14919 Cooper Ave · Harvey, IL 60426

$49,890

3 bd · 1.5 ba · 1,158 sqft · SingleFamily public records · 5 Days on market

Built 1945

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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

BACK ON MARKET! The previous contract fell through due to a title issue that has now been cleared, and this deal is ready to close. Fix-and-flip investors, take notice! This is a prime value-add opportunity with substantial upside. Being sold AS-IS, the property is ready for a full renovation and offers the chance to create significant equity through improvements. The home sits on a rare package of 6 total lots, including two PINs attached to the house, providing added land value and future flexibility beyond the renovation itself. With an estimated ARV of $200,000+ on the house alone, investors have a clear path to value creation while also benefiting from the additional upside potential o

Key facts

• Rare package of lots
• Added land value
• Extra lots

Tags

• FULL RENOVATION
• RARE PACKAGE OF LOTS
• ADDED LAND VALUE
• EXTRA LOTS
• RENOVATION POTENTIAL

Property features AI

Finance

• Other: Living area source: Appraiser; Not rebuilt or rehabilitated; Parcel numbers on file
• HOA & community: No master association fee required

Exterior

• Parking: Detached owned garage (1 garage space, 1 total parking space)
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; Two-story layout; Fee simple ownership; Built before 1978
• Construction: Frame construction; Asphalt roof; Estimated age: 81–90 years
• Exterior features: Lot dimensions approximately 127 x 26 x 127 x 25; Lot smaller than 0.25 acre

Interior

• Kitchen: Kitchen on main level (9 x 11)
• Bedrooms: Master bedroom on main level (15 x 12) with full bath; Bedroom on main level (10 x 12); Bedroom on main level (10 x 10)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: First-floor bedroom; Unfinished full basement; 6 total rooms
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $726 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Cap rate 28.4% 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+, crime F, amenities 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.
• Zoned schools: Thornton Township High School (math 7% / reading 7%, grade F, #605 of 693 statewide, top 87%, 1,628 students, 0% FRL).
• Market conditions: 133 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($344 loan paydown + $5k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 2y ago 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: flood insurance adds $192/mo; built in 1945 — 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 $49,890

Questions for the listing agent

1. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 3.25% ✓
• Cap rate: 28.39%
• Cash-on-cash: 78.92%
• DSCR: 4.51
• GRM: 2.6

CMA / ARV

• ARV (on-the-fly): $101,904
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14913 Leavitt Ave	0.06mi	4/2.0 (+1)	1,200 (+4%)	6mo	$168,000	$140	79
14839 Cooper Ave	0.08mi	3/1.0	992 (-14%)	6mo	$42,000	$42	65
14902 Paulina St	0.53mi	2/1.0 (-1)	1,200 (+4%)	1mo	$90,000	$75	62
14715 Maplewood Ave	0.57mi	3/1.0	1,210 (+4%)	3mo	$75,000	$62	61
110 W 150th St	0.35mi	3/1.0	1,008 (-13%)	0mo	$101,250	$100	60
15032 Marshfield Ave	0.63mi	3/1.0	1,081 (-7%)	4mo	$75,000	$69	55
14918 Western Ave	0.35mi	2/1.0 (-1)	1,000 (-14%)	1mo	$72,000	$72	54
15131 Winchester Ave	0.38mi	4/1.5 (+1)	1,300 (+12%)	5mo	$190,000	$146	53
14525 Oakley St	0.52mi	3/2.0	1,052 (-9%)	7mo	$240,000	$228	52
15036 Western Ave	0.38mi	2/1.0 (-1)	1,020 (-12%)	8mo	$90,000	$88	48
14425 Vail Ave	0.63mi	3/1.5	1,286 (+11%)	6mo	$75,000	$58	47
15427 Winchester Ave	0.69mi	3/1.0	1,020 (-12%)	6mo	$105,000	$103	41

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 74.4%
• Equity multiple: 6.27×
• Total profit: $73,582
• Equity at exit: $44,945

10-year hold

• IRR: 68.3%
• Equity multiple: 13.93×
• Total profit: $180,619
• Equity at exit: $96,925

Cash invested: $13,969 (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: 133
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $1,623 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$81 /mo · $975/yr
• Insurance: −$21
• Flood insurance flood zone: −$192 /mo · $2,309/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $726

Break-even live

Break-even rent $704

Max offer price $49,890

Occupancy floor 50%

Sensitivity live

Price	-10% $755	-5% $740	+0% $726	+5% $712	+10% $698
Rent	-10% $598	-5% $662	+0% $726	+5% $790	+10% $855
Rate	-1.0pp $751	-0.5pp $739	base $726	+0.5pp $713	+1.0pp $700

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: $12,472
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14802 Cooper Ave Harvey, IL	3.0	1.5	1200	$1,700	$1.42	25d	1	0.18mi
14629 Hoyne Ave Dixmoor, IL	3.0	1.0	920	$1,495	$1.62	25d	1	0.37mi
14521 Richmond Ave Unit 3 Posen, IL	2.0	1.0	850	$1,375	$1.62	25d	1	1.41mi

Listing history 27 events

1. 2026-06-21
   days on market $49,890 Active 5 DOM
2. 2026-06-18
   days on market $49,890 Active 2 DOM
3. 2026-06-17
   pricestatusdays on marketlisting id $49,890 Active 1 DOM
4. 2026-06-16
   days on market $49,900 Temporarily No Showings 8 DOM
5. 2026-06-15
   statusdays on market $49,900 Temporarily No Showings 7 DOM
6. 2026-06-13
   days on market $49,900 Active 5 DOM
7. 2026-06-13
   days on market $49,900 Active 4 DOM
8. 2026-06-09
   remarks 699-char remark
9. 2026-06-09
   statusdays on marketlisting id $49,900 Active 1 DOM
10. 2026-06-08
    days on market $49,900 Contingent - Continue to Show 94 DOM
11. 2026-06-07
    days on market $49,900 Contingent - Continue to Show 93 DOM
12. 2026-06-04
    days on market $49,900 Contingent - Continue to Show 90 DOM
13. 2026-06-03
    days on market $49,900 Contingent - Continue to Show 89 DOM
14. 2026-06-02
    days on market $49,900 Contingent - Continue to Show 88 DOM
15. 2026-06-01
    days on market $49,900 Contingent - Continue to Show 87 DOM
16. 2026-05-31
    days on market $49,900 Contingent - Continue to Show 86 DOM
17. 2026-03-23
    historical Contingent - Continue to Show
18. 2026-03-06
    listed $49,900 Active
19. 2026-01-03
    historical Contingent - Continue to Show
20. 2025-12-30
    historical
21. 2025-12-13
    listed Active
22. 2024-10-10
    status Pending
23. 2024-10-07
    historical
24. 2024-09-26
    listed Active
25. 2024-06-24
    historical
26. 2024-06-19
    listed Active
27. 1991-08-26
    soldstatus $44,500

ⓘ 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: $975 · $81/mo
• Projected year-2 tax: $1,054 · $88/mo
• Expected delta: +$79/yr (+$7/mo · 8.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone AH · 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 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,479
• − Mortgage interest: −$2,795
• − Property taxes: −$975
• − Insurance: −$2,558
• − Repairs & maintenance: −$1,558
• − Management: −$1,558
• − Depreciation: −$1,451
• Taxable income: $8,583
• Est. tax owed @ 24.0%: −$2,060
• After-tax cash flow: $6,655/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

+12.1% since first listed

11 events — show timeline

• 2026-03-23 Contingent — MRED as Distributed by MLS Grid
• 2026-03-06 Listed $49,900 MRED as Distributed by MLS Grid
• 2026-01-03 Contingent — MRED as Distributed by MLS Grid
• 2025-12-30 Listing Removed — MRED as Distributed by MLS Grid
• 2025-12-13 Listed — MRED as Distributed by MLS Grid
• 2024-10-10 Pending — MRED as Distributed by MLS Grid
• 2024-10-07 Listing Removed — MRED as Distributed by MLS Grid
• 2024-09-26 Listed — MRED as Distributed by MLS Grid
• 2024-06-24 Listing Removed — MRED as Distributed by MLS Grid
• 2024-06-19 Listed — MRED as Distributed by MLS Grid
• 1991-08-26 Sold (Public Records) $44,500 Public Records

Property tax history

-2.0%/yr

Latest (2023): $975 · +2.4% YoY. Source: county tax records.