1127 W 123rd St · Calumet Park, IL 60827

$139,000

3 bd · 1.0 ba · 1,225 sqft · SingleFamily public records · 37 Days on market

Built 1954 $113/sqft · 23% below area Est $180k · 23% 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
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• Rent growth +4.5/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this spacious single family home in the heart of Calumet Park, offering endless potential for homeowners, investors, and buyers looking to relocated to this quiet suburb. Featuring a large open living area with original hardwood flooring, generous room sizes to compliment the functional layout, this home provides the perfect opportunity to customize and make it your own. the bright kitchen and dining area offers ample cabinet space and natural light, while the expansive unfinished basement provides endless possibilities for additional living space. Conveniently located near parks, schools, dining, shopping, and major expressways, this home combines suburban comfort with easy acce

Key facts

• Bright kitchen
• Ample cabinet space
• 2 garage spots

Tags

• LARGE OPEN LIVING AREA
• ORIGINAL HARDWOOD FLOORING
• BRIGHT KITCHEN
• AMPLE CABINET SPACE
• EXPANSIVE UNFINISHED BASEMENT
• EASY ACCESS TO THE CITY

Property features AI

Finance

• Other: Possession at closing or immediate
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage; 2 garage/total parking spaces
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; Raised ranch style; Fee simple ownership
• Construction: Brick construction; Built approximately 71–80 years ago; Property built before 1978
• Exterior features: Less than 1/4 acre lot; Lot dimensions listed as 4422; School bus service, commuter bus access, and interstate access nearby

Interior

• Kitchen: Main-level kitchen (approx. 10 x 10)
• Bedrooms: 3 bedrooms; Master bedroom on main level (12 x 18); Two additional main-level bedrooms, each about 12 x 12
• Bathrooms: 2 full bathrooms; Basement has a bathroom
• Heating & cooling: Natural gas heating; Forced air heating
• Interior features: 6 total rooms; Unfinished full basement
• Laundry & utility: Basement laundry (approx. 10 x 10)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $566 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Recommended offer: $135k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.2% vs local median 6.7% in Calumet Park — 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 72/100 on livability (#308 in IL) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: employment C-, schools F, crime F.
• Chsd 218 (suburban): math 14% / reading 20% proficiency, ranked #454 of 620 in IL (top 73%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+7.8%/yr); 76 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).
• At $1,933/mo this rent would consume 62% of the median local household income ($37k/yr) (locally 1868% 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 $961 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 7.8% rent growth), your $39k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($135k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $70k; list at $139k implies a 98% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $134,830 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
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: 1.39% ✓
• Cap rate: 11.18%
• Cash-on-cash: 17.46%
• DSCR: 1.78
• GRM: 6.0

CMA / ARV

• ARV (median comp): $179,774
• List price: $139,000
• Delta: -22.68%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12509 S Throop St	0.31mi	3/1.0	1,216 (-1%)	2mo	$141,270	$116	82
12416 S Carpenter St	0.20mi	4/1.0 (+1)	1,253 (+2%)	3mo	$112,500	$90	79
12427 S Ada St	0.29mi	3/1.5	1,152 (-6%)	0mo	$215,000	$187	74
12334 S Loomis St	0.32mi	3/2.0	1,173 (-4%)	1mo	$136,000	$116	73
12230 S Elizabeth St	0.15mi	3/2.0	1,400 (+14%)	2mo	$217,000	$155	64
11807 S Peoria St	0.70mi	3/1.0	1,238 (+1%)	3mo	$72,000	$58	63
11825 S Bishop St	0.69mi	3/1.5	1,210 (-1%)	2mo	$250,000	$207	63
12219 S Emerald Ave	0.54mi	3/1.0	1,139 (-7%)	2mo	$87,000	$76	62
1538 W 119th St	0.74mi	3/1.0	1,205 (-2%)	3mo	$181,111	$150	60
12154 S Justine St	0.53mi	3/1.5	1,092 (-11%)	1mo	$160,053	$147	54
1021 W Vermont Ave	0.70mi	3/1.0	1,118 (-9%)	2mo	$180,000	$161	51
12121 S Wallace St	0.75mi	3/1.0	1,127 (-8%)	1mo	$85,000	$75	51

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 · 7.82% rent growth · sell at horizon

5-year hold

• IRR: 14.2%
• Equity multiple: 1.60×
• Total profit: $23,394
• Equity at exit: $20,725

10-year hold

• IRR: 26.4%
• Equity multiple: 3.86×
• Total profit: $111,487
• Equity at exit: $12,018

Cash invested: $38,920 (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 60827

• Home prices YoY: -31.8%
• Rents YoY: 7.8%
• Active inventory: 76
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,933 high
• Mortgage (P&I): −$729
• Tax est. 1.5%: −$174 /mo · $2,085/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $566

Break-even live

Break-even rent $1,216

Max offer price $139,000

Occupancy floor 66%

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
843 W 123rd St Unit T2 Calumet Park, IL	2.0	1.0	750	$1,400	$1.87	12d	1	0.34mi
843 W 123rd St Unit V5 Calumet Park, IL	2.0	1.0	900	$1,500	$1.67	12d	1	0.34mi
12106 S Emerald Ave Chicago, IL	3.0	2.0	1300	$2,550	$1.96	1d	1	0.54mi
12358 S Lowe Ave Chicago, IL	3.0	2.0	1050	$2,400	$2.29	24d	1	0.61mi
12827 S Morgan St Unit 1546010P Chicago, IL	4.0	2.0	1022	$4,677	$4.58	12d	1	0.72mi
11547 S Ashland Ave Chicago, IL	3.0	1.5	1000	$2,700	$2.70	3d	1	1.09mi
11361 S Racine Ave Chicago, IL	3.0	1.5	1440	$3,700	$2.57	1d	1	1.17mi
13034 Honore St Unit 1 Blue Island, IL	2.0	1.0	700	$1,350	$1.93	12d	1	1.27mi
2130 122nd St Blue Island, IL	2.0	1.0	558	$1,450	$2.60	1d	1	1.28mi
1908 Vermont St Unit 1916-4 Blue Island, IL	2.0	1.0	800	$1,395	$1.74	1d	1	1.34mi
1923 Vermont St Blue Island, IL	2.0	1.0	1087	$1,550	$1.43	24d	1	1.36mi

Listing history 16 events

1. 2026-06-18
   days on market $139,000 Active 37 DOM
2. 2026-06-17
   days on market $139,000 Active 36 DOM
3. 2026-06-16
   days on market $139,000 Active 35 DOM
4. 2026-06-15
   days on market $139,000 Active 34 DOM
5. 2026-06-13
   days on market $139,000 Active 32 DOM
6. 2026-06-09
   days on market $139,000 Active 28 DOM
7. 2026-06-08
   days on market $139,000 Active 27 DOM
8. 2026-06-07
   days on market $139,000 Active 26 DOM
9. 2026-06-04
   days on market $139,000 Active 23 DOM
10. 2026-06-03
    days on market $139,000 Active 22 DOM
11. 2026-06-02
    days on market $139,000 Active 21 DOM
12. 2026-06-01
    days on market $139,000 Active 20 DOM
13. 2026-05-31
    days on market $139,000 Active 19 DOM
14. 2026-05-12
    listed $139,000 Active 714-char remark
15. 1993-12-27
    soldstatus $70,378
16. 1984-04-01
    soldstatus $55,000

ⓘ 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 ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,192
• − Mortgage interest: −$7,786
• − Property taxes: −$2,085
• − Insurance: −$695
• − Repairs & maintenance: −$1,855
• − Management: −$1,855
• − Depreciation: −$4,044
• Taxable income: $4,871
• Est. tax owed @ 24.0%: −$1,169
• After-tax cash flow: $5,625/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: Chsd 218
• NCES district ID: 1706540
• Math proficiency: 14% ▼ -4.00%
• Reading proficiency: 20% ▼ -1.00%
• Median HH income: $57,166
• Composite: 16.09/100
• National rank: #9235
• State rank: #454 of 620 in IL

Livability — Calumet Park

• Score: 72/100
• State rank: #308
• US rank: #6048

Category grades

Amenities C+ Commute A+ Cost of living A+ Crime F Employment C- Housing A+ Health & safety C+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Calumet Park, IL
• County: Cook County · 4,486,803 people
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 24,713
• Household income: $37,217
• Rent vs Own: 59.8% rent · 40.2% own
• Severe rent burden: 1868.0

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 (88%)
• Race & ethnicity: Black 88% Two or more races 5% Hispanic / Latino 5% White 2%
• Common ancestry: Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -76.39%
• Current HPI: 163.7725
• Rent YoY: ▲ 7.82%
• 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

+152.7% since first listed

3 events — show timeline

• 2026-05-12 Listed $139,000 MRED as Distributed by MLS Grid
• 1993-12-27 Sold (Public Records) $70,378 Public Records
• 1984-04-01 Sold (Public Records) $55,000 Public Records

Property tax history

+4.6%/yr

Latest (2023): $7,541 · +56.7% YoY. Source: county tax records.