617 Hirsch Ave · Calumet City, IL 60409

$165,000

3 bd · 1.5 ba · 1,283 sqft · SingleFamily public records · 52 Days on market

Built 1923 6,098 sqft lot

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Why this score? — see what drove the D+ 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 +16.1/30.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• DSCR +5.0/10.0
• 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

Very motivated seller - Willing to consider all offers. Charming 4-bedroom, 2-bath bungalow offering space and character in Calumet City! Step inside to a welcoming oversized entryway leading into a spacious living room with beautiful hardwood floors that flow seamlessly into the kitchen and dining area through a charming arched doorway. The main level features two comfortable bedrooms and a full bath, while the Second level offers a large loft ideal for a home office, playroom, or additional living space, along with two more bedrooms and a second full bath. The unfinished basement has a laundry area and provides excellent storage or the opportunity to create additional living space. Outsid

Key facts

• Large loft
• Laundry area
• Unfinished basement

Tags

• OVERSIZED ENTRYWAY
• HARDWOOD FLOORS
• CHARMING ARCHED DOORWAY
• LARGE LOFT
• UNFINISHED BASEMENT
• LAUNDRY AREA

Property features AI

Finance

• Other: Living area is estimated; Property provides interstate access
• HOA & community: No master association fee required; Community features include curbs, sidewalks, street lights, and paved streets

Exterior

• Parking: Detached garage with garage door opener; Garage owned (2 garage spaces, 2 total parking spaces)
• Utilities: Water from Lake Michigan and public supply; Public sewer; Electric service with circuit breakers and fuses
• Home design: Detached single-family home; 1.5-story design; Fee simple ownership
• Construction: Vinyl siding; Asphalt roof; Concrete perimeter foundation; More than 100 years old; Built before 1978
• Exterior features: Above-ground pool; Deck; Curb, sidewalk, street lights, and paved street

Interior

• Kitchen: Kitchen with eating area/table space; Microwave; Dishwasher; Range hood
• Bedrooms: 4 bedrooms total; Master bedroom on second level; Additional bedrooms on main and second levels
• Flooring: Hardwood flooring in main living areas; Carpet in bedrooms and loft
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: First-floor bedroom; First-floor full bath; 8 total rooms; Finished full attic with dormer; Unfinished full basement with exterior entry
• Laundry & utility: In-unit laundry; Gas dryer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $85 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $160k (3.0% below list) — sets the bar for market timing.

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 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.
• Zoned schools: Wilson Elementary School (366 students, 0% FRL); Wentworth Jr High School (math 10% / reading 13%, grade F, #571 of 665 statewide, top 86%, 311 students, 0% FRL); Thornton Fractnl No High School (math 6% / reading 10%, grade F, #587 of 693 statewide, top 85%, 1,383 students, 0% FRL).
• Market conditions: Rents rising fast (+6.2%/yr); 196 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 17y 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 $165k implies a 83% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; built in 1923 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $160,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 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 1923 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 1.14% ✓
• Cap rate: 6.91%
• Cash-on-cash: 2.22%
• DSCR: 1.10
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $78,263
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
303 W 153rd Pl	0.30mi	3/1.0	1,188 (-7%)	2mo	$65,000	$55	70
658 Mackinaw Ave	0.23mi	4/2.0 (+1)	1,383 (+8%)	4mo	$183,000	$132	66
737 Newell Ave	0.36mi	3/1.0	1,386 (+8%)	6mo	$80,000	$58	63
5259 State Line Ave	0.69mi	3/1.0	1,260 (-2%)	1mo	$77,000	$61	62
301 Warren St	0.70mi	3/2.0	1,270 (-1%)	2mo	$211,000	$166	62
423 157th St	0.53mi	4/1.5 (+1)	1,212 (-6%)	1mo	$25,000	$21	60
518 156th Pl	0.43mi	3/2.0	1,165 (-9%)	3mo	$167,000	$143	60
228 154th Pl	0.41mi	3/2.0	1,120 (-13%)	3mo	$39,900	$36	55
525 Forsythe Ave	0.61mi	3/2.0	1,386 (+8%)	2mo	$185,000	$133	54
866 Greenbay Ave	0.60mi	3/2.0	1,163 (-9%)	3mo	$200,000	$172	52
328 156th Pl	0.49mi	3/1.0	1,095 (-15%)	5mo	$50,177	$46	46
503 Webb St	0.58mi	2/1.0 (-1)	1,093 (-15%)	1mo	$20,000	$18	40

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: -8.5%
• Equity multiple: 0.68×
• Total profit: $-14,920
• Equity at exit: $24,602

10-year hold

• IRR: 5.5%
• Equity multiple: 1.47×
• Total profit: $21,883
• Equity at exit: $14,266

Cash invested: $46,200 (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: 196
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,881 high
• Mortgage (P&I): −$865
• Tax from tax record: −$466 /mo · $5,595/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $85

Break-even live

Break-even rent $1,773

Max offer price $165,000

Occupancy floor 90%

Sensitivity live

Price	-10% $179	-5% $132	+0% $85	+5% $39	+10% $-8
Rent	-10% $-63	-5% $11	+0% $85	+5% $160	+10% $234
Rate	-1.0pp $169	-0.5pp $127	base $85	+0.5pp $43	+1.0pp $-1

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
323 Memorial Dr Unit 2 Calumet City, IL	2.0	1.0	1000	$1,600	$1.60	26d	1	0.24mi
3 Ruth St Hammond, IN	2.0	1.0	900	$1,250	$1.39	26d	1	1.01mi
5 Ruth St Unit 2W Hammond, IN	2.0	1.0	900	$1,250	$1.39	14d	1	1.01mi
671 Saginaw Ave Calumet City, IL	3.0	2.0	1250	$2,276	$1.82	12d	1	1.02mi
2790 E State St Apt 2E Burnham, IL	3.0	2.0	1100	$1,695	$1.54	26d	1	1.03mi
34 Elizabeth St Calumet City, IL	3.0	1.0	1246	$2,400	$1.93	0d	1	1.05mi
3 Waltham St Hammond, IN	3.0	1.0	1200	$1,095	$0.91	26d	1	1.05mi
2605 E Martha Pl Chicago, IL	2.0	2.0	1353	$1,860	$1.37	23d	1	1.18mi
4624 Towle Ave Hammond, IN	4.0	2.0	1500	$2,500	$1.67	4d	1	1.37mi
4624 Towle Ave Hammond, IN	4.0	2.0	1500	$2,500	$1.67	3d	1	1.37mi
1312 Gordon Ave Calumet City, IL	2.0	1.0	1134	$1,600	$1.41	9d	1	1.46mi
14518 S Hoxie Ave Chicago, IL	3.0	1.5	1128	$2,450	$2.17	0d	1	1.48mi

Listing history 50 events

1. 2026-06-21
   days on market $165,000 Active 52 DOM
2. 2026-06-18
   days on market $165,000 Active 49 DOM
3. 2026-06-17
   days on market $165,000 Active 48 DOM
4. 2026-06-16
   days on market $165,000 Active 47 DOM
5. 2026-06-15
   days on market $165,000 Active 46 DOM
6. 2026-06-13
   days on market $165,000 Active 44 DOM
7. 2026-06-09
   days on market $165,000 Active 40 DOM
8. 2026-06-08
   days on market $165,000 Active 39 DOM
9. 2026-06-07
   days on market $165,000 Active 38 DOM
10. 2026-06-04
    statusdays on market $165,000 Active 35 DOM
11. 2026-06-03
    days on market $165,000 Contingent - No Showings 34 DOM
12. 2026-06-02
    days on market $165,000 Contingent - No Showings 33 DOM
13. 2026-06-01
    days on market $165,000 Contingent - No Showings 32 DOM
14. 2026-05-31
    days on market $165,000 Contingent - No Showings 31 DOM
15. 2026-05-14
    price $165,000
16. 2026-04-30
    listed $170,000 Active
17. 2026-04-30
    historical
18. 2026-04-18
    status Active
19. 2026-03-26
    historical Contingent - No Showings
20. 2026-03-21
    price
21. 2026-03-14
    price
22. 2026-02-24
    price
23. 2026-02-10
    price
24. 2026-02-03
    price
25. 2026-01-28
    listed Active
26. 2025-11-17
    historical
27. 2025-11-11
    price
28. 2025-11-06
    price
29. 2025-10-14
    price
30. 2025-09-02
    listed Active
31. 2025-09-02
    historical
32. 2025-08-26
    price
33. 2025-08-19
    price
34. 2025-08-19
    status Active
35. 2025-07-01
    historical Contingent - No Showings
36. 2025-06-25
    price
37. 2025-06-20
    price
38. 2025-06-13
    listed Active
39. 2018-03-20
    soldstatus $90,000
40. 2018-03-12
    soldstatus $90,000 Closed Sale
41. 2018-01-10
    status Contingent (Do Not Show)
42. 2018-01-04
    listed $89,900 New
43. 2010-05-17
    soldstatus $140,000
44. 2010-05-11
    soldstatus $140,000 Closed Sale
45. 2010-04-19
    status Pending
46. 2010-04-06
    price $141,900 Price Change
47. 2010-03-28
    listed $114,900 New
48. 2009-10-13
    soldstatus $44,900 Closed Sale
49. 2009-09-23
    status Pending
50. 2009-08-12
    price $56,500 Price Change

ⓘ 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: $5,595 · $466/mo
• Projected year-2 tax: $5,595 · $466/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 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: $22,568
• − Mortgage interest: −$9,243
• − Property taxes: −$5,595
• − Insurance: −$825
• − Repairs & maintenance: −$1,805
• − Management: −$1,805
• − Depreciation: −$4,800
• Taxable loss: −$1,506
• Est. tax savings @ 24.0%: +$361
• After-tax cash flow: $1,386/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

+205.6% since first listed

40 events — show timeline

• 2026-05-14 Price Changed $165,000 MRED as Distributed by MLS Grid
• 2026-04-30 Listing Removed — MRED as Distributed by MLS Grid
• 2026-04-30 Listed $170,000 MRED as Distributed by MLS Grid
• 2026-04-18 Relisted — MRED as Distributed by MLS Grid
• 2026-03-26 Contingent — MRED as Distributed by MLS Grid
• 2026-03-21 Price Changed — MRED as Distributed by MLS Grid
• 2026-03-14 Price Changed — MRED as Distributed by MLS Grid
• 2026-02-24 Price Changed — MRED as Distributed by MLS Grid
• 2026-02-10 Price Changed — MRED as Distributed by MLS Grid
• 2026-02-03 Price Changed — MRED as Distributed by MLS Grid
• 2026-01-28 Listed — MRED as Distributed by MLS Grid
• 2025-11-17 Listing Removed — MRED as Distributed by MLS Grid
• 2025-11-11 Price Changed — MRED as Distributed by MLS Grid
• 2025-11-06 Price Changed — MRED as Distributed by MLS Grid
• 2025-10-14 Price Changed — MRED as Distributed by MLS Grid
• 2025-09-02 Listing Removed — MRED as Distributed by MLS Grid
• 2025-09-02 Listed — MRED as Distributed by MLS Grid
• 2025-08-26 Price Changed — MRED as Distributed by MLS Grid
• 2025-08-19 Price Changed — MRED as Distributed by MLS Grid
• 2025-08-19 Relisted — MRED as Distributed by MLS Grid
• 2025-07-01 Contingent — MRED as Distributed by MLS Grid
• 2025-06-25 Price Changed — MRED as Distributed by MLS Grid
• 2025-06-20 Price Changed — MRED as Distributed by MLS Grid
• 2025-06-13 Listed — MRED as Distributed by MLS Grid
• 2018-03-20 Sold (Public Records) $90,000 Public Records
• 2018-03-12 Sold (MLS) $90,000 MRED as Distributed by MLS Grid
• 2018-01-10 Pending — MRED as Distributed by MLS Grid
• 2018-01-04 Listed $89,900 MRED as Distributed by MLS Grid
• 2010-05-17 Sold (Public Records) $140,000 Public Records
• 2010-05-11 Sold (MLS) $140,000 MRED as Distributed by MLS Grid
• 2010-04-19 Pending — MRED as Distributed by MLS Grid
• 2010-04-06 Price Changed $141,900 MRED as Distributed by MLS Grid
• 2010-03-28 Listed $114,900 MRED as Distributed by MLS Grid
• 2009-10-13 Sold (MLS) $44,900 MRED as Distributed by MLS Grid
• 2009-09-23 Pending — MRED as Distributed by MLS Grid
• 2009-08-12 Price Changed $56,500 MRED as Distributed by MLS Grid
• 2009-07-13 Listed $61,380 MRED as Distributed by MLS Grid
• 2007-02-21 Sold (Public Records) $169,000 Public Records
• 2006-11-24 Sold (Public Records) $155,000 Public Records
• 2004-08-10 Sold (Public Records) $54,000 Public Records

Property tax history

+4.0%/yr

Latest (2023): $5,595 · +105.5% YoY. Source: county tax records.