi	3/1.0	1,125 (-2%)	1mo	$61,500	$55	62
1269 Arthur St	0.32mi	3/1.5	999 (-13%)	2mo	$168,000	$168	62
43 162nd Pl	0.72mi	3/2.5	1,135 (-1%)	0mo	$159,000	$140	60
211 Waltham St	0.70mi	3/2.0	1,101 (-4%)	1mo	$150,000	$136	58
19 Schrum Rd	0.70mi	3/1.5	1,062 (-7%)	3mo	$109,000	$103	53

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: -4.6%
• Equity multiple: 0.82×
• Total profit: $-9,209
• Equity at exit: $27,584

10-year hold

• IRR: 8.0%
• Equity multiple: 1.69×
• Total profit: $35,488
• Equity at exit: $15,995

Cash invested: $51,800 (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: 198
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,674 high
• Mortgage (P&I): −$970
• Tax from tax record: −$34 /mo · $406/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $241

Break-even live

Break-even rent $1,368

Max offer price $185,000

Occupancy floor 81%

Sensitivity live

Price	-10% $346	-5% $293	+0% $241	+5% $189	+10% $-84
Rent	-10% $109	-5% $175	+0% $241	+5% $307	+10% $373
Rate	-1.0pp $334	-0.5pp $288	base $241	+0.5pp $193	+1.0pp $144

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1312 Gordon Ave Calumet City, IL	2.0	1.0	1134	$1,600	$1.41	8d	1	0.22mi
1338 Wentworth Ave Unit 1338 Calumet City, IL	2.0	1.0	800	$1,430	$1.79	25d	1	0.53mi
1539 Wentworth Ave Unit 3W Calumet City, IL	3.0	1.0	1100	$1,700	$1.55	13d	1	0.84mi
34 Elizabeth St Calumet City, IL	3.0	1.0	1246	$2,400	$1.93	2d	1	0.84mi
3 Waltham St Hammond, IN	3.0	1.0	1200	$1,095	$0.91	25d	1	0.96mi
5 Ruth St Unit 2W Hammond, IN	2.0	1.0	900	$1,250	$1.39	13d	1	0.99mi
3 Ruth St Hammond, IN	2.0	1.0	900	$1,250	$1.39	25d	1	0.99mi
115 157th St Unit 3 Calumet City, IL	3.0	1.0	800	$1,350	$1.69	25d	1	1.04mi
407 Kenwood St Hammond, IN	2.0	1.0	920	$1,495	$1.62	17d	1	1.14mi
407 Kenwood St Hammond, IN	2.0	1.0	920	$1,495	$1.62	25d	1	1.14mi
3069 Bernice Rd Apt 2S Lansing, IL	3.0	1.0	950	$1,535	$1.62	3d	1	1.32mi
3069 Bernice Rd Apt 2N Lansing, IL	3.0	1.0	950	$1,535	$1.62	21d	1	1.32mi
3023 Bernice Rd Apt 2S Lansing, IL	3.0	1.0	1000	$1,600	$1.60	2d	1	1.32mi
3649 173rd Ct Lansing, IL	2.0	2.0	972	$1,357	$1.40	25d	1	1.45mi
323 Memorial Dr Unit 2 Calumet City, IL	2.0	1.0	1000	$1,600	$1.60	25d	1	1.48mi

Listing history 10 events

1. 2026-06-18
   days on market $185,000 Active 15 DOM
2. 2026-06-17
   days on market $185,000 Active 14 DOM
3. 2026-06-16
   days on market $185,000 Active 13 DOM
4. 2026-06-15
   days on market $185,000 Active 12 DOM
5. 2026-06-13
   days on market $185,000 Active 10 DOM
6. 2026-06-09
   days on market $185,000 Active 6 DOM
7. 2026-06-08
   days on market $185,000 Active 5 DOM
8. 2026-06-07
   days on market $185,000 Active 4 DOM
9. 2026-06-04
   remarks 683-char remark
10. 2026-06-04
    listed $185,000 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: $406 · $34/mo
• Projected year-2 tax: $2,303 · $192/mo
• Expected delta: +$1,897/yr (+$158/mo · 466.7%)

ⓘ 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 ≥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: $20,085
• − Mortgage interest: −$10,363
• − Property taxes: −$406
• − Insurance: −$925
• − Repairs & maintenance: −$1,607
• − Management: −$1,607
• − Depreciation: −$5,382
• Taxable loss: −$205
• Est. tax savings @ 24.0%: +$49
• After-tax cash flow: $2,943/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

+428.6% since first listed

9 events — show timeline

• 2026-06-02 Listed $185,000 MRED as Distributed by MLS Grid
• 2024-10-25 Sold (Public Records) $100,000 Public Records
• 2024-10-22 Sold (MLS) $100,000 MRED as Distributed by MLS Grid
• 2024-10-14 Pending — MRED as Distributed by MLS Grid
• 2024-09-26 Relisted — MRED as Distributed by MLS Grid
• 2024-09-03 Contingent — MRED as Distributed by MLS Grid
• 2024-08-26 Listed $109,900 MRED as Distributed by MLS Grid
• 1993-06-23 Sold (Public Records) $67,000 Public Records
• 1984-01-17 Sold (Public Records) $35,000 Public Records

Property tax history

-10.7%/yr

Latest (2023): $406 · +264.7% YoY. Source: county tax records.