826 Williams St · Calumet City, IL 60409

$127,000

3 bd · 1.0 ba · 1,070 sqft · SingleFamily public records · 6 Days on market

Built 1975 7,501 sqft lot Est $173k · 27% under

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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 +29.8/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• 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 MLS

Nice property

Key facts

• 7,501 sq ft lot
• Garage
• Built 1975

Tags

• DETACHED 2-CAR GARAGE

Property features AI

Finance

• Other: Fee simple ownership; Not currently leased; Possession at closing
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage (owned); Approximately 1.5 garage/total parking spaces
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; One-story
• Construction: Brick construction; Built 41–50 years ago; Property built before 1978
• Exterior features: Lot dimensions approximately 52 x 150; Lot less than 0.25 acre; Asphalt and concrete surfaces

Interior

• Kitchen: Range; Refrigerator; Range hood
• Bedrooms: 3 bedrooms (all on main level); Bedroom dimensions include 13 x 9 (master), 12 x 10, and 12 x 9
• Flooring: Carpet in living room; Other flooring in dining area
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas forced-air heating
• Interior features: 5 total rooms; Crawl space basement; Kitchen/Dining combo
• Laundry & utility: Main-level laundry (9 x 5)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $127k.

Deal economics

• At list price, monthly cash flow is $467 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $127k).
• Cap rate 10.7% 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; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 $878 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.2% rent growth), your $36k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 14y ago; this cycle's ask has dropped $45k (26%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $27k; list at $127k implies a 370% gain — meaningful room to come down on a strong offer.

Recommended offer $127,000

Questions for the listing agent

1. Built in 1975 — 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: 1.34% ✓
• Cap rate: 10.70%
• Cash-on-cash: 15.75%
• DSCR: 1.70
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $173,340
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1261 Balmoral Ave	0.14mi	3/1.5	1,055 (-1%)	2mo	$172,000	$163	88
1263 Mackinaw Ave	0.24mi	3/1.5	1,102 (+3%)	1mo	$175,900	$160	81
1269 Arthur St	0.13mi	3/1.5	999 (-7%)	2mo	$168,000	$168	79
1262 Greenbay Ave	0.27mi	3/1.5	1,102 (+3%)	6mo	$160,000	$145	76
1216 Balmoral Ave	0.13mi	3/1.5	1,177 (+10%)	0mo	$135,000	$115	75
1272 Burnham Ave	0.33mi	3/1.5	1,147 (+7%)	3mo	$186,000	$162	68
910 163rd St	0.40mi	3/1.5	1,160 (+8%)	1mo	$150,000	$129	65
1278 Balmoral Ave	0.20mi	4/1.5 (+1)	1,177 (+10%)	3mo	$199,000	$169	64
1382 Burnham Ave	0.51mi	3/1.5	1,147 (+7%)	1mo	$105,000	$92	62
1295 Hirsch Ave	0.44mi	4/2.0 (+1)	1,166 (+9%)	3mo	$265,000	$227	53
866 Greenbay Ave	0.67mi	3/2.0	1,163 (+9%)	3mo	$200,000	$172	48
1395 Freeland Ave	0.72mi	3/1.0	1,180 (+10%)	6mo	$76,500	$65	44

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: 10.1%
• Equity multiple: 1.42×
• Total profit: $14,769
• Equity at exit: $18,936

10-year hold

• IRR: 21.7%
• Equity multiple: 3.13×
• Total profit: $75,764
• Equity at exit: $10,981

Cash invested: $35,560 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,702 high
• Mortgage (P&I): −$666
• Tax est. 1.5%: −$159 /mo · $1,905/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $467

Break-even live

Break-even rent $1,111

Max offer price $127,000

Occupancy floor 68%

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: $31,750
• Closing costs: $3,810
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1312 Gordon Ave Calumet City, IL	2.0	1.0	1134	$1,600	$1.41	7d	1	0.56mi
1338 Wentworth Ave Unit 1338 Calumet City, IL	2.0	1.0	800	$1,430	$1.79	24d	1	0.87mi
34 Elizabeth St Calumet City, IL	3.0	1.0	1246	$2,400	$1.93	1d	1	1.05mi
1539 Wentworth Ave Unit 3W Calumet City, IL	3.0	1.0	1100	$1,700	$1.55	12d	1	1.15mi
115 157th St Unit 3 Calumet City, IL	3.0	1.0	800	$1,350	$1.69	24d	1	1.16mi
3 Waltham St Hammond, IN	3.0	1.0	1200	$1,095	$0.91	24d	1	1.17mi
5 Ruth St Unit 2W Hammond, IN	2.0	1.0	900	$1,250	$1.39	12d	1	1.19mi
3 Ruth St Hammond, IN	2.0	1.0	900	$1,250	$1.39	24d	1	1.19mi
671 Saginaw Ave Calumet City, IL	3.0	2.0	1250	$2,276	$1.82	10d	1	1.27mi
407 Kenwood St Hammond, IN	2.0	1.0	920	$1,495	$1.62	17d	1	1.45mi
407 Kenwood St Hammond, IN	2.0	1.0	920	$1,495	$1.62	24d	1	1.45mi
3023 Bernice Rd Apt 2S Lansing, IL	3.0	1.0	1000	$1,600	$1.60	1d	1	1.45mi
323 Memorial Dr Unit 2 Calumet City, IL	2.0	1.0	1000	$1,600	$1.60	24d	1	1.46mi
3069 Bernice Rd Apt 2S Lansing, IL	3.0	1.0	950	$1,535	$1.62	3d	1	1.46mi
3069 Bernice Rd Apt 2N Lansing, IL	3.0	1.0	950	$1,535	$1.62	20d	1	1.46mi

Listing history 50 events

1. 2026-06-18
   days on market $127,000 Active 6 DOM
2. 2026-06-17
   days on market $127,000 Active 5 DOM
3. 2026-06-16
   days on market $127,000 Active 4 DOM
4. 2026-06-15
   days on market $127,000 Active 3 DOM
5. 2026-06-13
   days on marketlisting id $127,000 Active 1 DOM
6. 2026-06-09
   days on market $127,000 Active 265 DOM
7. 2026-06-08
   days on market $127,000 Active 264 DOM
8. 2026-06-07
   days on market $127,000 Active 263 DOM
9. 2026-06-04
   days on market $127,000 Active 260 DOM
10. 2026-06-03
    days on market $127,000 Active 259 DOM
11. 2026-06-02
    days on market $127,000 Active 258 DOM
12. 2026-06-01
    days on market $127,000 Active 257 DOM
13. 2026-05-31
    days on market $127,000 Active 256 DOM
14. 2026-05-05
    status Active
15. 2026-05-03
    historical Contingent - Continue to Show
16. 2026-04-17
    price $127,000
17. 2026-03-27
    price $132,000
18. 2026-02-27
    price $136,000
19. 2026-02-06
    price $142,000
20. 2026-01-16
    price $146,000
21. 2025-12-19
    price $151,000
22. 2025-11-21
    price $155,000
23. 2025-10-31
    price $160,000
24. 2025-10-03
    price $165,000
25. 2025-09-18
    listed $172,000 Active
26. 2024-01-22
    historical $1,295
27. 2024-01-20
    historical $1,295
28. 2024-01-10
    price $1,295
29. 2023-12-28
    price $1,320
30. 2023-12-28
    price $1,320
31. 2023-12-25
    price $1,495
32. 2023-12-23
    price $1,495
33. 2023-12-21
    price $1,575
34. 2023-12-19
    price $1,575
35. 2023-12-15
    price $1,625
36. 2023-12-14
    price $1,625
37. 2023-12-14
    listed $1,685
38. 2023-12-09
    listed $1,685
39. 2023-06-14
    historical
40. 2023-06-12
    historical
41. 2013-05-03
    soldstatus $27,000 Closed Sale 13-char remark

    Show marketing remark (13 chars)

    Nice property

42. 2013-03-25
    historical Contingent 13-char remark

    Show marketing remark (13 chars)

    Nice property

43. 2013-02-14
    price $35,000 Price Change 13-char remark

    Show marketing remark (13 chars)

    Nice property

44. 2013-02-04
    listed $42,500 New 13-char remark

    Show marketing remark (13 chars)

    Nice property

45. 2013-02-03
    historical
46. 2013-01-02
    price Reactivated
47. 2013-01-02
    status Reactivated
48. 2012-11-26
    historical
49. 2012-11-02
    listed New
50. 2012-11-02
    historical

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 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 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: $20,420
• − Mortgage interest: −$7,114
• − Property taxes: −$1,905
• − Insurance: −$635
• − Repairs & maintenance: −$1,634
• − Management: −$1,634
• − Depreciation: −$3,695
• Taxable income: $3,805
• Est. tax owed @ 24.0%: −$913
• After-tax cash flow: $4,687/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

+154.0% since first listed

43 events — show timeline

• 2026-05-05 Relisted — MRED as Distributed by MLS Grid
• 2026-05-03 Contingent — MRED as Distributed by MLS Grid
• 2026-04-17 Price Changed $127,000 MRED as Distributed by MLS Grid
• 2026-03-27 Price Changed $132,000 MRED as Distributed by MLS Grid
• 2026-02-27 Price Changed $136,000 MRED as Distributed by MLS Grid
• 2026-02-06 Price Changed $142,000 MRED as Distributed by MLS Grid
• 2026-01-16 Price Changed $146,000 MRED as Distributed by MLS Grid
• 2025-12-19 Price Changed $151,000 MRED as Distributed by MLS Grid
• 2025-11-21 Price Changed $155,000 MRED as Distributed by MLS Grid
• 2025-10-31 Price Changed $160,000 MRED as Distributed by MLS Grid
• 2025-10-03 Price Changed $165,000 MRED as Distributed by MLS Grid
• 2025-09-18 Listed $172,000 MRED as Distributed by MLS Grid
• 2024-01-22 Rental Removed $1,295 RENTLY
• 2024-01-20 Rental Removed $1,295 RENT.
• 2024-01-10 Price Changed $1,295 RENTLY
• 2023-12-28 Price Changed $1,320 RENTLY
• 2023-12-28 Price Changed $1,320 RENT.
• 2023-12-25 Price Changed $1,495 RENTLY
• 2023-12-23 Price Changed $1,495 RENT.
• 2023-12-21 Price Changed $1,575 RENTLY
• 2023-12-19 Price Changed $1,575 RENT.
• 2023-12-15 Price Changed $1,625 RENTLY
• 2023-12-14 Price Changed $1,625 RENT.
• 2023-12-14 Listed for Rent $1,685 RENTLY
• 2023-12-09 Listed for Rent $1,685 RENT.
• 2023-06-14 Rental Removed — RENTLY
• 2023-06-12 Rental Removed — RENT.
• 2013-05-03 Sold (MLS) $27,000 MRED as Distributed by MLS Grid
• 2013-03-25 Contingent — MRED as Distributed by MLS Grid
• 2013-02-14 Price Changed $35,000 MRED as Distributed by MLS Grid
• 2013-02-04 Listed $42,500 MRED as Distributed by MLS Grid
• 2013-02-03 Listing Removed — MRED as Distributed by MLS Grid
• 2013-01-02 Relisted — MRED as Distributed by MLS Grid
• 2013-01-02 Price Changed — MRED as Distributed by MLS Grid
• 2012-11-26 Listing Removed — MRED as Distributed by MLS Grid
• 2012-11-02 Listed — MRED as Distributed by MLS Grid
• 2012-11-02 Listing Removed — MRED as Distributed by MLS Grid
• 2012-10-13 Price Changed — MRED as Distributed by MLS Grid
• 2012-07-17 Price Changed — MRED as Distributed by MLS Grid
• 2012-04-07 Listed — MRED as Distributed by MLS Grid
• 2004-08-16 Sold (Public Records) $83,000 Public Records
• 1990-11-13 Sold (Public Records) $55,000 Public Records
• 1980-01-09 Sold (Public Records) $50,000 Public Records

Property tax history

+6.5%/yr

Latest (2023): $7,233 · +39.6% YoY. Source: county tax records.