100 Michigan City Rd · Calumet City, IL 60409

$143,000

3 bd · 2.0 ba · 1,827 sqft · SingleFamily public records · 108 Days on market

Built 1979 7,000 sqft lot Est $177k · 19% 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

Welcome to this inviting home in a convenient Calumet City location. Enjoy bright living spaces, comfortable bedrooms, and a spacious yard perfect for outdoor activities. Close to parks, shopping, dining, and major highways, this property offers great potential for both homeowners and investors.

Key facts

• 7,000 sq ft lot
• 2 garage spots
• Built 1979

Property features AI

Finance

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

Exterior

• Parking: Attached garage (2 spaces); Two total parking spaces
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; Two-story
• Construction: Brick construction; Estimated age 41–50 years
• Exterior features: Lot dimensions approximately 50 x 140; Lot smaller than 0.25 acre

Interior

• Kitchen: Kitchen (main level, 15 x 15)
• Bedrooms: Master bedroom (second level, with full bath); Bedroom 2 (second level, 12 x 12); Bedroom 3 (second level, 10 x 10); Bedroom 4 (second level, 15 x 10)
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Seven total rooms; Partially finished full basement
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $143k.

Deal economics

• At list price, monthly cash flow is $871 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $143k).
• Recommended offer: $130k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.6% 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: Lincoln Elem School (math 7% / reading 14%, grade F, #1,473 of 2,056 statewide, top 72%, 772 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; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).
• At $2,353/mo this rent would consume 51% 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 $989 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 $40k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($130k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 9y ago; this cycle's ask is 186% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $130,130 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.65% ✓
• Cap rate: 13.60%
• Cash-on-cash: 26.09%
• DSCR: 2.16
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $177,219
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6360 Hohman Ave	0.39mi	3/1.5	1,833 (+0%)	1mo	$160,000	$87	78
42 Detroit St	0.25mi	3/1.5	1,724 (-6%)	2mo	$103,000	$60	75
1051 Burnham Ave	0.62mi	3/2.0	1,824 (-0%)	0mo	$230,000	$126	71
122 Elizabeth St	0.28mi	3/1.0	1,686 (-8%)	5mo	$164,000	$97	66
63 Kenwood St	0.30mi	4/2.0 (+1)	1,964 (+8%)	3mo	$234,000	$119	66
4 Warren St	0.51mi	4/1.0 (+1)	1,775 (-3%)	7mo	$145,000	$82	57
1304 Price Ave	0.59mi	2/2.0 (-1)	1,800 (-2%)	10mo	$85,000	$47	56
228 Elizabeth St	0.34mi	4/2.0 (+1)	2,029 (+11%)	10mo	$270,000	$133	53
6344 Jackson Ave	0.74mi	2/1.5 (-1)	1,749 (-4%)	4mo	$90,500	$52	48
6220 Garfield Ave	0.52mi	4/2.5 (+1)	2,074 (+14%)	1mo	$189,000	$91	45
6332 Jackson Ave	0.73mi	4/2.0 (+1)	2,008 (+10%)	3mo	$199,900	$100	42
207 156th Pl	0.68mi	4/2.5 (+1)	1,625 (-11%)	3mo	$200,000	$123	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: 23.4%
• Equity multiple: 2.00×
• Total profit: $40,060
• Equity at exit: $21,322

10-year hold

• IRR: 33.3%
• Equity multiple: 4.51×
• Total profit: $140,347
• Equity at exit: $12,364

Cash invested: $40,040 (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: 5.1×

Monthly cashflow live

• Estimated rent: $2,353 medium
• Mortgage (P&I): −$750
• Tax est. 1.5%: −$179 /mo · $2,145/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$494
• Net cashflow: $871

Break-even live

Break-even rent $1,251

Max offer price $143,000

Occupancy floor 58%

Sensitivity live

Price	-10% $969	-5% $920	+0% $871	+5% $821	+10% $772
Rent	-10% $685	-5% $778	+0% $871	+5% $964	+10% $1,057
Rate	-1.0pp $943	-0.5pp $907	base $871	+0.5pp $834	+1.0pp $796

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: $35,750
• Closing costs: $4,290
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
34 Elizabeth St Calumet City, IL	3.0	1.0	1246	$2,400	$1.93	0d	1	0.30mi
252 Lawndale St Hammond, IN	4.0	3.0	2016	$2,600	$1.29	3d	1	1.05mi
617 Kane St Hammond, IN	4.0	2.0	2146	$2,300	$1.07	0d	1	1.27mi

Listing history 46 events

1. 2026-06-21
   statusdays on market $143,000 Contingent - Continue to Show 108 DOM
2. 2026-06-18
   days on market $143,000 Active 105 DOM
3. 2026-06-17
   days on market $143,000 Active 104 DOM
4. 2026-06-16
   days on market $143,000 Active 103 DOM
5. 2026-06-15
   days on market $143,000 Active 102 DOM
6. 2026-06-13
   days on market $143,000 Active 100 DOM
7. 2026-06-09
   days on market $143,000 Active 96 DOM
8. 2026-06-08
   days on market $143,000 Active 95 DOM
9. 2026-06-07
   days on market $143,000 Active 94 DOM
10. 2026-06-04
    days on market $143,000 Active 91 DOM
11. 2026-06-03
    days on market $143,000 Active 90 DOM
12. 2026-06-02
    days on market $143,000 Active 89 DOM
13. 2026-06-01
    days on market $143,000 Active 88 DOM
14. 2026-05-31
    days on market $143,000 Active 87 DOM
15. 2026-04-28
    price $143,000
16. 2026-04-02
    price $153,000
17. 2026-03-05
    status Active
18. 2026-03-05
    price $165,000
19. 2025-12-17
    status Pending
20. 2025-12-05
    status Pending
21. 2025-12-05
    listed $50,000 Active
22. 2025-11-19
    historical
23. 2025-07-31
    price
24. 2025-07-14
    price
25. 2025-06-27
    listed Active
26. 2023-08-14
    status Pending
27. 2023-06-17
    historical Contingent - Continue to Show
28. 2023-06-14
    historical
29. 2023-06-12
    price
30. 2023-06-10
    price
31. 2023-06-09
    listed Active
32. 2023-06-09
    historical
33. 2023-04-03
    price
34. 2021-12-15
    historical
35. 2021-11-05
    price
36. 2021-10-27
    listed Active
37. 2018-10-02
    soldstatus $145,000
38. 2018-09-28
    soldstatus $145,000 Closed Sale
39. 2018-08-30
    historical Contingent
40. 2018-08-07
    price $149,900
41. 2018-04-02
    listed $159,900 New
42. 2018-01-15
    historical
43. 2017-10-25
    price
44. 2017-07-21
    listed New
45. 1991-10-02
    soldstatus $115,000
46. 1979-09-12
    soldstatus $90,000

ⓘ 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: $28,237
• − Mortgage interest: −$8,010
• − Property taxes: −$2,145
• − Insurance: −$715
• − Repairs & maintenance: −$2,259
• − Management: −$2,259
• − Depreciation: −$4,160
• Taxable income: $8,689
• Est. tax owed @ 24.0%: −$2,085
• After-tax cash flow: $8,363/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

+58.9% since first listed

32 events — show timeline

• 2026-04-28 Price Changed $143,000 MRED as Distributed by MLS Grid
• 2026-04-02 Price Changed $153,000 MRED as Distributed by MLS Grid
• 2026-03-05 Relisted — MRED as Distributed by MLS Grid
• 2026-03-05 Price Changed $165,000 MRED as Distributed by MLS Grid
• 2025-12-17 Pending — MRED as Distributed by MLS Grid
• 2025-12-05 Pending — MRED as Distributed by MLS Grid
• 2025-12-05 Listed $50,000 MRED as Distributed by MLS Grid
• 2025-11-19 Listing Removed — MRED as Distributed by MLS Grid
• 2025-07-31 Price Changed — MRED as Distributed by MLS Grid
• 2025-07-14 Price Changed — MRED as Distributed by MLS Grid
• 2025-06-27 Listed — MRED as Distributed by MLS Grid
• 2023-08-14 Pending — MRED as Distributed by MLS Grid
• 2023-06-17 Contingent — MRED as Distributed by MLS Grid
• 2023-06-14 Listing Removed — MRED as Distributed by MLS Grid
• 2023-06-12 Price Changed — MRED as Distributed by MLS Grid
• 2023-06-10 Price Changed — MRED as Distributed by MLS Grid
• 2023-06-09 Listing Removed — MRED as Distributed by MLS Grid
• 2023-06-09 Listed — MRED as Distributed by MLS Grid
• 2023-04-03 Price Changed — MRED as Distributed by MLS Grid
• 2021-12-15 Listing Removed — MRED as Distributed by MLS Grid
• 2021-11-05 Price Changed — MRED as Distributed by MLS Grid
• 2021-10-27 Listed — MRED as Distributed by MLS Grid
• 2018-10-02 Sold (Public Records) $145,000 Public Records
• 2018-09-28 Sold (MLS) $145,000 MRED as Distributed by MLS Grid
• 2018-08-30 Contingent — MRED as Distributed by MLS Grid
• 2018-08-07 Price Changed $149,900 MRED as Distributed by MLS Grid
• 2018-04-02 Listed $159,900 MRED as Distributed by MLS Grid
• 2018-01-15 Listing Removed — MRED as Distributed by MLS Grid
• 2017-10-25 Price Changed — MRED as Distributed by MLS Grid
• 2017-07-21 Listed — MRED as Distributed by MLS Grid
• 1991-10-02 Sold (Public Records) $115,000 Public Records
• 1979-09-12 Sold (Public Records) $90,000 Public Records

Property tax history

+4.4%/yr

Latest (2023): $8,674 · +15.6% YoY. Source: county tax records.