320 Streamside Dr · Harvey, IL 60426

$210,000

3 bd · 1.5 ba · 1,333 sqft · SingleFamily public records · 87 Days on market

Built 1961 1.50 ac lot

---

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 +16.3/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0

Listing remarks

LIVE IN THE HOME OF GRAMMY-NOMINATED ARTIST JEREMIH! Streamside Living with Style, Space & Star Power - Now at a Dramatically Reduced Price! * * * * Imagine coming home to a property once owned by Grammy-nominated recording artist Jeremih, where comfort, character, and natural beauty come together in one unforgettable address. * * * * This inviting home offers approximately 1,333 square feet of above-grade living space, featuring 3 spacious bedrooms, 3 full bathrooms, plus a finished lower-level bedroom-perfect for guests, a home office, or extended family living. * * * * Step Inside and Feel the Vibe. The warm and welcoming living room is highlighted by a beautiful fir

Key facts

• 1.5 acre lot
• 2 garage spots
• Built 1961

Property features AI

Finance

• Other: Parcel number: 29091010090000
• HOA & community: No master association fee required; Community features include a park, curbs, sidewalks, street lights, and paved streets

Exterior

• Parking: Detached garage (garage owned); Concrete surfaces; Circular driveway and side driveway; Total of 2 parking spaces (2 garage spaces)
• Utilities: Lake Michigan water source; Public sewer and storm sewer; 100 amp electric service
• Home design: Detached single-family home; One-story design (with finished basement); Fee simple ownership; Rehab completed in 2025; Built prior to 1978 (approximately 61–70 years old); School bus, commuter bus, and commuter train access nearby
• Construction: Frame construction; Asphalt roof; Concrete perimeter foundation
• Exterior features: Patio; Stream on the property (waterfront feature); Other exterior features

Interior

• Kitchen: Kitchen with eating area/table space (12 x 11); Range; Refrigerator; Double-pane windows; Hardwood flooring in kitchen
• Bedrooms: Primary bedroom on second level (18 x 13) with double-pane windows and hardwood floors; Second bedroom on second level (18 x 9) with hardwood floors; Main-level bedroom (14 x 9) with hardwood floors; Basement bedroom (10 x 8) with ceramic tile flooring
• Flooring: Hardwood flooring in main living areas and most bedrooms; Ceramic tile in basement rooms and laundry
• Bathrooms: Two full bathrooms and one half bathroom; Basement contains at least one bathroom
• Heating & cooling: Natural gas and electric heating; Central air conditioning
• Interior features: Finished full basement; Basement includes family room and additional bedroom; Screens on windows; 8 total rooms; Living room fireplace
• Laundry & utility: Basement laundry room (10 x 5) with ceramic tile; Gas and electric dryer hookups

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $115 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $210k).
• Recommended offer: $197k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.0% vs local median 9.3% in Harvey — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 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 $22k of equity ($1k loan paydown + $21k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $59k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 3 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 $108k; list at $210k implies a 94% gain — meaningful room to come down on a strong offer.

Recommended offer $197,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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?
7. 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.
8. 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.
9. 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: 1.00% ✓
• Cap rate: 6.95%
• Cash-on-cash: 2.35%
• DSCR: 1.10
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $137,299
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
340 Streamside Dr	0.08mi	3/1.5	1,270 (-5%)	5mo	$142,000	$112	84
14410 S Union Ave	0.40mi	3/2.0	1,294 (-3%)	4mo	$179,000	$138	71
14528 S Normal Ave	0.21mi	3/1.5	1,197 (-10%)	5mo	$123,649	$103	69
14817 S Wentworth Ave	0.51mi	3/2.0	1,270 (-5%)	3mo	$180,000	$142	64
14459 Center Ave	0.52mi	3/1.0	1,400 (+5%)	4mo	$35,000	$25	62
308 W 145th Pl	0.38mi	3/1.5	1,488 (+12%)	3mo	$91,000	$61	61
14636 Clark St	0.59mi	3/1.0	1,394 (+5%)	3mo	$105,000	$75	61
14609 Lexington Ave	0.75mi	3/1.0	1,326 (-0%)	3mo	$45,000	$34	60
14437 S Dearborn St	0.74mi	3/1.5	1,307 (-2%)	5mo	$70,500	$54	58
14233 S Union Ave	0.57mi	4/2.0 (+1)	1,262 (-5%)	4mo	$194,000	$154	55
111 E 144th Ct	0.70mi	3/1.5	1,491 (+12%)	2mo	$105,000	$70	46
14727 Riverside Dr	0.60mi	4/2.0 (+1)	1,200 (-10%)	3mo	$212,000	$177	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: 26.0%
• Equity multiple: 3.07×
• Total profit: $121,798
• Equity at exit: $189,185

10-year hold

• IRR: 22.8%
• Equity multiple: 7.00×
• Total profit: $353,088
• Equity at exit: $407,984

Cash invested: $58,800 (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: 8.3×

Monthly cashflow live

• Estimated rent: $2,105 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$359 /mo · $4,304/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$442
• Net cashflow: $115

Break-even live

Break-even rent $1,959

Max offer price $210,000

Occupancy floor 90%

Sensitivity live

Price	-10% $234	-5% $175	+0% $115	+5% $56	+10% $-4
Rent	-10% $-51	-5% $32	+0% $115	+5% $198	+10% $281
Rate	-1.0pp $221	-0.5pp $169	base $115	+0.5pp $61	+1.0pp $5

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14844 Wabash Ave Dolton, IL	3.0	1.5	1277	$2,320	$1.82	25d	1	0.81mi
14124 Manor Ave Dolton, IL	3.0	2.0	1440	$2,390	$1.66	25d	1	1.30mi
13708 S Wentworth Ave Riverdale, IL	3.0	1.5	1500	$2,200	$1.47	23d	1	1.31mi
13604 S Wentworth Ave Riverdale, IL	3.0	1.0	1100	$1,200	$1.09	25d	1	1.42mi

Listing history 29 events

1. 2026-06-21
   remarks 695-char remark
2. 2026-06-21
   days on market $210,000 Active 87 DOM
3. 2026-06-18
   days on market $210,000 Active 84 DOM
4. 2026-06-17
   days on market $210,000 Active 83 DOM
5. 2026-06-16
   days on market $210,000 Active 82 DOM
6. 2026-06-15
   days on market $210,000 Active 81 DOM
7. 2026-06-13
   days on market $210,000 Active 79 DOM
8. 2026-06-13
   days on market $210,000 Active 78 DOM
9. 2026-06-09
   days on market $210,000 Active 75 DOM
10. 2026-06-08
    days on market $210,000 Active 74 DOM
11. 2026-06-07
    days on market $210,000 Active 73 DOM
12. 2026-06-04
    days on market $210,000 Active 70 DOM
13. 2026-06-03
    days on market $210,000 Active 69 DOM
14. 2026-06-02
    days on market $210,000 Active 68 DOM
15. 2026-06-01
    days on market $210,000 Active 67 DOM
16. 2026-05-31
    days on market $210,000 Active 66 DOM
17. 2026-03-26
    listed $210,000 Active
18. 2026-01-27
    historical
19. 2026-01-27
    historical $2,750
20. 2026-01-21
    price $2,750
21. 2026-01-06
    price $2,800
22. 2026-01-05
    price
23. 2026-01-05
    price
24. 2025-12-10
    listed $2,850
25. 2025-10-23
    price
26. 2025-10-15
    price
27. 2025-08-09
    listed Active
28. 2006-01-13
    soldstatus $108,000
29. 1993-04-12
    soldstatus $57,000

ⓘ 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: $4,304 · $359/mo
• Projected year-2 tax: $4,535 · $378/mo
• Expected delta: +$232/yr (+$19/mo · 5.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 24% 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
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,254
• − Mortgage interest: −$11,763
• − Property taxes: −$4,304
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,020
• − Management: −$2,020
• − Depreciation: −$6,109
• Taxable loss: −$2,012
• Est. tax savings @ 24.0%: +$483
• After-tax cash flow: $1,865/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

+268.4% since first listed

13 events — show timeline

• 2026-03-26 Listed $210,000 MRED as Distributed by MLS Grid
• 2026-01-27 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-27 Rental Removed $2,750 MRED
• 2026-01-21 Price Changed $2,750 MRED
• 2026-01-06 Price Changed $2,800 MRED
• 2026-01-05 Price Changed — MRED as Distributed by MLS Grid
• 2026-01-05 Price Changed — MRED as Distributed by MLS Grid
• 2025-12-10 Listed for Rent $2,850 MRED
• 2025-10-23 Price Changed — MRED as Distributed by MLS Grid
• 2025-10-15 Price Changed — MRED as Distributed by MLS Grid
• 2025-08-09 Listed — MRED as Distributed by MLS Grid
• 2006-01-13 Sold (Public Records) $108,000 Public Records
• 1993-04-12 Sold (Public Records) $57,000 Public Records

Property tax history

+2.1%/yr

Latest (2023): $4,304 · +160.7% YoY. Source: county tax records.