1141 Stewart Ave · Calumet City, IL 60409

$162,000

3 bd · 2.0 ba · 1,410 sqft · SingleFamily public records · 44 Days on market

Built 1986 3,125 sqft lot Est $237k · 32% under

---

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 +17.8/30.0
• ARV discount +15.0/15.0
• 1% rule +7.6/10.0
• DSCR +5.6/10.0
• 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

Well-maintained, clean and bright tri level ready for new owner. This home has 3 bedrooms upstairs and 2 bathrooms - one upstairs close to the bedrooms and one in the lower level, both with ceramic tile surrounds in shower/bathtub. Main level has combination living room and dining room with space big enough for the largest table leaving plenty of space for other furniture. Kitchen is large with alot of cabinet space. . All measurements are approximate.

Key facts

• 3,125 sq ft lot
• 2 garage spots
• Built 1986

Property features AI

Finance

• Other: Living area reported as estimated; Not in a rebuilt or rehabbed category; Built after 1978
• HOA & community: No master association fee required

Exterior

• Parking: Attached garage with 2 garage spaces (2 parking spaces total)
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; 2 stories; Fee simple ownership; Built approximately 31–40 years ago; Brick construction
• Construction: Brick exterior
• Exterior features: Lot approximately 125 x 25; Lot size less than 0.25 acre; Directions: two blocks north of Sibley, one block east of Torrence

Interior

• Kitchen: Kitchen on main level (16 x 12)
• Bedrooms: 3 bedrooms; Master bedroom on second floor (12 x 14); Second bedroom on second floor (12 x 12); Third bedroom on second floor (10 x 12)
• Bathrooms: 2 full bathrooms; Basement bathroom present
• Heating & cooling: Natural gas and electric heating; Central air conditioning
• Interior features: Finished full basement; 7 total rooms
• Laundry & utility: Laundry room in basement (10 x 10)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $162k.

Deal economics

• At list price, monthly cash flow is $135 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $162k).
• Recommended offer: $157k (3.0% below list) — sets the bar for market timing.

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; 17 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).
• This rent runs 44% 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 $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($157k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $38k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $12k; list at $162k implies a 1309% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.1% of price.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $157,140 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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 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?
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: 1.26% ✓
• Cap rate: 7.29%
• Cash-on-cash: 3.57%
• DSCR: 1.16
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $236,880
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
318 Campbell Ave	0.19mi	4/2.0 (+1)	1,488 (+6%)	1mo	$230,000	$155	76
1060 Lucas St	0.19mi	4/3.0 (+1)	1,337 (-5%)	1mo	$270,000	$202	73
286 Calhoun Ave	0.50mi	3/2.0	1,424 (+1%)	3mo	$203,000	$143	72
412 Saginaw Ave	0.27mi	3/1.5	1,314 (-7%)	4mo	$171,000	$130	71
453 Hoxie Ave	0.40mi	3/1.5	1,304 (-8%)	0mo	$195,000	$150	67
491 Escanaba Ave	0.27mi	3/3.0	1,303 (-8%)	5mo	$219,000	$168	66
288 Calhoun Ave	0.50mi	4/2.0 (+1)	1,260 (-11%)	2mo	$215,000	$171	53
1225 Memorial Dr	0.51mi	4/3.0 (+1)	1,303 (-8%)	5mo	$235,700	$181	51
372 Bensley Ave	0.51mi	4/2.0 (+1)	1,250 (-11%)	2mo	$235,000	$188	50
605 Saginaw Ave	0.61mi	3/1.5	1,250 (-11%)	6mo	$190,000	$152	46
679 Manistee Ave	0.70mi	3/1.5	1,255 (-11%)	4mo	$110,000	$88	44
494 Oglesby Ave	0.69mi	4/2.5 (+1)	1,252 (-11%)	2mo	$245,000	$196	40

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: -6.1%
• Equity multiple: 0.76×
• Total profit: $-10,715
• Equity at exit: $24,155

10-year hold

• IRR: 7.9%
• Equity multiple: 1.71×
• Total profit: $32,084
• Equity at exit: $14,007

Cash invested: $45,360 (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: 6.6×

Monthly cashflow live

• Estimated rent: $2,036 high
• Mortgage (P&I): −$850
• Tax from tax record: −$557 /mo · $6,681/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $135

Break-even live

Break-even rent $1,866

Max offer price $162,000

Occupancy floor 88%

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: $40,500
• Closing costs: $4,860
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2605 E Martha Pl Chicago, IL	2.0	2.0	1353	$1,860	$1.37	22d	1	0.29mi
2790 E State St Apt 2E Burnham, IL	3.0	2.0	1100	$1,695	$1.54	25d	1	0.34mi
14518 S Hoxie Ave Chicago, IL	3.0	1.5	1128	$2,450	$2.17	1d	1	0.53mi
250 Yates Ave Unit 1616 Dolton 1E Calumet City, IL	2.0	1.0	875	$1,465	$1.67	8d	1	0.66mi
671 Saginaw Ave Calumet City, IL	3.0	2.0	1250	$2,276	$1.82	10d	1	0.72mi
101 Oglesby Ave Calumet City, IL	2.0	1.0	1100	$1,800	$1.64	12d	1	0.74mi
101 Oglesby Ave Calumet City, IL	2.0	1.0	1000	$1,800	$1.80	20d	1	0.74mi
101 Oglesby Ave Calumet City, IL	2.0	1.0	1000	$1,800	$1.80	22d	1	0.74mi
405 Clyde Ave Calumet City, IL	3.0	1.0	973	$2,300	$2.36	1d	1	0.93mi
1860 State St Calumet City, IL	3.0	1.0	1100	$1,800	$1.64	18d	1	0.96mi
659 Paxton Ave Calumet City, IL	3.0	2.0	1255	$2,461	$1.96	10d	1	1.04mi
409 Madison Ave Unit 2 Calumet City, IL	3.0	1.5	1200	$1,795	$1.50	4d	1	1.11mi
323 Memorial Dr Unit 2 Calumet City, IL	2.0	1.0	1000	$1,600	$1.60	25d	1	1.12mi
660 Clyde Ave Calumet City, IL	3.0	1.5	1400	$1,750	$1.25	3d	1	1.16mi
15400 Merrill Ave South Holland, IL	4.0	2.0	1508	$3,330	$2.21	22d	1	1.21mi
14738 Blackstone Ave Dolton, IL	3.0	1.0	1017	$2,400	$2.36	10d	1	1.46mi
14610 Blackstone Ave Dolton, IL	3.0	1.0	1017	$2,400	$2.36	6d	1	1.48mi

Listing history 8 events

1. 2026-05-20
   status Pending
2. 2026-05-16
   status Active
3. 2026-05-16
   price $162,000
4. 2026-05-14
   status Pending
5. 2026-05-02
   price $150,000
6. 2026-04-03
   listed $200,000 Active
7. 1986-04-29
   soldstatus $11,500
8. 1980-04-22
   soldstatus $8,500

ⓘ 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: $6,681 · $557/mo
• Projected year-2 tax: $6,681 · $557/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 6/10 Major FEMA zone X (unshaded) · 71% 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 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,435
• − Mortgage interest: −$9,075
• − Property taxes: −$6,681
• − Insurance: −$810
• − Repairs & maintenance: −$1,955
• − Management: −$1,955
• − Depreciation: −$4,713
• Taxable loss: −$753
• Est. tax savings @ 24.0%: +$181
• After-tax cash flow: $1,799/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

+1805.9% since first listed

8 events — show timeline

• 2026-05-20 Pending — MRED as Distributed by MLS Grid
• 2026-05-16 Relisted — MRED as Distributed by MLS Grid
• 2026-05-16 Price Changed $162,000 MRED as Distributed by MLS Grid
• 2026-05-14 Pending — MRED as Distributed by MLS Grid
• 2026-05-02 Price Changed $150,000 MRED as Distributed by MLS Grid
• 2026-04-03 Listed $200,000 MRED as Distributed by MLS Grid
• 1986-04-29 Sold (Public Records) $11,500 Public Records
• 1980-04-22 Sold (Public Records) $8,500 Public Records

Property tax history

+6.3%/yr

Latest (2023): $6,681 · +8.6% YoY. Source: county tax records.