12528 S Ada St · Calumet Park, IL 60827

$145,000

3 bd · 1.0 ba · 956 sqft · SingleFamily public records · 4 Days on market

Built 1951 Est $138k · 5% over

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Why this score? — see what drove the C- 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 +20.1/30.0
• 1% rule +7.4/10.0
• DSCR +6.4/10.0
• ARV discount +5.1/15.0
• 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 MLS

Classic brick raised ranch is clean and has a perfect yard with a side drive and garage. It is located near shopping, schools and transportation. This fine home features three bedrooms, formal dining room, modern kitchen and a full basement Buyer is responsible for Calumet Park escrow/transfer requirements and POS violations. The inspection is in the doc poster. Lot/room sizes estimated.

Key facts

• Near schools
• Brick raised ranch
• Near shopping

Tags

• BRICK RAISED RANCH
• SIDE DRIVE
• MODERN KITCHEN
• FULL BASEMENT
• NEAR SHOPPING
• NEAR SCHOOLS

Property features AI

Finance

• Other: Possession at closing; tenant's rights apply
• Financial info: Homeowner tax exemption
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage (garage owned); One garage space, one total parking space
• Utilities: Water from Lake Michigan; Public sewer
• Home design: Detached single-family home; One-story; Fee simple ownership; Property was rehabbed in 2022; Built before 1978 (71–80 years old); Previously leased (currently leased)
• Construction: Brick construction
• Exterior features: Oversized Chicago lot (~5000); Lot dimensions 5000

Interior

• Kitchen: Kitchen on main level; Laminate flooring in kitchen
• Bedrooms: Three bedrooms (all on main level); Master bedroom on main level
• Flooring: Hardwood flooring in living room, dining room, master bedroom and two other bedrooms; Laminate flooring in kitchen
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heating
• Interior features: Six total rooms; Full, unfinished basement
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $182 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).

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; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 13d 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 $1,799/mo this rent would consume 58% 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 $1k 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 $41k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y 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.
• Current owner paid $90k; list at $145k implies a 61% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price; built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $145,000

Questions for the listing agent

1. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.24% ✓
• Cap rate: 7.80%
• Cash-on-cash: 5.37%
• DSCR: 1.24
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $137,664
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12613 S Marshfield Ave	0.36mi	3/1.0	1,008 (+5%)	3mo	$120,000	$119	72
12613 S Bishop St	0.13mi	2/1.0 (-1)	876 (-8%)	4mo	$154,500	$176	71
12811 S Elizabeth St	0.37mi	3/1.0	1,028 (+8%)	3mo	$117,900	$115	68
12356 S Carpenter St	0.44mi	3/1.0	1,008 (+5%)	4mo	$158,894	$158	67
12219 S Throop St	0.42mi	3/1.0	880 (-8%)	0mo	$120,000	$136	67
12343 S Lincoln St	0.71mi	3/1.0	960 (+0%)	3mo	$95,000	$99	64
12237 S Ada St	0.38mi	4/1.0 (+1)	1,025 (+7%)	6mo	$148,000	$144	60
12036 S Justine St	0.68mi	3/2.5	1,025 (+7%)	2mo	$245,000	$239	49
12154 S Justine St	0.53mi	3/1.5	1,092 (+14%)	1mo	$160,053	$147	48
12820 S Sangamon St	0.63mi	3/1.0	1,077 (+13%)	4mo	$157,500	$146	46
843 W Vermont Ave	0.69mi	2/1.0 (-1)	864 (-10%)	3mo	$58,000	$67	44
12334 Sangamon St	0.56mi	2/1.0 (-1)	1,087 (+14%)	4mo	$90,000	$83	43

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: -1.6%
• Equity multiple: 0.94×
• Total profit: $-2,605
• Equity at exit: $21,620

10-year hold

• IRR: 13.4%
• Equity multiple: 2.35×
• Total profit: $54,820
• Equity at exit: $12,537

Cash invested: $40,600 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,799 high
• Mortgage (P&I): −$760
• Tax from tax record: −$419 /mo · $5,028/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $182

Break-even live

Break-even rent $1,569

Max offer price $145,000

Occupancy floor 85%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12827 S Morgan St Unit 1546010P Chicago, IL	4.0	2.0	1022	$4,677	$4.58	12d	1	0.62mi
12253 S Peoria St Chicago, IL	4.0	3.0	684	$3,000	$4.39	1d	1	0.66mi
843 W 123rd St Unit V5 Calumet Park, IL	2.0	1.0	900	$1,500	$1.67	13d	1	0.67mi
843 W 123rd St Unit T2 Calumet Park, IL	2.0	1.0	750	$1,400	$1.87	13d	1	0.67mi
12358 S Lowe Ave Chicago, IL	3.0	2.0	1050	$2,400	$2.29	24d	1	0.89mi
13034 Honore St Unit 1 Blue Island, IL	2.0	1.0	700	$1,350	$1.93	12d	1	0.89mi
1908 Vermont St Unit 1916-4 Blue Island, IL	2.0	1.0	800	$1,395	$1.74	1d	1	0.96mi
1923 Vermont St Blue Island, IL	2.0	1.0	1087	$1,550	$1.43	24d	1	0.98mi
2130 122nd St Blue Island, IL	2.0	1.0	558	$1,450	$2.60	1d	1	1.09mi
11547 S Ashland Ave Chicago, IL	3.0	1.5	1000	$2,700	$2.70	3d	1	1.24mi

Listing history 6 events

1. 2026-06-18
   days on market $145,000 Active 4 DOM
2. 2026-06-17
   days on market $145,000 Active 3 DOM
3. 2026-06-16
   days on market $145,000 Active 2 DOM
4. 2026-06-15
   remarks 382-char remark
5. 2026-06-15
   remarks 312-char remark
6. 2026-06-15
   listed $145,000 Active 1 DOM

ⓘ 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: $5,028 · $419/mo
• Projected year-2 tax: $5,028 · $419/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 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: $21,591
• − Mortgage interest: −$8,122
• − Property taxes: −$5,028
• − Insurance: −$725
• − Repairs & maintenance: −$1,727
• − Management: −$1,727
• − Depreciation: −$4,218
• Taxable income: $43
• Est. tax owed @ 24.0%: −$10
• After-tax cash flow: $2,169/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

+137.7% since first listed

8 events — show timeline

• 2026-06-14 Listed $145,000 MRED as Distributed by MLS Grid
• 2022-03-11 Sold (Public Records) $90,000 Public Records
• 2022-02-15 Sold (MLS) $90,000 MRED as Distributed by MLS Grid
• 2022-02-15 Contingent — MRED as Distributed by MLS Grid
• 2022-01-07 Pending — MRED as Distributed by MLS Grid
• 2021-12-15 Listed $99,900 MRED as Distributed by MLS Grid
• 2004-12-28 Sold (Public Records) $115,000 Public Records
• 1990-06-05 Sold (Public Records) $61,000 Public Records

Property tax history

+5.0%/yr

Latest (2023): $5,028 · +67.2% YoY. Source: county tax records.