445 155th Pl · Calumet City, IL 60409

$45,900

3 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 69 Days on market

Built 1910 3,092 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
• ARV discount +7.5/15.0
• 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

Investors/Rehabbers - 3 bedroom home on a double corner lot with easy access for workers! Home was well maintained throughout the years. Dry basement with newer furnace! Excellent opportunity for spring project. Property is being sold "as is". SELLER WILL NOT ENTERTAIN BLIND OFFERS, VIEW PROPERTY BEFORE SUBMITTING OFFER!

Key facts

• 3,092 sq ft lot
• 2 parking spots
• Built 1910

Property features AI

Finance

• Other: Property is not currently leased; Possession at closing
• HOA & community: No master association fee required

Exterior

• Parking: 2 parking spaces
• Utilities: Water from Lake Michigan; Public sewer
• Home design: Detached single-family home; 1.5-story; Fee simple ownership; Property is over 100 years old; Built before 1978
• Construction: Vinyl siding exterior
• Exterior features: Lot dimensions approximately 50 x 120; Lot is less than 0.25 acre

Interior

• Kitchen: Kitchen on main level (approx. 11 x 16)
• Bedrooms: 3 bedrooms (all on main level); Bedroom dimensions include 7 x 13 (master), 8 x 10, and 8 x 7
• Bathrooms: 1 full bath
• Heating & cooling: Natural gas forced air heating; Central air conditioning
• Interior features: 6 total rooms; Unfinished full basement
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $46k.

Deal economics

• At list price, monthly cash flow is $902 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $46k).
• Recommended offer: $43k (6.0% below list) — sets the bar for market timing.
• Cap rate 29.9% vs local median 8.2% 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-, 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; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).
• This rent runs 37% 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 $317 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.2% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($43k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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: property tax is 4.4% of price; built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $43,146 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 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?
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: 3.67% ✓
• Cap rate: 29.88%
• Cash-on-cash: 84.24%
• DSCR: 4.75
• GRM: 2.3

CMA / ARV

• ARV (on-the-fly): $107,856
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
527 155th Pl	0.08mi	2/1.0 (-1)	947 (-6%)	3mo	$82,900	$88	79
302 153rd St	0.40mi	3/1.0	1,016 (+1%)	2mo	$175,000	$172	79
328 156th Pl	0.19mi	3/1.0	1,095 (+9%)	5mo	$50,177	$46	72
419 157th St	0.19mi	4/2.0 (+1)	957 (-5%)	3mo	$80,000	$84	71
503 Webb St	0.25mi	2/1.0 (-1)	1,093 (+8%)	1mo	$20,000	$18	69
243 Waltham St	0.55mi	3/1.0	1,032 (+2%)	3mo	$200,000	$194	68
608 Forsythe Ave	0.60mi	2/1.0 (-1)	984 (-2%)	3mo	$137,500	$140	60
228 154th Pl	0.33mi	3/2.0	1,120 (+11%)	3mo	$39,900	$36	59
219 154th Pl	0.33mi	3/1.0	860 (-15%)	2mo	$60,000	$70	58
241 Warren St	0.40mi	4/1.0 (+1)	920 (-9%)	5mo	$98,800	$107	58
211 Waltham St	0.59mi	3/2.0	1,101 (+9%)	1mo	$150,000	$136	53
15 156th Pl	0.58mi	2/1.0 (-1)	1,122 (+11%)	4mo	$135,200	$120	46

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: 88.6%
• Equity multiple: 5.33×
• Total profit: $55,667
• Equity at exit: $6,844

10-year hold

• IRR: 92.4%
• Equity multiple: 12.45×
• Total profit: $147,150
• Equity at exit: $3,969

Cash invested: $12,852 (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: 2.3×

Monthly cashflow live

• Estimated rent: $1,686 high
• Mortgage (P&I): −$241
• Tax from tax record: −$170 /mo · $2,038/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $902

Break-even live

Break-even rent $544

Max offer price $45,900

Occupancy floor 41%

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: $11,475
• Closing costs: $1,377
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
323 Memorial Dr Unit 2 Calumet City, IL	2.0	1.0	1000	$1,600	$1.60	24d	1	0.45mi
115 157th St Unit 3 Calumet City, IL	3.0	1.0	800	$1,350	$1.69	24d	1	0.50mi
634 Sibley Blvd Calumet City, IL	1.0–2.0	1.0	710	$1,450	$2.04	4d	2	0.70mi
3 Ruth St Hammond, IN	2.0	1.0	900	$1,250	$1.39	24d	1	0.74mi
5 Ruth St Unit 2W Hammond, IN	2.0	1.0	900	$1,250	$1.39	12d	1	0.74mi
34 Elizabeth St Calumet City, IL	3.0	1.0	1246	$2,400	$1.93	1d	1	0.75mi
3 Waltham St Hammond, IN	3.0	1.0	1200	$1,095	$0.91	24d	1	0.77mi
671 Saginaw Ave Calumet City, IL	3.0	2.0	1250	$2,276	$1.82	10d	1	1.09mi
1312 Gordon Ave Calumet City, IL	2.0	1.0	1134	$1,600	$1.41	7d	1	1.12mi
1338 Wentworth Ave Unit 1338 Calumet City, IL	2.0	1.0	800	$1,430	$1.79	24d	1	1.24mi
2790 E State St Apt 2E Burnham, IL	3.0	2.0	1100	$1,695	$1.54	24d	1	1.35mi
407 Kenwood St Hammond, IN	2.0	1.0	920	$1,495	$1.62	24d	1	1.36mi
407 Kenwood St Hammond, IN	2.0	1.0	920	$1,495	$1.62	16d	1	1.36mi
460 Hoxie Ave Unit R Calumet City, IL	2.0	1.0	800	$1,650	$2.06	13d	1	1.42mi
460 Hoxie Ave Unit R Calumet City, IL	2.0	1.0	800	$1,650	$2.06	7d	1	1.42mi
2605 E Martha Pl Chicago, IL	2.0	2.0	1353	$1,860	$1.37	21d	1	1.48mi

Listing history 8 events

1. 2026-05-31
   days on market $45,900 Active 69 DOM
2. 2026-03-23
   historical
3. 2026-03-23
   listed $45,900 Active
4. 2026-03-13
   listed Active
5. 2026-03-13
   historical
6. 2026-02-27
   listed Active
7. 2026-02-27
   historical
8. 2026-02-13
   listed Active

ⓘ 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: $2,038 · $170/mo
• Projected year-2 tax: $2,038 · $170/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 5/10 Major FEMA zone X (unshaded) · 52% 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 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,231
• − Mortgage interest: −$2,571
• − Property taxes: −$2,038
• − Insurance: −$230
• − Repairs & maintenance: −$1,618
• − Management: −$1,618
• − Depreciation: −$1,335
• Taxable income: $10,820
• Est. tax owed @ 24.0%: −$2,597
• After-tax cash flow: $8,230/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

7 events — show timeline

• 2026-03-23 Listed $45,900 MRED as Distributed by MLS Grid
• 2026-03-23 Listing Removed — MRED as Distributed by MLS Grid
• 2026-03-13 Listing Removed — MRED as Distributed by MLS Grid
• 2026-03-13 Listed — MRED as Distributed by MLS Grid
• 2026-02-27 Listing Removed — MRED as Distributed by MLS Grid
• 2026-02-27 Listed — MRED as Distributed by MLS Grid
• 2026-02-13 Listed — MRED as Distributed by MLS Grid

Property tax history

+0.9%/yr

Latest (2023): $2,038 · -5.6% YoY. Source: county tax records.