14903 Western Ave · Harvey, IL 60426

$34,900

3 bd · 1.0 ba · 1,025 sqft · SingleFamily public records · 4 Days on market

Built 1956 ↓ 30% 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 Harvey property offers a solid investment opportunity with a full-gut renovation needed throughout, giving you a blank canvas to redesign, rebuild, and bring new life to this home in a convenient location near transportation, schools, and local amenities.

Key facts

• Near schools
• Full gut renovation
• Convenient location

Tags

• FULL GUT RENOVATION
• CONVENIENT LOCATION
• NEAR TRANSPORTATION
• NEAR SCHOOLS
• NEAR LOCAL AMENITIES

Property features AI

Finance

• Other: Possession: Immediate
• Financial info: Special service area: No
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage with 2 parking spaces (2 total)
• Utilities: Water from Lake Michigan; Public sewer
• Home design: Detached single-family home; One-story; Fee simple ownership; Built approximately 61–70 years ago; Property built before 1978
• Construction: Brick construction
• Exterior features: Lot under 0.25 acre; Lot dimensions: 4625

Interior

• Kitchen: Kitchen on the main level (approx. 10 x 8)
• Bedrooms: Three bedrooms (all on the main level); Master bedroom on the main level
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Six total rooms; Crawl space and full basement
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $35k).
• Cap rate 41.1% 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 $4k of equity ($241 loan paydown + $3k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $34,900

Questions for the listing agent

1. Built in 1956 — 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 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?
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: 4.54% ✓
• Cap rate: 41.06%
• Cash-on-cash: 124.16%
• DSCR: 6.52
• GRM: 1.8

CMA / ARV

• ARV (on-the-fly): $102,500
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14918 Western Ave	0.06mi	2/1.0 (-1)	1,000 (-2%)	1mo	$72,000	$72	88
15036 Western Ave	0.21mi	2/1.0 (-1)	1,020 (-0%)	8mo	$90,000	$88	78
15030 Artesian Ave	0.21mi	3/1.0	1,038 (+1%)	13mo	$149,350	$144	77
14839 Cooper Ave	0.32mi	3/1.0	992 (-3%)	6mo	$42,000	$42	74
14812 Hoyne Ave	0.36mi	3/1.0	1,025 (0%)	14mo	$123,750	$121	72
14920 Hoyne Ave S	0.35mi	2/1.0 (-1)	1,000 (-2%)	9mo	$85,000	$85	67
110 W 150th St	0.66mi	3/1.0	1,008 (-2%)	0mo	$101,250	$100	66
15024 Western Ave	0.18mi	2/1.0 (-1)	900 (-12%)	3mo	$18,000	$20	64
14525 Oakley St	0.46mi	3/2.0	1,052 (+3%)	7mo	$240,000	$228	64
14808 Leavitt Ave	0.25mi	2/1.0 (-1)	1,100 (+7%)	10mo	$105,000	$95	63
14921 Lincoln Ave	0.63mi	3/1.0	900 (-12%)	6mo	$149,900	$167	46
14542 S Campbell Ave	0.75mi	3/1.0	1,143 (+12%)	1mo	$238,500	$209	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: 9.54×
• Total profit: $83,427
• Equity at exit: $31,441

10-year hold

• IRR: —
• Equity multiple: 20.96×
• Total profit: $195,087
• Equity at exit: $67,803

Cash invested: $9,772 (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: 1.8×

Monthly cashflow live

• Estimated rent: $1,585 medium
• Mortgage (P&I): −$183
• Tax est. 1.5%: −$44 /mo · $524/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $1,011

Break-even live

Break-even rent $305

Max offer price $34,900

Occupancy floor 31%

Sensitivity live

Price	-10% $1,035	-5% $1,023	+0% $1,011	+5% $999	+10% $987
Rent	-10% $886	-5% $948	+0% $1,011	+5% $1,074	+10% $1,136
Rate	-1.0pp $1,029	-0.5pp $1,020	base $1,011	+0.5pp $1,002	+1.0pp $993

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: $8,725
• Closing costs: $1,047
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14802 Cooper Ave Harvey, IL	3.0	1.5	1200	$1,700	$1.42	25d	1	0.30mi
14629 Hoyne Ave Dixmoor, IL	3.0	1.0	920	$1,495	$1.62	25d	1	0.48mi
14521 Richmond Ave Unit 3 Posen, IL	2.0	1.0	850	$1,375	$1.62	25d	1	1.11mi

Listing history 5 events

1. 2026-06-18
   days on market $34,900 Active 4 DOM
2. 2026-06-17
   days on market $34,900 Active 3 DOM
3. 2026-06-16
   days on market $34,900 Active 2 DOM
4. 2026-06-15
   remarks 260-char remark
5. 2026-06-15
   listed $34,900 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 1/10 Low FEMA zone X (shaded) · 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 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,022
• − Mortgage interest: −$1,955
• − Property taxes: −$524
• − Insurance: −$174
• − Repairs & maintenance: −$1,522
• − Management: −$1,522
• − Depreciation: −$1,015
• Taxable income: $12,310
• Est. tax owed @ 24.0%: −$2,954
• After-tax cash flow: $9,178/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

-30.2% since first listed

8 events — show timeline

• 2026-06-13 Listed $34,900 MRED as Distributed by MLS Grid
• 2026-01-28 Listing Removed — MRED as Distributed by MLS Grid
• 2025-11-20 Listed — MRED as Distributed by MLS Grid
• 2025-01-02 Listing Removed — MRED as Distributed by MLS Grid
• 2024-12-12 Listed — MRED as Distributed by MLS Grid
• 2024-08-09 Listing Removed — MRED as Distributed by MLS Grid
• 2024-08-07 Listed — MRED as Distributed by MLS Grid
• 1997-03-07 Sold (Public Records) $50,000 Public Records

Property tax history

+1.2%/yr

Latest (2023): $4,185 · +15.5% YoY. Source: county tax records.