12501 S Throop St · Calumet Park, IL 60827

$142,500

3 bd · 1.5 ba · 1,205 sqft · SingleFamily public records · 63 Days on market

Built 1953 $118/sqft · 8% below area Est $209k · 32% under

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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
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• 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

Welcome to this charming 3 bedroom, 1 3/4 bath corner brick ranch home in the heart of Calumet Park! This inviting residence offers a perfect blend of comfort and functionality, featuring spacious living areas filled with natural light and a thoughtfully designed layout ideal for both everyday living and entertaining. Home features basement, full basement and breezeway to a 2 car attached garage.

Key facts

• 2 garage spots
• Built 1953
• Listed 63 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $142k.

Deal economics

• At list price, monthly cash flow is $589 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $142k).
• Recommended offer: $134k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.3% vs local median 6.7% 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); 76 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 13d 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 $1,916/mo this rent would consume 62% 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 $985 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 7.8% rent growth), your $40k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($134k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $46k; list at $142k implies a 213% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $133,950 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 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 1953 — 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: 1.34% ✓
• Cap rate: 11.25%
• Cash-on-cash: 17.72%
• DSCR: 1.79
• GRM: 6.2

CMA / ARV

• ARV (median comp): $209,034
• List price: $142,500
• Delta: -31.83%
• 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
12509 S Throop St	0.02mi	3/1.0	1,216 (+1%)	2mo	$141,270	$116	94
12427 S Ada St	0.10mi	3/1.5	1,152 (-4%)	0mo	$215,000	$187	88
12334 S Loomis St	0.25mi	3/2.0	1,173 (-3%)	1mo	$136,000	$116	81
12726 S Justine St	0.47mi	3/1.5	1,224 (+2%)	2mo	$165,000	$135	74
12816 S Laflin St	0.51mi	3/1.0	1,200 (-0%)	2mo	$135,000	$113	72
12416 S Carpenter St	0.30mi	4/1.0 (+1)	1,253 (+4%)	3mo	$112,500	$90	70
12806 S Laflin St	0.48mi	4/2.0 (+1)	1,200 (-0%)	1mo	$279,000	$233	69
1021 W Vermont Ave	0.53mi	3/1.0	1,118 (-7%)	2mo	$180,000	$161	59
12154 S Justine St	0.53mi	3/1.5	1,092 (-9%)	1mo	$160,053	$147	58
12930 S Carpenter St	0.60mi	4/2.5 (+1)	1,231 (+2%)	2mo	$269,000	$219	58
12811 S Elizabeth St	0.40mi	3/1.0	1,028 (-15%)	3mo	$117,900	$115	53
12036 S Justine St	0.67mi	3/2.5	1,025 (-15%)	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: $24,163
• Equity at exit: $21,247

10-year hold

• IRR: 26.4%
• Equity multiple: 3.84×
• Total profit: $113,494
• Equity at exit: $12,321

Cash invested: $39,900 (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: 76
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,916 high
• Mortgage (P&I): −$747
• Tax from tax record: −$118 /mo · $1,412/yr
• Insurance: −$59
• HOA: −$0
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $589

Break-even live

Break-even rent $1,170

Max offer price $142,500

Occupancy floor 64%

Sensitivity live

Price	-10% $670	-5% $629	+0% $589	+5% $549	+10% $508
Rent	-10% $438	-5% $513	+0% $589	+5% $665	+10% $740
Rate	-1.0pp $661	-0.5pp $625	base $589	+0.5pp $552	+1.0pp $515

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: $35,625
• Closing costs: $4,275
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
843 W 123rd St Unit T2 Calumet Park, IL	2.0	1.0	750	$1,400	$1.87	13d	1	0.55mi
843 W 123rd St Unit V5 Calumet Park, IL	2.0	1.0	900	$1,500	$1.67	13d	1	0.55mi
12827 S Morgan St Unit 1546010P Chicago, IL	4.0	2.0	1022	$4,677	$4.58	12d	1	0.60mi
12358 S Lowe Ave Chicago, IL	3.0	2.0	1050	$2,400	$2.29	24d	1	0.77mi
12106 S Emerald Ave Chicago, IL	3.0	2.0	1300	$2,550	$1.96	2d	1	0.79mi
13034 Honore St Unit 1 Blue Island, IL	2.0	1.0	700	$1,350	$1.93	13d	1	1.01mi
1908 Vermont St Unit 1916-4 Blue Island, IL	2.0	1.0	800	$1,395	$1.74	2d	1	1.08mi
1923 Vermont St Blue Island, IL	2.0	1.0	1087	$1,550	$1.43	24d	1	1.10mi
2130 122nd St Blue Island, IL	2.0	1.0	558	$1,450	$2.60	2d	1	1.17mi
11547 S Ashland Ave Chicago, IL	3.0	1.5	1000	$2,700	$2.70	3d	1	1.21mi
11361 S Racine Ave Chicago, IL	3.0	1.5	1440	$3,700	$2.57	2d	1	1.37mi
2336 122nd St Unit 2 Blue Island, IL	3.0	1.0	1340	$1,900	$1.42	20d	1	1.41mi

Listing history 5 events

1. 2026-05-15
   price $142,500 399-char remark

   Show marketing remark (399 chars)

   Welcome to this charming 3 bedroom, 1 3/4 bath corner brick ranch home in the heart of Calumet Park! This inviting residence offers a perfect blend of comfort and functionality, featuring spacious living areas filled with natural light and a thoughtfully designed layout ideal for both everyday living and entertaining. Home features basement, full basement and breezeway to a 2 car attached garage.

2. 2026-04-30
   price $150,000 399-char remark

   Show marketing remark (399 chars)

   Welcome to this charming 3 bedroom, 1 3/4 bath corner brick ranch home in the heart of Calumet Park! This inviting residence offers a perfect blend of comfort and functionality, featuring spacious living areas filled with natural light and a thoughtfully designed layout ideal for both everyday living and entertaining. Home features basement, full basement and breezeway to a 2 car attached garage.

3. 2026-04-25
   price $186,200 399-char remark

   Show marketing remark (399 chars)

   Welcome to this charming 3 bedroom, 1 3/4 bath corner brick ranch home in the heart of Calumet Park! This inviting residence offers a perfect blend of comfort and functionality, featuring spacious living areas filled with natural light and a thoughtfully designed layout ideal for both everyday living and entertaining. Home features basement, full basement and breezeway to a 2 car attached garage.

4. 2026-03-26
   listed $196,000 Active 399-char remark

   Show marketing remark (399 chars)

   Welcome to this charming 3 bedroom, 1 3/4 bath corner brick ranch home in the heart of Calumet Park! This inviting residence offers a perfect blend of comfort and functionality, featuring spacious living areas filled with natural light and a thoughtfully designed layout ideal for both everyday living and entertaining. Home features basement, full basement and breezeway to a 2 car attached garage.

5. 1978-02-06
   soldstatus $45,500

ⓘ 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: $1,412 · $118/mo
• Projected year-2 tax: $2,323 · $194/mo
• Expected delta: +$912/yr (+$76/mo · 64.6%)

ⓘ 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: $22,988
• − Mortgage interest: −$7,982
• − Property taxes: −$1,412
• − Insurance: −$712
• − Repairs & maintenance: −$1,839
• − Management: −$1,839
• − Depreciation: −$4,145
• Taxable income: $5,058
• Est. tax owed @ 24.0%: −$1,214
• After-tax cash flow: $5,855/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

+213.2% since first listed

5 events — show timeline

• 2026-05-15 Price Changed $142,500 MRED as Distributed by MLS Grid
• 2026-04-30 Price Changed $150,000 MRED as Distributed by MLS Grid
• 2026-04-25 Price Changed $186,200 MRED as Distributed by MLS Grid
• 2026-03-26 Listed $196,000 MRED as Distributed by MLS Grid
• 1978-02-06 Sold (Public Records) $45,500 Public Records

Property tax history

-5.2%/yr

Latest (2023): $1,412 · -47.6% YoY. Source: county tax records.