172 W 158th St · Harvey, IL 60426

$145,000

2 bd · 1.0 ba · 875 sqft · SingleFamily public records · 7 Days on market

Built 1957 Est $111k · 30% over

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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
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• ARV discount +0.0/15.0

Listing remarks

Recently rehabbed in 2026 with major improvements already completed, including a new sump pump. This property offers a great opportunity for an investor or owner-occupant looking to add value with the remaining work. The basement is unfinished, and the home requires installation of a furnace, water heater, and completion of appliances and some small electrical work. Ideal for buyers seeking a value-add opportunity, whether as a primary residence or investment property. Sold as-is.

Key facts

• 2 garage spots
• Built 1957
• Listed 6 days

Property features AI

Finance

• Other: Located in Harvey (Thornton township); Directions: take I-57 South and exit at 159th St. Turn east, head north onto Hoyne Ave, and turn east onto 158th Pl to the destination; Tax exemptions: Homeowner and Senior
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage (garage owned); 2 garage spaces; 4 total parking spaces
• Utilities: Water source: Lake Michigan; Public sewer
• Home design: Detached single-family home; 2-story layout; Fee simple ownership; Rehab completed in 2026
• Construction: Frame construction; Built 61–70 years ago; Property built before 1978
• Exterior features: Lot less than 0.25 acre; Lot dimensions: 6700

Interior

• Kitchen: Kitchen on the main level (approx. 10 x 12)
• Bedrooms: 3 bedrooms (all on the main level); Master bedroom on the main level
• Bathrooms: 1 full bathroom
• Interior features: Unfinished full basement; 5 total rooms
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $612 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Cap rate 11.4% vs local median 9.3% in Harvey — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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+, schools F, crime 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.
• Market conditions: 133 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 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 $16k of equity ($1k loan paydown + $14k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $38k; list at $145k implies a 282% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $145,000

Questions for the listing agent

1. Built in 1957 — 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 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?
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: 1.50% ✓
• Cap rate: 11.36%
• Cash-on-cash: 18.08%
• DSCR: 1.80
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $111,125
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
189 W 156th Pl	0.10mi	3/1.0 (+1)	900 (+3%)	3mo	$37,000	$41	83
171 W 158th Pl	0.16mi	3/1.0 (+1)	852 (-3%)	9mo	$110,000	$129	76
15812 Lincoln Ave	0.20mi	3/1.0 (+1)	918 (+5%)	8mo	$130,000	$142	71
168 W 158th Pl	0.19mi	3/1.0 (+1)	852 (-3%)	14mo	$108,000	$127	71
214 W 154th Pl	0.34mi	2/1.0	851 (-3%)	12mo	$36,100	$42	69
16154 Honore Ave	0.62mi	3/1.0 (+1)	864 (-1%)	4mo	$110,000	$127	60
15807 Dixie Hwy	0.17mi	2/1.0	1,000 (+14%)	10mo	$140,000	$140	60
15133 S Honore Ave	0.72mi	3/1.0 (+1)	900 (+3%)	0mo	$149,900	$167	56
15734 Marshfield Ave	0.46mi	3/1.0 (+1)	793 (-9%)	3mo	$49,000	$62	55
15138 Winchester Ave	0.68mi	3/1.0 (+1)	900 (+3%)	16mo	$135,000	$150	45
96 W 157th Pl	0.24mi	3/1.5 (+1)	984 (+12%)	24mo	$109,000	$111	41
16153 Paulina St	0.72mi	3/1.0 (+1)	948 (+8%)	22mo	$95,000	$100	29

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: 37.7%
• Equity multiple: 3.91×
• Total profit: $118,038
• Equity at exit: $130,627

10-year hold

• IRR: 32.5%
• Equity multiple: 8.81×
• Total profit: $317,157
• Equity at exit: $281,703

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 60426

• Home prices YoY: 6.9%
• Active inventory: 133
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $2,181 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$290 /mo · $3,482/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$458
• Net cashflow: $612

Break-even live

Break-even rent $1,406

Max offer price $145,000

Occupancy floor 67%

Sensitivity live

Price	-10% $694	-5% $653	+0% $612	+5% $571	+10% $530
Rent	-10% $440	-5% $526	+0% $612	+5% $698	+10% $784
Rate	-1.0pp $685	-0.5pp $649	base $612	+0.5pp $574	+1.0pp $536

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 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16125 Marshfield Ave Markham, IL	3.0	1.0	1043	$2,400	$2.30	0d	1	0.70mi
14629 Hoyne Ave Dixmoor, IL	3.0	1.0	920	$1,495	$1.62	25d	1	1.34mi
16752 Artesian Ave Hazel Crest, IL	3.0	1.0	867	$2,500	$2.88	0d	1	1.41mi

Listing history 6 events

1. 2026-06-21
   days on market $145,000 Active 7 DOM
2. 2026-06-18
   days on market $145,000 Active 4 DOM
3. 2026-06-17
   days on market $145,000 Active 3 DOM
4. 2026-06-16
   days on market $145,000 Active 2 DOM
5. 2026-06-15
   remarks 485-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: $3,482 · $290/mo
• Projected year-2 tax: $3,482 · $290/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 ≥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: $26,170
• − Mortgage interest: −$8,122
• − Property taxes: −$3,482
• − Insurance: −$725
• − Repairs & maintenance: −$2,094
• − Management: −$2,094
• − Depreciation: −$4,218
• Taxable income: $5,435
• Est. tax owed @ 24.0%: −$1,304
• After-tax cash flow: $6,038/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

+281.6% since first listed

2 events — show timeline

• 2026-06-13 Listed $145,000 MRED as Distributed by MLS Grid
• 1991-06-11 Sold (Public Records) $38,000 Public Records

Property tax history

+8.2%/yr

Latest (2020): $3,482 · +4023.2% YoY. Source: county tax records.