14826 Robey Ave · Harvey, IL 60426

$90,000

1 bd · 2.0 ba · 1,628 sqft · SingleFamily public records · 267 Days on market

Built 1925 9,225 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0

Listing remarks

Great opportunity. Single family home 3 bedrooms 2 bath situated on the double lot. Needs some work. Sold in AS IS condition. Possibility of owner financing.

Key facts

• 9,225 sq ft lot
• 2 parking spots
• Built 1925

Property features AI

Finance

• Other: Property assessed living area source: assessor
• Financial info: Special service area not required
• HOA & community: No master association fee required

Exterior

• Parking: 2 parking spaces; Other parking type
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; 2-story layout; Fee simple ownership; Rehab completed in 2020; Built over 90 years ago
• Construction: Vinyl siding exterior; Property not rebuilt; Built before 1978
• Exterior features: Lot dimensions approximately 75 x 123; Lot less than 0.25 acre

Interior

• Kitchen: Kitchen on main level (approx. 10 x 12)
• Bedrooms: 3 bedrooms (master bedroom on second level); Second-level bedrooms roughly 10 x 12 (two bedrooms); Master bedroom roughly 11 x 18
• Bathrooms: 2 full bathrooms
• Interior features: Unfinished full basement; 4 total rooms
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $608 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.0% 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+, schools F, crime 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.
• Market conditions: 134 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($622 loan paydown + $9k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 267 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 7y ago; this cycle's ask has dropped $30k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $192/mo; built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AH (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 267 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 2.00% ✓
• Cap rate: 16.96%
• Cash-on-cash: 38.10%
• DSCR: 2.70
• GRM: 4.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 46.3%
• Equity multiple: 4.49×
• Total profit: $87,861
• Equity at exit: $81,079

10-year hold

• IRR: 40.2%
• Equity multiple: 10.07×
• Total profit: $228,593
• Equity at exit: $174,850

Cash invested: $25,200 (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: 4.2×

Monthly cashflow live

• Estimated rent: $1,800 medium
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$38
• Flood insurance flood zone: −$192 /mo · $2,309/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $608

Break-even live

Break-even rent $1,031

Max offer price $90,000

Occupancy floor 61%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15411 Myrtle Ave Unit 2 Harvey, IL	2.0	1.0	2200	$1,800	$0.82	24d	1	1.01mi

Listing history 50 events

1. 2026-06-18
   days on market $90,000 Active 267 DOM
2. 2026-06-17
   days on market $90,000 Active 266 DOM
3. 2026-06-16
   days on market $90,000 Active 265 DOM
4. 2026-06-15
   days on market $90,000 Active 264 DOM
5. 2026-06-13
   days on market $90,000 Active 262 DOM
6. 2026-06-13
   days on market $90,000 Active 261 DOM
7. 2026-06-09
   days on market $90,000 Active 258 DOM
8. 2026-06-08
   days on market $90,000 Active 257 DOM
9. 2026-06-07
   days on market $90,000 Active 256 DOM
10. 2026-06-04
    days on market $90,000 Active 253 DOM
11. 2026-06-03
    days on market $90,000 Active 252 DOM
12. 2026-06-02
    days on market $90,000 Active 251 DOM
13. 2026-06-01
    days on market $90,000 Active 250 DOM
14. 2026-05-31
    days on market $90,000 Active 249 DOM
15. 2026-04-21
    price $90,000
16. 2025-09-24
    listed $119,999 Active
17. 2024-04-25
    historical
18. 2024-04-10
    price
19. 2024-04-03
    price
20. 2024-03-19
    status Active
21. 2024-03-19
    price
22. 2024-02-21
    historical
23. 2024-01-20
    listed Active
24. 2024-01-10
    historical
25. 2023-12-15
    listed Active
26. 2023-09-09
    historical $2,299
27. 2023-08-29
    listed $2,299
28. 2021-07-02
    soldstatus $85,000
29. 2021-06-04
    soldstatus $85,000 Closed Sale
30. 2021-05-11
    status Contingent (Do Not Show)
31. 2021-05-01
    status Reactivated
32. 2021-02-08
    status Pending
33. 2021-01-31
    historical
34. 2021-01-21
    price $85,000
35. 2021-01-20
    price $69,000
36. 2021-01-19
    status Reactivated
37. 2020-10-17
    status Contingent
38. 2020-09-23
    price $71,000
39. 2020-09-04
    price $73,000
40. 2020-09-04
    status Reactivated
41. 2020-08-17
    status Contingent (Do Not Show)
42. 2020-07-27
    listed $75,000 New
43. 2020-06-25
    status Contingent
44. 2020-06-18
    historical
45. 2020-02-03
    listed New
46. 2019-12-31
    historical
47. 2019-10-22
    listed New
48. 2019-09-21
    historical
49. 2019-09-13
    price
50. 2019-07-28
    price

ⓘ 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 3/10 Moderate FEMA zone AH · 20% 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: $21,600
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$2,759
• − Repairs & maintenance: −$1,728
• − Management: −$1,728
• − Depreciation: −$2,618
• Taxable income: $6,375
• Est. tax owed @ 24.0%: −$1,530
• After-tax cash flow: $5,761/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

+50.0% since first listed

39 events — show timeline

• 2026-04-21 Price Changed $90,000 MRED as Distributed by MLS Grid
• 2025-09-24 Listed $119,999 MRED as Distributed by MLS Grid
• 2024-04-25 Listing Removed — MRED as Distributed by MLS Grid
• 2024-04-10 Price Changed — MRED as Distributed by MLS Grid
• 2024-04-03 Price Changed — MRED as Distributed by MLS Grid
• 2024-03-19 Relisted — MRED as Distributed by MLS Grid
• 2024-03-19 Price Changed — MRED as Distributed by MLS Grid
• 2024-02-21 Listing Removed — MRED as Distributed by MLS Grid
• 2024-01-20 Listed — MRED as Distributed by MLS Grid
• 2024-01-10 Listing Removed — MRED as Distributed by MLS Grid
• 2023-12-15 Listed — MRED as Distributed by MLS Grid
• 2023-09-09 Rental Removed $2,299 APPFOLIO
• 2023-08-29 Listed for Rent $2,299 APPFOLIO
• 2021-07-02 Sold (Public Records) $85,000 Public Records
• 2021-06-04 Sold (MLS) $85,000 MRED as Distributed by MLS Grid
• 2021-05-11 Pending — MRED as Distributed by MLS Grid
• 2021-05-01 Relisted — MRED as Distributed by MLS Grid
• 2021-02-08 Pending — MRED as Distributed by MLS Grid
• 2021-01-31 Listing Removed — MRED as Distributed by MLS Grid
• 2021-01-21 Price Changed $85,000 MRED as Distributed by MLS Grid
• 2021-01-20 Price Changed $69,000 MRED as Distributed by MLS Grid
• 2021-01-19 Relisted — MRED as Distributed by MLS Grid
• 2020-10-17 Pending — MRED as Distributed by MLS Grid
• 2020-09-23 Price Changed $71,000 MRED as Distributed by MLS Grid
• 2020-09-04 Price Changed $73,000 MRED as Distributed by MLS Grid
• 2020-09-04 Relisted — MRED as Distributed by MLS Grid
• 2020-08-17 Pending — MRED as Distributed by MLS Grid
• 2020-07-27 Listed $75,000 MRED as Distributed by MLS Grid
• 2020-06-25 Pending — MRED as Distributed by MLS Grid
• 2020-06-18 Listing Removed — MRED as Distributed by MLS Grid
• 2020-02-03 Listed — MRED as Distributed by MLS Grid
• 2019-12-31 Listing Removed — MRED as Distributed by MLS Grid
• 2019-10-22 Listed — MRED as Distributed by MLS Grid
• 2019-09-21 Listing Removed — MRED as Distributed by MLS Grid
• 2019-09-13 Price Changed — MRED as Distributed by MLS Grid
• 2019-07-28 Price Changed — MRED as Distributed by MLS Grid
• 2019-07-03 Listed — MRED as Distributed by MLS Grid
• 1999-06-14 Sold (Public Records) $63,000 Public Records
• 1998-05-29 Sold (Public Records) $60,000 Public Records

Property tax history

+2.7%/yr

Latest (2023): $5,249 · +129.2% YoY. Source: county tax records.