15 E 155th St · Harvey, IL 60426

$178,500

4 bd · 1.5 ba · 1,916 sqft · SingleFamily public records · 33 Days on market

Built 1920 0.27 ac lot Est $155k · 15% 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 +21.0/30.0
• Appreciation +10.0/10.0
• DSCR +6.7/10.0
• 1% rule +5.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.7/15.0
• Schools +0.7/10.0

Listing remarks

Timeless Character, Inviting Warmth & Space to Truly Live. Step away from ordinary cookie-cutter construction and discover a home filled with soul, charm, and enduring character. This beautiful, 3-bedroom, 2.5-bath residence perfectly blends classic craftsmanship with everyday comfort, offering a warm and welcoming atmosphere you simply can't recreate in modern builds. This isn't a cold, modern gallery of stainless steel; it's a sanctuary. If you prefer cozy character and a welcoming spirit over sterile surfaces, you'll feel right at home the moment you walk through the door. The inviting living room showcases a stunning working stone fireplace accented by a beautifully handcrafted wo

Key facts

• Expansive backyard
• Bright sunroom
• 0.27 acre lot

Tags

• WORKING STONE FIREPLACE
• HANDCRAFTED WOOD MANTEL
• ORIGINAL HARDWOOD FLOORS
• EXPOSED BRICK DETAILS
• BRIGHT SUNROOM
• EXPANSIVE BACKYARD

Property features AI

Finance

• Other: Property currently not leased; School bus service and commuter bus available; Some photos are virtually staged; Possession available at closing or immediate
• HOA & community: No master association fee required; Community features include sidewalks, street lights, and paved streets

Exterior

• Parking: Detached garage (garage owned) with 2 garage spaces; Asphalt and concrete surfaces; Garage door opener; 2 total parking spaces
• Utilities: Water source: Lake Michigan; Public sewer
• Home design: Detached single-family home; 2 stories; Fee simple ownership; Home is over 100 years old; Built with stucco exterior; Living area reported as estimated
• Construction: Stucco construction
• Exterior features: Deck; Exterior lighting; Partial fencing; Level lot

Interior

• Kitchen: Eating area / table space; Range; Microwave; Refrigerator
• Bedrooms: 3 bedrooms (master and two additional bedrooms on second level); Nursery on second level
• Flooring: Hardwood in main living areas; Ceramic tile in kitchen; Carpet in bedrooms and sun room; Wood flooring listed
• Bathrooms: 2 full bathrooms; 1 half bathroom; Basement has a bathroom
• Heating & cooling: Natural gas heat; Central air conditioning
• Interior features: Separate dining room; Sun room; Family room; Living room with fireplace; Partially finished basement with walk-up access and full basement
• Laundry & utility: Basement laundry area with sink; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $178k.

Deal economics

• At list price, monthly cash flow is $253 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $178k).
• Recommended offer: $173k (3.0% below list) — sets the bar for market timing.

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: Whittier Elem School (math 2% / reading 8%, grade F, #1,741 of 2,056 statewide, top 93%, 234 students, 0% FRL); Brooks Middle School (math 3% / reading 14%, grade F, #605 of 665 statewide, top 91%, 487 students, 0% FRL); 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; 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $50k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($173k) 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.
• Current owner paid $45k; list at $178k implies a 297% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $173,145 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.05% ✓
• Cap rate: 8.00%
• Cash-on-cash: 6.08%
• DSCR: 1.27
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $155,196
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15641 Marshfield Ave	0.26mi	5/2.0 (+1)	2,000 (+4%)	1mo	$224,900	$112	73
15325 Lincoln Ave	0.42mi	4/2.0	1,906 (-0%)	8mo	$175,000	$92	71
142 W 156th Pl	0.51mi	3/2.0 (-1)	1,900 (-1%)	0mo	$249,000	$131	68
15529 Ashland Ave	0.09mi	3/2.5 (-1)	2,100 (+10%)	8mo	$80,000	$38	64
15033 Paulina St	0.54mi	4/2.0	1,800 (-6%)	3mo	$145,000	$81	60
15730 Paulina St	0.39mi	4/2.0	1,702 (-11%)	4mo	$115,000	$68	58
15944 Paulina St	0.65mi	4/2.0	1,980 (+3%)	6mo	$72,500	$37	57
15917 Page Ave	0.60mi	3/2.0 (-1)	1,900 (-1%)	8mo	$150,000	$79	57
15212 Winchester Ave	0.59mi	4/2.0	1,800 (-6%)	14mo	$115,000	$64	49
15739 Myrtle Ave	0.40mi	3/1.5 (-1)	1,704 (-11%)	12mo	$150,000	$88	48
15122 Ashland Ave S	0.43mi	4/2.0	1,675 (-13%)	12mo	$205,000	$122	48
15521 Turlington Ave	0.41mi	4/2.5	1,678 (-12%)	14mo	$44,000	$26	45

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: 28.7%
• Equity multiple: 3.27×
• Total profit: $113,368
• Equity at exit: $160,807

10-year hold

• IRR: 25.0%
• Equity multiple: 7.43×
• Total profit: $321,220
• Equity at exit: $346,786

Cash invested: $49,980 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,878 medium
• Mortgage (P&I): −$936
• Tax from tax record: −$220 /mo · $2,635/yr
• Insurance: −$74
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $253

Break-even live

Break-even rent $1,557

Max offer price $178,500

Occupancy floor 82%

Sensitivity live

Price	-10% $354	-5% $304	+0% $253	+5% $203	+10% $152
Rent	-10% $105	-5% $179	+0% $253	+5% $327	+10% $402
Rate	-1.0pp $343	-0.5pp $299	base $253	+0.5pp $207	+1.0pp $160

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: $44,625
• Closing costs: $5,355
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-21
   days on market $178,500 Active 33 DOM
2. 2026-06-18
   days on market $178,500 Active 30 DOM
3. 2026-06-17
   days on market $178,500 Active 29 DOM
4. 2026-06-16
   days on market $178,500 Active 28 DOM
5. 2026-06-15
   days on market $178,500 Active 27 DOM
6. 2026-06-13
   days on market $178,500 Active 25 DOM
7. 2026-06-13
   days on market $178,500 Active 24 DOM
8. 2026-06-09
   days on market $178,500 Active 21 DOM
9. 2026-06-08
   days on market $178,500 Active 20 DOM
10. 2026-06-07
    days on market $178,500 Active 19 DOM
11. 2026-06-04
    days on market $178,500 Active 16 DOM
12. 2026-06-03
    days on market $178,500 Active 15 DOM
13. 2026-06-02
    days on market $178,500 Active 14 DOM
14. 2026-06-01
    days on market $178,500 Active 13 DOM
15. 2026-05-31
    days on market $178,500 Active 12 DOM
16. 2026-05-19
    listed $178,500 Active
17. 2026-05-01
    historical Contingent - Continue to Show
18. 2026-04-30
    historical
19. 2026-04-20
    price
20. 2026-04-09
    listed Active
21. 2026-02-28
    historical
22. 2025-10-10
    price
23. 2025-10-02
    status Active
24. 2025-09-27
    historical Contingent - No Showings
25. 2025-09-01
    listed Active
26. 2020-03-04
    historical
27. 1983-03-31
    soldstatus $45,000
28. 1980-01-08
    soldstatus $38,000

ⓘ 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: $2,635 · $220/mo
• Projected year-2 tax: $3,344 · $279/mo
• Expected delta: +$708/yr (+$59/mo · 26.9%)

ⓘ 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 ≥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: $22,530
• − Mortgage interest: −$9,999
• − Property taxes: −$2,635
• − Insurance: −$892
• − Repairs & maintenance: −$1,802
• − Management: −$1,802
• − Depreciation: −$5,193
• Taxable income: $206
• Est. tax owed @ 24.0%: −$49
• After-tax cash flow: $2,989/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

+369.7% since first listed

13 events — show timeline

• 2026-05-19 Listed $178,500 MRED as Distributed by MLS Grid
• 2026-05-01 Contingent — MRED as Distributed by MLS Grid
• 2026-04-30 Listing Removed — MRED as Distributed by MLS Grid
• 2026-04-20 Price Changed — MRED as Distributed by MLS Grid
• 2026-04-09 Listed — MRED as Distributed by MLS Grid
• 2026-02-28 Listing Removed — MRED as Distributed by MLS Grid
• 2025-10-10 Price Changed — MRED as Distributed by MLS Grid
• 2025-10-02 Relisted — MRED as Distributed by MLS Grid
• 2025-09-27 Contingent — MRED as Distributed by MLS Grid
• 2025-09-01 Listed — MRED as Distributed by MLS Grid
• 2020-03-04 Listing Removed — MRED as Distributed by MLS Grid
• 1983-03-31 Sold (Public Records) $45,000 Public Records
• 1980-01-08 Sold (Public Records) $38,000 Public Records

Property tax history

+2.1%/yr

Latest (2023): $2,635 · +997.8% YoY. Source: county tax records.