15362 7th Ave · Phoenix, IL 60426

$249,900

3 bd · 1.0 ba · 1,025 sqft · SingleFamily public records · 67 Days on market

Built 1997 3,101 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).

• Appreciation +10.0/10.0
• Cash flow +7.8/30.0
• ARV discount +7.5/15.0
• 1% rule +4.5/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0
• Schools +0.7/10.0

Listing remarks MLS

3 Bedroom Split level in need of some TLC. Eat-In Kitchen, finished Basement with Family Room and a 2 Car detached Garage. Property is sold as is with as is Rider needed. No Survey or Termite Inspection Given. Taxes prorated 100%. Pre-Approval must accompany all Offers.

Key facts

• 3,101 sq ft lot
• 2 garage spots
• Built 1997

Property features AI

Finance

• Other: Living area source: assessor; Possession negotiable
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage with garage door opener; Asphalt parking; Approximately 2 garage/total parking spaces
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; 1.5-story / Tri-level design; Fee simple ownership
• Construction: Brick construction; Property age approximately 26–30 years
• Exterior features: Lot approximately 50 x 123; Lot under 0.25 acre

Interior

• Kitchen: Main-level kitchen
• Bedrooms: Three bedrooms (master and two additional bedrooms on the second level)
• Bathrooms: Two full bathrooms; Basement contains a bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Finished basement with exterior entry and daylight windows; 6 total rooms
• Laundry & utility: Lower-level laundry with a laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-283 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $200k (20.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $237k (5.3% below list).
• Recommended offer: $200k (20.0% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 75/100 on livability (#230 in IL, #4,248 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, crime A-; Watch: health & safety C-, amenities F, employment 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: Taft School (364 students, 0% FRL); Coolidge Middle School (math 3% / reading 7%, grade F, #636 of 665 statewide, top 98%, 507 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; 5 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 $27k of equity ($2k loan paydown + $25k appreciation (10.0% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($235k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y 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 $95k; list at $250k implies a 164% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price.

Recommended offer $199,963 (20.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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: 0.95% ✗
• Cap rate: 4.94%
• Cash-on-cash: -4.85%
• DSCR: 0.78
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $100,450
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
736 E 155th Pl	0.11mi	3/1.0	1,020 (-0%)	12mo	$135,000	$132	84
931 Miller Pl	0.25mi	3/1.5	1,042 (+2%)	1mo	$140,000	$134	83
15533 Vincennes Rd	0.25mi	3/1.0	1,020 (-0%)	6mo	$85,000	$83	82
15316 4th Ave	0.22mi	3/1.0	964 (-6%)	2mo	$35,000	$36	78
15137 7th Ave	0.39mi	3/1.0	1,000 (-2%)	8mo	$78,000	$78	71
15131 6th Ave	0.40mi	3/1.0	1,064 (+4%)	11mo	$75,000	$70	66
523 E 152nd St	0.49mi	2/1.0 (-1)	942 (-8%)	3mo	$16,000	$17	56
14931 Riverside Dr	0.65mi	3/2.0	1,100 (+7%)	9mo	$164,000	$149	46
15439 Dearborn St	0.61mi	3/2.0	1,108 (+8%)	10mo	$235,000	$212	46
523 E 149th St	0.73mi	3/1.5	1,143 (+12%)	2mo	$80,000	$70	43
15955 State St	0.62mi	2/1.0 (-1)	900 (-12%)	5mo	$175,000	$194	42
551 E 149 St	0.75mi	3/1.0	1,174 (+14%)	10mo	$115,000	$98	33

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: 20.9%
• Equity multiple: 2.69×
• Total profit: $118,395
• Equity at exit: $225,130

10-year hold

• IRR: 19.0%
• Equity multiple: 6.19×
• Total profit: $363,404
• Equity at exit: $485,501

Cash invested: $69,972 (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: 8.8×

Monthly cashflow live

• Estimated rent: $2,367 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$738 /mo · $8,856/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$497
• Net cashflow: $-283

Break-even live

Break-even rent $2,725

Max offer price $199,963

Occupancy floor —

Sensitivity live

Price	-10% $-141	-5% $-212	+0% $-283	+5% $-353	+10% $-424
Rent	-10% $-470	-5% $-376	+0% $-283	+5% $-189	+10% $-96
Rate	-1.0pp $-157	-0.5pp $-219	base $-283	+0.5pp $-347	+1.0pp $-413

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16048 Halsted St Unit 2 Harvey, IL	3.0	1.0	1091	$1,650	$1.51	26d	1	0.92mi
14844 Wabash Ave Dolton, IL	3.0	1.5	1277	$2,320	$1.82	26d	1	1.14mi
15238 Doctor Martin Luther King Junior Dr Unit 2W Dolton, IL	2.0	1.0	800	$1,500	$1.88	12d	1	1.20mi
15509 Park Ln South Holland, IL	4.0	1.5	1200	$3,400	$2.83	26d	1	1.33mi
15509 Park Ln South Holland, IL	4.0	1.5	1200	$3,400	$2.83	9d	1	1.33mi

Listing history 27 events

1. 2026-06-21
   days on market $249,900 Active 67 DOM
2. 2026-06-18
   days on market $249,900 Active 64 DOM
3. 2026-06-17
   days on market $249,900 Active 63 DOM
4. 2026-06-16
   days on market $249,900 Active 62 DOM
5. 2026-06-16
   remarks 415-char remark
6. 2026-06-16
   status $249,900 Active 61 DOM
7. 2026-06-15
   days on market $249,900 Temporarily No Showings 61 DOM
8. 2026-06-13
   days on market $249,900 Temporarily No Showings 59 DOM
9. 2026-06-13
   days on market $249,900 Temporarily No Showings 58 DOM
10. 2026-06-09
    statusdays on market $249,900 Temporarily No Showings 55 DOM
11. 2026-06-08
    days on market $249,900 Contingent - Continue to Show 54 DOM
12. 2026-06-07
    days on market $249,900 Contingent - Continue to Show 53 DOM
13. 2026-06-04
    days on market $249,900 Contingent - Continue to Show 50 DOM
14. 2026-06-03
    days on market $249,900 Contingent - Continue to Show 49 DOM
15. 2026-06-02
    days on market $249,900 Contingent - Continue to Show 48 DOM
16. 2026-06-01
    days on market $249,900 Contingent - Continue to Show 47 DOM
17. 2026-05-31
    days on market $249,900 Contingent - Continue to Show 46 DOM
18. 2026-04-24
    historical Contingent - Continue to Show
19. 2026-04-15
    listed $249,900 Active
20. 2015-09-27
    status Contingent (Do Not Show)
21. 2015-09-26
    historical
22. 2015-09-25
    listed New
23. 2008-02-29
    soldstatus $94,650 274-char remark

    Show marketing remark (274 chars)

    3 Bedroom Split level in need of some TLC. Eat-In Kitchen, finished Basement with Family Room and a 2 Car detached Garage. Property is sold as is with as is Rider needed. No Survey or Termite Inspection Given. Taxes prorated 100%. Pre-Approval must accompany all Offers.

24. 2008-02-06
    historical 274-char remark

    Show marketing remark (274 chars)

    3 Bedroom Split level in need of some TLC. Eat-In Kitchen, finished Basement with Family Room and a 2 Car detached Garage. Property is sold as is with as is Rider needed. No Survey or Termite Inspection Given. Taxes prorated 100%. Pre-Approval must accompany all Offers.

25. 2007-10-24
    listed $89,950 274-char remark

    Show marketing remark (274 chars)

    3 Bedroom Split level in need of some TLC. Eat-In Kitchen, finished Basement with Family Room and a 2 Car detached Garage. Property is sold as is with as is Rider needed. No Survey or Termite Inspection Given. Taxes prorated 100%. Pre-Approval must accompany all Offers.

26. 2003-03-25
    soldstatus $105,000
27. 1994-12-01
    soldstatus $70,000

ⓘ 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: $8,856 · $738/mo
• Projected year-2 tax: $8,856 · $738/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 ≥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: $28,404
• − Mortgage interest: −$13,998
• − Property taxes: −$8,856
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,272
• − Management: −$2,272
• − Depreciation: −$7,270
• Taxable loss: −$7,514
• Est. tax savings @ 24.0%: +$1,803
• After-tax cash flow: $-1,589/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 — Phoenix

• Score: 75/100
• State rank: #230
• US rank: #4248

Category grades

Amenities F Commute A+ Cost of living A+ Crime A- Employment F Housing A- Health & safety C- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Phoenix, IL
• 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

+257.0% since first listed

10 events — show timeline

• 2026-04-24 Contingent — MRED as Distributed by MLS Grid
• 2026-04-15 Listed $249,900 MRED as Distributed by MLS Grid
• 2015-09-27 Pending — MRED as Distributed by MLS Grid
• 2015-09-26 Listing Removed — MRED as Distributed by MLS Grid
• 2015-09-25 Listed — MRED as Distributed by MLS Grid
• 2008-02-29 Sold (MLS) $94,650 MRED as Distributed by MLS Grid
• 2008-02-06 Listing Removed — MRED as Distributed by MLS Grid
• 2007-10-24 Listed $89,950 MRED as Distributed by MLS Grid
• 2003-03-25 Sold (Public Records) $105,000 Public Records
• 1994-12-01 Sold (Public Records) $70,000 Public Records

Property tax history

+6.4%/yr

Latest (2023): $8,856 · +471.7% YoY. Source: county tax records.