279 Chappel Ave · Calumet City, IL 60409

$112,900

3 bd · 1.0 ba · 979 sqft · SingleFamily public records · 16 Days on market

Built 1964 5,924 ac lot Est $111k · at est.

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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 +6.6/15.0
• Rent growth +4.0/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

SPACIOUS FRAME SPLIT LEVEL THAT FEATURES 3 BEDROOMS, 1 BATH, BASEMENT, VERY SPACIOUS FRONT YARD, 1 CAR DETACHED GARAGE. CLOSE TO EXPRESSWAYS, AND SHOPPING. THIS IS A FANNIE MAE HOME PATH PROPERTY.

Key facts

• 5924 acre lot
• Garage
• Built 1964

Property features AI

Finance

• HOA & community: No master association fee required

Exterior

• Parking: Detached garage (1 car); Total parking for 1 vehicle
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; Split-level layout; Built before 1978 (age approx. 61–70 years); Fee simple ownership
• Construction: Aluminum siding
• Exterior features: Lot dimensions approximately 47 x 126; Lot smaller than 0.25 acre

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Master bedroom on main level (16 x 12); Bedroom on main level (14 x 11); Bedroom on main level (11 x 10); Additional bedroom in finished basement (11 x 10) — counts as possible 4th bedroom
• Flooring: Laminate flooring
• Bathrooms: One full bathroom; One half bathroom; Basement includes bath stubbed/full (bathroom access in basement)
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: First-floor bedroom; Finished basement with exterior entry and walk-out access; Basement has bath stubbed/full plumbing
• Laundry & utility: Laundry room in basement (5 x 3)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $113k.

Deal economics

• At list price, monthly cash flow is $718 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $113k).
• Recommended offer: $111k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.9% 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-, crime D-, 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: Rents rising fast (+6.2%/yr); 198 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).
• This rent runs 41% 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 $781 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.2% rent growth), your $32k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($111k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y 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 $14k; list at $113k implies a 706% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $111,206 (1.5% below list)

Questions for the listing agent

1. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.68% ✓
• Cap rate: 13.93%
• Cash-on-cash: 27.27%
• DSCR: 2.21
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $110,627
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
295 Chappel Ave	0.03mi	3/2.0	979 (0%)	5mo	$240,000	$245	91
370 Clyde Ave	0.22mi	3/2.0	973 (-1%)	0mo	$105,000	$108	85
405 Clyde Ave	0.30mi	3/1.0	973 (-1%)	3mo	$110,000	$113	82
283 Paxton Ave	0.19mi	3/2.0	1,004 (+3%)	5mo	$80,000	$80	79
427 Clyde Ave	0.34mi	3/1.0	1,025 (+5%)	3mo	$190,000	$185	73
14610 Blackstone Ave	0.47mi	3/1.0	1,017 (+4%)	1mo	$150,000	$147	71
14738 Blackstone Ave	0.50mi	3/1.0	1,017 (+4%)	1mo	$150,000	$147	70
14642 Dorchester Ave	0.60mi	3/1.0	1,013 (+4%)	1mo	$170,000	$168	66
14622 Kenwood Ave	0.66mi	3/1.0	1,017 (+4%)	5mo	$110,000	$108	59
14731 Kimbark Ave	0.71mi	3/1.0	1,017 (+4%)	2mo	$115,000	$113	58
1429 Kasten Dr	0.51mi	3/1.0	1,123 (+15%)	4mo	$119,000	$106	48
14613 Dante Ave	0.50mi	3/1.5	1,112 (+14%)	5mo	$95,000	$85	48

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: 24.8%
• Equity multiple: 2.07×
• Total profit: $33,731
• Equity at exit: $16,834

10-year hold

• IRR: 34.5%
• Equity multiple: 4.66×
• Total profit: $115,746
• Equity at exit: $9,762

Cash invested: $31,612 (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: 5.0×

Monthly cashflow live

• Estimated rent: $1,897 high
• Mortgage (P&I): −$592
• Tax est. 1.5%: −$141 /mo · $1,694/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $718

Break-even live

Break-even rent $988

Max offer price $112,900

Occupancy floor 57%

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: $28,225
• Closing costs: $3,387
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1860 State St Calumet City, IL	3.0	1.0	1100	$1,800	$1.64	17d	1	0.11mi
405 Clyde Ave Calumet City, IL	3.0	1.0	973	$2,300	$2.36	1d	1	0.27mi
250 Yates Ave Unit 1616 Dolton 1E Calumet City, IL	2.0	1.0	875	$1,465	$1.67	7d	1	0.41mi
101 Oglesby Ave Calumet City, IL	2.0	1.0	1100	$1,800	$1.64	12d	1	0.42mi
101 Oglesby Ave Calumet City, IL	2.0	1.0	1000	$1,800	$1.80	19d	1	0.42mi
101 Oglesby Ave Calumet City, IL	2.0	1.0	1000	$1,800	$1.80	22d	1	0.42mi
1601 Downs Dr Unit 3S Calumet City, IL	2.0	1.0	750	$1,400	$1.87	24d	1	0.44mi
14610 Blackstone Ave Dolton, IL	3.0	1.0	1017	$2,400	$2.36	6d	1	0.48mi
14738 Blackstone Ave Dolton, IL	3.0	1.0	1017	$2,400	$2.36	10d	1	0.50mi
14501 Torrence Ave Unit 3A Burnham, IL	2.0	1.0	800	$1,250	$1.56	10d	1	0.70mi
14501 S Torrence Ave Chicago, IL	1.0–2.0	1.0	737	$1,250	$1.69	12d	2	0.70mi
460 Hoxie Ave Unit R Calumet City, IL	2.0	1.0	800	$1,650	$2.06	14d	1	0.70mi
460 Hoxie Ave Unit R Calumet City, IL	2.0	1.0	800	$1,650	$2.06	7d	1	0.70mi
2790 E State St Apt 2E Burnham, IL	3.0	2.0	1100	$1,695	$1.54	24d	1	1.16mi
14500 Cottage Grove Ave Unit 3 Dolton, IL	2.0	1.0	1000	$1,475	$1.48	24d	1	1.37mi

Listing history 16 events

1. 2026-05-06
   status Pending
2. 2026-04-20
   listed $112,900 Active
3. 2016-06-23
   soldstatus $14,000 Closed Sale 196-char remark

   Show marketing remark (196 chars)

   SPACIOUS FRAME SPLIT LEVEL THAT FEATURES 3 BEDROOMS, 1 BATH, BASEMENT, VERY SPACIOUS FRONT YARD, 1 CAR DETACHED GARAGE. CLOSE TO EXPRESSWAYS, AND SHOPPING. THIS IS A FANNIE MAE HOME PATH PROPERTY.

4. 2016-04-26
   status Pending 196-char remark

   Show marketing remark (196 chars)

   SPACIOUS FRAME SPLIT LEVEL THAT FEATURES 3 BEDROOMS, 1 BATH, BASEMENT, VERY SPACIOUS FRONT YARD, 1 CAR DETACHED GARAGE. CLOSE TO EXPRESSWAYS, AND SHOPPING. THIS IS A FANNIE MAE HOME PATH PROPERTY.

5. 2016-04-14
   status Reactivated 196-char remark

   Show marketing remark (196 chars)

   SPACIOUS FRAME SPLIT LEVEL THAT FEATURES 3 BEDROOMS, 1 BATH, BASEMENT, VERY SPACIOUS FRONT YARD, 1 CAR DETACHED GARAGE. CLOSE TO EXPRESSWAYS, AND SHOPPING. THIS IS A FANNIE MAE HOME PATH PROPERTY.

6. 2016-02-17
   status Pending 196-char remark

   Show marketing remark (196 chars)

   SPACIOUS FRAME SPLIT LEVEL THAT FEATURES 3 BEDROOMS, 1 BATH, BASEMENT, VERY SPACIOUS FRONT YARD, 1 CAR DETACHED GARAGE. CLOSE TO EXPRESSWAYS, AND SHOPPING. THIS IS A FANNIE MAE HOME PATH PROPERTY.

7. 2016-02-12
   price $15,000 196-char remark

   Show marketing remark (196 chars)

   SPACIOUS FRAME SPLIT LEVEL THAT FEATURES 3 BEDROOMS, 1 BATH, BASEMENT, VERY SPACIOUS FRONT YARD, 1 CAR DETACHED GARAGE. CLOSE TO EXPRESSWAYS, AND SHOPPING. THIS IS A FANNIE MAE HOME PATH PROPERTY.

8. 2016-02-02
   listed $20,600 New 196-char remark

   Show marketing remark (196 chars)

   SPACIOUS FRAME SPLIT LEVEL THAT FEATURES 3 BEDROOMS, 1 BATH, BASEMENT, VERY SPACIOUS FRONT YARD, 1 CAR DETACHED GARAGE. CLOSE TO EXPRESSWAYS, AND SHOPPING. THIS IS A FANNIE MAE HOME PATH PROPERTY.

9. 2015-07-10
   historical
10. 2015-07-07
    price
11. 2015-06-11
    price
12. 2015-05-09
    price
13. 2015-04-03
    listed New
14. 2000-10-30
    soldstatus $93,000
15. 1988-12-28
    soldstatus $58,500
16. 1981-08-24
    soldstatus $60,000

ⓘ 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 5/10 Major FEMA zone X (unshaded) · 65% 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 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,764
• − Mortgage interest: −$6,324
• − Property taxes: −$1,694
• − Insurance: −$564
• − Repairs & maintenance: −$1,821
• − Management: −$1,821
• − Depreciation: −$3,284
• Taxable income: $7,255
• Est. tax owed @ 24.0%: −$1,741
• After-tax cash flow: $6,879/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 — 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

+88.2% since first listed

16 events — show timeline

• 2026-05-06 Pending — MRED as Distributed by MLS Grid
• 2026-04-20 Listed $112,900 MRED as Distributed by MLS Grid
• 2016-06-23 Sold (MLS) $14,000 MRED as Distributed by MLS Grid
• 2016-04-26 Pending — MRED as Distributed by MLS Grid
• 2016-04-14 Relisted — MRED as Distributed by MLS Grid
• 2016-02-17 Pending — MRED as Distributed by MLS Grid
• 2016-02-12 Price Changed $15,000 MRED as Distributed by MLS Grid
• 2016-02-02 Listed $20,600 MRED as Distributed by MLS Grid
• 2015-07-10 Listing Removed — MRED as Distributed by MLS Grid
• 2015-07-07 Price Changed — MRED as Distributed by MLS Grid
• 2015-06-11 Price Changed — MRED as Distributed by MLS Grid
• 2015-05-09 Price Changed — MRED as Distributed by MLS Grid
• 2015-04-03 Listed — MRED as Distributed by MLS Grid
• 2000-10-30 Sold (Public Records) $93,000 Public Records
• 1988-12-28 Sold (Public Records) $58,500 Public Records
• 1981-08-24 Sold (Public Records) $60,000 Public Records

Property tax history

+5.6%/yr

Latest (2023): $7,493 · +15.7% YoY. Source: county tax records.