14801 Paulina St · Harvey, IL 60426

$19,000

2 bd · 1.0 ba · 760 sqft · SingleFamily public records · 87 Days on market

Built 1922 4,500 sqft lot

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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 +15.0/30.0
• 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

3-bedroom, 1-bath home in the heart of Harvey. Offering a functional layout, spacious yard, and full basement, this property is ready for your ideas and improvements. Ideal for renovation, rental income, or long-term ownership. Conveniently located near schools, parks, shopping, and major expressways for easy commuting.

Key facts

• Spacious yard
• Near schools
• Near shopping

Tags

• FUNCTIONAL LAYOUT
• SPACIOUS YARD
• FULL BASEMENT
• NEAR SCHOOLS
• NEAR PARKS
• NEAR SHOPPING

Property features AI

Finance

• Other: Parcel number 29074130010000
• HOA & community: No master association fee required

Exterior

• Utilities: Public water; Public sewer; Natural gas heating
• Home design: Detached single-family home; 1.5-story design; Fee simple ownership; Estimated living area
• Construction: Aluminum siding; Property is over 100 years old; Built before 1978; Total finished/unfinished area reported as 760 sq ft; Unfinished basement area reported as 760 sq ft
• Exterior features: Lot dimensions approximately 125 x 36; Lot smaller than 0.25 acre

Interior

• Kitchen: Kitchen on the main level — 9 x 13
• Bedrooms: 3 bedrooms (all on the main level); Master bedroom on the main level with no attached bath; Bedroom 2 (main level) — 8 x 11; Bedroom 3 (main level) — 9 x 10; Additional bedroom (listed separately)
• Bathrooms: 1 full bathroom
• Interior features: Six total rooms; Unfinished full basement
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $19k.

Deal economics

• At list price, monthly cash flow is $857 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $19k).
• Recommended offer: $18k (6.0% below list) — sets the bar for market timing.
• Cap rate 72.6% vs local median 9.3% in Harvey — 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 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: 134 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($131 loan paydown + $2k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $5k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($18k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $8k; list at $19k implies a 124% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $192/mo; built in 1922 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AH (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $17,860 (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 1922 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 7.87% ✓
• Cap rate: 72.59%
• Cash-on-cash: 236.78%
• DSCR: 11.54
• GRM: 1.1

CMA / ARV

• ARV (on-the-fly): $52,440
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14904 Marshfield Ave	0.14mi	3/2.0 (+1)	850 (+12%)	13mo	$90,000	$106	54
15028 Lincoln Ave	0.42mi	3/1.0 (+1)	836 (+10%)	10mo	$30,000	$36	50
14732 Loomis Ave	0.35mi	3/2.0 (+1)	712 (-6%)	17mo	$155,000	$218	50
15116 S Ashland Ave	0.42mi	3/1.0 (+1)	815 (+7%)	21mo	$120,000	$147	45
15015 Winchester Ave	0.42mi	3/1.0 (+1)	864 (+14%)	11mo	$60,000	$69	43
14907 Winchester Ave	0.34mi	3/1.0 (+1)	864 (+14%)	20mo	$70,000	$81	40
14430 Cooper Ave	0.74mi	3/1.5 (+1)	720 (-5%)	20mo	$46,500	$65	33
14632 Halsted St	0.69mi	2/1.0	672 (-12%)	18mo	$40,500	$60	33
14300 Honore Ave	0.67mi	3/2.0 (+1)	840 (+10%)	21mo	$45,000	$54	25

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: —
• Equity multiple: 13.24×
• Total profit: $65,092
• Equity at exit: $17,117

10-year hold

• IRR: —
• Equity multiple: 29.01×
• Total profit: $149,026
• Equity at exit: $36,913

Cash invested: $5,320 (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: 134
• Price-to-rent: 1.1×

Monthly cashflow live

• Estimated rent: $1,495 medium
• Mortgage (P&I): −$100
• Tax est. 1.5%: −$24 /mo · $285/yr
• Insurance: −$8
• Flood insurance flood zone: −$192 /mo · $2,309/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $857

Break-even live

Break-even rent $410

Max offer price $19,000

Occupancy floor 38%

Sensitivity live

Price	-10% $870	-5% $864	+0% $857	+5% $851	+10% $844
Rent	-10% $739	-5% $798	+0% $857	+5% $916	+10% $975
Rate	-1.0pp $867	-0.5pp $862	base $857	+0.5pp $852	+1.0pp $847

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: $4,750
• Closing costs: $570
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14629 Hoyne Ave Dixmoor, IL	3.0	1.0	920	$1,495	$1.62	25d	1	0.53mi

Listing history 3 events

1. 2026-03-09
   price $19,000
2. 2026-02-24
   listed $29,000 Active
3. 1995-05-04
   soldstatus $8,500

ⓘ 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 6/10 Major FEMA zone AH · 70% 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: $17,940
• − Mortgage interest: −$1,064
• − Property taxes: −$285
• − Insurance: −$2,404
• − Repairs & maintenance: −$1,435
• − Management: −$1,435
• − Depreciation: −$553
• Taxable income: $10,764
• Est. tax owed @ 24.0%: −$2,583
• After-tax cash flow: $7,705/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

+123.5% since first listed

3 events — show timeline

• 2026-03-09 Price Changed $19,000 MRED as Distributed by MLS Grid
• 2026-02-24 Listed $29,000 MRED as Distributed by MLS Grid
• 1995-05-04 Sold (Public Records) $8,500 Public Records

Property tax history

+2.6%/yr

Latest (2023): $3,972 · +14.6% YoY. Source: county tax records.