12627 S Marshfield Ave · Calumet Park, IL 60827

$100,000

3 bd · 1.0 ba · 919 sqft · SingleFamily public records · 219 Days on market

Built 1945 7,492 sqft lot $109/sqft · 44% below area Est $179k · 44% under ↓ 29% since listing

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.5/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lo and behold, sitting on three beautiful lots of land, the opportunity of a life time. This complete value-add awaits the most righteous investor and most deserving homeowner. Bring your best contractors and workers and schedule your showing today!

Key facts

• 7,492 sq ft lot
• 2 garage spots
• Built 1945

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $395 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.0% vs local median 5.7% in Calumet Park — 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 72/100 on livability (#308 in IL) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: employment C-, schools F, crime F.
• Chsd 218 (suburban): math 14% / reading 20% proficiency, ranked #454 of 620 in IL (top 73%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+7.8%/yr); 77 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals leasing fast (median 9d on market — plan ~1-2 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).
• At $1,571/mo this rent would consume 51% of the median local household income ($37k/yr) (locally 1868% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 7.8% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 219 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 18y 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.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 219 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — 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. 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: 1.57% ✓
• Cap rate: 11.04%
• Cash-on-cash: 16.94%
• DSCR: 1.75
• GRM: 5.3

CMA / ARV

• ARV (median comp): $178,977
• List price: $100,000
• Delta: -44.13%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12613 S Marshfield Ave	0.03mi	3/1.0	1,008 (+10%)	3mo	$120,000	$119	80
12636 S Loomis St	0.29mi	3/1.0	900 (-2%)	8mo	$138,500	$154	77
12613 S Bishop St	0.25mi	2/1.0 (-1)	876 (-5%)	4mo	$154,500	$176	72
12343 S Lincoln St	0.47mi	3/1.0	960 (+4%)	3mo	$95,000	$99	68
12629 S Throop St	0.44mi	3/1.0	861 (-6%)	8mo	$169,000	$196	63
12741 Hoyne Ave	0.52mi	2/1.0 (-1)	952 (+4%)	4mo	$158,500	$166	62
12219 S Throop St	0.68mi	3/1.0	880 (-4%)	0mo	$120,000	$136	61
12600 S Lincoln St	0.35mi	3/1.0	1,008 (+10%)	9mo	$209,000	$207	60
12838 Honore St	0.39mi	2/1.0 (-1)	833 (-9%)	9mo	$205,000	$246	54
12811 S Elizabeth St	0.55mi	3/1.0	1,028 (+12%)	3mo	$117,900	$115	52
12237 S Ada St	0.62mi	4/1.0 (+1)	1,025 (+12%)	6mo	$148,000	$144	42
12036 S Justine St	0.75mi	3/2.5	1,025 (+12%)	2mo	$245,000	$239	38

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 · 7.82% rent growth · sell at horizon

5-year hold

• IRR: 14.3%
• Equity multiple: 1.61×
• Total profit: $17,081
• Equity at exit: $14,910

10-year hold

• IRR: 26.9%
• Equity multiple: 4.00×
• Total profit: $84,009
• Equity at exit: $8,646

Cash invested: $28,000 (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 60827

• Home prices YoY: -31.8%
• Rents YoY: 7.8%
• Active inventory: 77
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,571 high
• Mortgage (P&I): −$524
• Tax from tax record: −$280 /mo · $3,361/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $395

Break-even live

Break-even rent $1,071

Max offer price $100,000

Occupancy floor 70%

Sensitivity live

Price	-10% $452	-5% $424	+0% $395	+5% $367	+10% $339
Rent	-10% $271	-5% $333	+0% $395	+5% $457	+10% $519
Rate	-1.0pp $446	-0.5pp $421	base $395	+0.5pp $369	+1.0pp $343

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13034 Honore St Unit 1 Blue Island, IL	2.0	1.0	700	$1,350	$1.93	13d	1	0.58mi
1908 Vermont St Unit 1916-4 Blue Island, IL	2.0	1.0	800	$1,395	$1.74	0d	1	0.62mi
1923 Vermont St Blue Island, IL	2.0	1.0	1087	$1,550	$1.43	25d	1	0.65mi
2130 122nd St Blue Island, IL	2.0	1.0	558	$1,450	$2.60	0d	1	0.85mi
12827 S Morgan St Unit 1546010P Chicago, IL	4.0	2.0	1022	$4,677	$4.58	13d	1	0.88mi
12253 S Peoria St Chicago, IL	4.0	3.0	684	$3,000	$4.39	0d	1	1.05mi
843 W 123rd St Unit V5 Calumet Park, IL	2.0	1.0	900	$1,500	$1.67	14d	1	1.06mi
843 W 123rd St Unit T2 Calumet Park, IL	2.0	1.0	750	$1,400	$1.87	14d	1	1.06mi
2053 135th Pl Blue Island, IL	2.0	1.0	800	$1,250	$1.56	9d	1	1.20mi
2053 135th Pl Blue Island, IL	2.0	1.0	800	$1,250	$1.56	22d	1	1.20mi
2119 135th Pl Blue Island, IL	2.0	1.0	900	$1,250	$1.39	5d	1	1.25mi
2119 135th Pl Unit 4 Blue Island, IL	2.0	1.0	900	$1,250	$1.39	9d	1	1.25mi
12358 S Lowe Ave Chicago, IL	3.0	2.0	1050	$2,400	$2.29	25d	1	1.27mi
12710 Elm St Unit 2B Blue Island, IL	3.0	2.0	900	$1,850	$2.06	0d	1	1.27mi
11547 S Ashland Ave Chicago, IL	3.0	1.5	1000	$2,700	$2.70	4d	1	1.34mi
13426 Old Western Ave Unit 202 Blue Island, IL	2.0	1.0	600	$1,700	$2.83	0d	1	1.45mi

Listing history 23 events

1. 2026-06-21
   days on market $100,000 Active 219 DOM
2. 2026-06-18
   days on market $100,000 Active 216 DOM
3. 2026-06-17
   days on market $100,000 Active 215 DOM
4. 2026-06-16
   days on market $100,000 Active 214 DOM
5. 2026-06-15
   days on market $100,000 Active 213 DOM
6. 2026-06-13
   days on market $100,000 Active 211 DOM
7. 2026-06-09
   days on market $100,000 Active 207 DOM
8. 2026-06-08
   days on market $100,000 Active 206 DOM
9. 2026-06-07
   days on market $100,000 Active 205 DOM
10. 2026-06-04
    days on market $100,000 Active 202 DOM
11. 2026-06-03
    days on market $100,000 Active 201 DOM
12. 2026-06-02
    days on market $100,000 Active 200 DOM
13. 2026-06-01
    days on market $100,000 Active 199 DOM
14. 2026-05-31
    days on market $100,000 Active 198 DOM
15. 2025-12-19
    status Active 249-char remark

    Show marketing remark (249 chars)

    Lo and behold, sitting on three beautiful lots of land, the opportunity of a life time. This complete value-add awaits the most righteous investor and most deserving homeowner. Bring your best contractors and workers and schedule your showing today!

16. 2025-12-11
    historical 249-char remark

    Show marketing remark (249 chars)

    Lo and behold, sitting on three beautiful lots of land, the opportunity of a life time. This complete value-add awaits the most righteous investor and most deserving homeowner. Bring your best contractors and workers and schedule your showing today!

17. 2025-12-11
    status Active 249-char remark

    Show marketing remark (249 chars)

    Lo and behold, sitting on three beautiful lots of land, the opportunity of a life time. This complete value-add awaits the most righteous investor and most deserving homeowner. Bring your best contractors and workers and schedule your showing today!

18. 2025-11-26
    historical Contingent - Continue to Show 249-char remark

    Show marketing remark (249 chars)

    Lo and behold, sitting on three beautiful lots of land, the opportunity of a life time. This complete value-add awaits the most righteous investor and most deserving homeowner. Bring your best contractors and workers and schedule your showing today!

19. 2025-11-06
    listed $100,000 Active 249-char remark

    Show marketing remark (249 chars)

    Lo and behold, sitting on three beautiful lots of land, the opportunity of a life time. This complete value-add awaits the most righteous investor and most deserving homeowner. Bring your best contractors and workers and schedule your showing today!

20. 2008-09-18
    soldstatus $140,000
21. 2008-08-15
    soldstatus $139,900 427-char remark

    Show marketing remark (427 chars)

    Beautiful raised ranch with 3 bedrooms, 1.1baths with full attic & partially finished basement with 1/2bath; situated on 3 lots with 3 pin# & a 2 car garage. This is a great house with lots of potential; the attic can be dormed for relative living with the back of the house fully enclosed. The entire house is face bricked. Seller is highly motivated and is offering a 13month home warranty. Hurry this won't last!

22. 2008-05-20
    historical 427-char remark

    Show marketing remark (427 chars)

    Beautiful raised ranch with 3 bedrooms, 1.1baths with full attic & partially finished basement with 1/2bath; situated on 3 lots with 3 pin# & a 2 car garage. This is a great house with lots of potential; the attic can be dormed for relative living with the back of the house fully enclosed. The entire house is face bricked. Seller is highly motivated and is offering a 13month home warranty. Hurry this won't last!

23. 2008-04-29
    listed $139,900 427-char remark

    Show marketing remark (427 chars)

    Beautiful raised ranch with 3 bedrooms, 1.1baths with full attic & partially finished basement with 1/2bath; situated on 3 lots with 3 pin# & a 2 car garage. This is a great house with lots of potential; the attic can be dormed for relative living with the back of the house fully enclosed. The entire house is face bricked. Seller is highly motivated and is offering a 13month home warranty. Hurry this won't last!

ⓘ 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: $3,361 · $280/mo
• Projected year-2 tax: $3,361 · $280/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 · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,857
• − Mortgage interest: −$5,602
• − Property taxes: −$3,361
• − Insurance: −$500
• − Repairs & maintenance: −$1,509
• − Management: −$1,509
• − Depreciation: −$2,909
• Taxable income: $3,468
• Est. tax owed @ 24.0%: −$832
• After-tax cash flow: $3,911/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: Chsd 218
• NCES district ID: 1706540
• Math proficiency: 14% ▼ -4.00%
• Reading proficiency: 20% ▼ -1.00%
• Median HH income: $57,166
• Composite: 16.09/100
• National rank: #9235
• State rank: #454 of 620 in IL

Livability — Calumet Park

• Score: 72/100
• State rank: #308
• US rank: #6048

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Calumet Park, IL
• County: Cook County · 4,486,803 people
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 24,713
• Household income: $37,217
• Rent vs Own: 59.8% rent · 40.2% own
• Severe rent burden: 1868.0

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 (88%)
• Race & ethnicity: Black 88% Two or more races 5% Hispanic / Latino 5% White 2%
• Common ancestry: Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -76.39%
• Current HPI: 163.7725
• Rent YoY: ▲ 7.82%
• 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

-28.5% since first listed

9 events — show timeline

• 2025-12-19 Relisted — MRED as Distributed by MLS Grid
• 2025-12-11 Listing Removed — MRED as Distributed by MLS Grid
• 2025-12-11 Relisted — MRED as Distributed by MLS Grid
• 2025-11-26 Contingent — MRED as Distributed by MLS Grid
• 2025-11-06 Listed $100,000 MRED as Distributed by MLS Grid
• 2008-09-18 Sold (Public Records) $140,000 Public Records
• 2008-08-15 Sold (MLS) $139,900 MRED as Distributed by MLS Grid
• 2008-05-20 Listing Removed — MRED as Distributed by MLS Grid
• 2008-04-29 Listed $139,900 MRED as Distributed by MLS Grid

Property tax history

+4.3%/yr

Latest (2023): $3,361 · +32.5% YoY. Source: county tax records.