1025 - 49 W Vermont St · Calumet Park, IL 60827

$5,880,000

4800 bd · 3600.0 ba · — sqft · MultiFamily · 16 Days on market

Built 1969 Good condition 0.69 ac lot

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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 +29.2/30.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• Rent growth +4.5/5.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 60 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Pleased to present the exclusive offering of Vermont Street Apartments, a 20-unit apartment community located at 1025-1029 W. Vermont St, Calumet Park, IL 60827. This exceptional investment opportunity consists of a 20-unit yellow brick flexicore building totaling 20,153 SF and offering a desirable unit mix, strong in-place income, and significant upside potential. The property offers 23 off-street parking spaces, private balconies for each unit, and convenient on-site laundry facilities. The community features a well-maintained exterior with excellent curb appeal in a quiet residential neighborhood, supported by recent capital improvements including newer roofs, upgraded common areas, and

Key facts

• Private balconies
• Newer roofs
• 0.69 acre lot

Tags

• OFF-STREET PARKING SPACES
• PRIVATE BALCONIES
• ON-SITE LAUNDRY FACILITIES
• WELL-MAINTAINED EXTERIOR
• RECENT CAPITAL IMPROVEMENTS
• NEWER ROOFS

Property features AI

Finance

• Other: Owned as a limited partnership; Additional parcel IDs included
• Financial info: Total of 60 rental units; One-bedroom units: 40 units, typical monthly rent $1,100 (max $1,300); Two-bedroom units: 20 units, typical monthly rent $960 (max $1,100)

Exterior

• Parking: Outdoor parking with capacity for 51–100 spaces
• Utilities: Electric service with circuit breakers
• Home design: Multifamily building (5+ units); Limited partnership ownership
• Construction: Brick construction; Pitched composition roof; Built before 1978
• Exterior features: Lot dimensions approximately 236 x 127

Interior

• Kitchen: 60 ranges available (building equipment)
• Bedrooms: 20 two-bedroom units; 40 one-bedroom units
• Bathrooms: Each unit has 1 full bathroom
• Heating & cooling: Central building heating; Individual window AC units
• Interior features: Central building heat; Window air conditioning units throughout (60 units)
• Laundry & utility: 6 washers (building equipment); 6 dryers (building equipment)

What this means for you Summary

Snapshot

• This is a 20×2bd/1ba + 40×1bd/1ba units multifamily listed at $5.88M. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $21k ($247k/yr) — positive. Per door: $343/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($77k rent vs $5.88M).
• Recommended offer: $5.79M (1.5% below list) — sets the bar for market timing.
• Cap rate 10.5% 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; lower-income renter base — watch delinquency; 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).
• At $77,460/mo this rent would consume 2498% 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 $41k of loan paydown is wiped out by about $176k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 7.8% rent growth), your $1.65M cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($5.79M) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 2y 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.

Recommended offer $5,791,800 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.32% ✓
• Cap rate: 10.49%
• Cash-on-cash: 14.98%
• DSCR: 1.67
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 7.82% rent growth · sell at horizon

5-year hold

• IRR: 10.9%
• Equity multiple: 1.46×
• Total profit: $751,632
• Equity at exit: $876,727

10-year hold

• IRR: 23.6%
• Equity multiple: 3.51×
• Total profit: $4,131,355
• Equity at exit: $508,395

Cash invested: $1,646,400 (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: 335.2×

Monthly cashflow live

• Estimated rent: $77,460 high
• Mortgage (P&I): −$30,835
• Tax est. 1.5%: −$7,350 /mo · $88,200/yr
• Insurance: −$2,450
• HOA: −$0
• Vacancy / Maint / Mgmt: −$16,267
• Net cashflow: $20,558

Break-even live

Break-even rent $51,437

Max offer price $5,880,000

Occupancy floor 68%

60-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 20× units	2	1	$29,240
▸ 40× units	1	1	$48,240
Total (60 units)			$77,460

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: $1,470,000
• Closing costs: $176,400
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-18
   days on market $5,880,000 Active 16 DOM
2. 2026-06-17
   days on market $5,880,000 Active 15 DOM
3. 2026-06-16
   days on market $5,880,000 Active 14 DOM
4. 2026-06-15
   days on market $5,880,000 Active 13 DOM
5. 2026-06-13
   days on market $5,880,000 Active 11 DOM
6. 2026-06-09
   days on market $5,880,000 Active 7 DOM
7. 2026-06-08
   days on market $5,880,000 Active 6 DOM
8. 2026-06-07
   pricedays on marketlisting id $5,880,000 Active 5 DOM
9. 2026-06-04
   remarks 699-char remark
10. 2026-06-04
    pricedays on marketlisting id $1,960,000 Active 3 DOM
11. 2026-06-03
    remarks 695-char remark
12. 2026-06-03
    listed $5,880,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $929,520
• − Mortgage interest: −$329,371
• − Property taxes: −$88,200
• − Insurance: −$29,400
• − Repairs & maintenance: −$74,362
• − Management: −$74,362
• − Depreciation: −$171,055
• Taxable income: $162,771
• Est. tax owed @ 24.0%: −$39,065
• After-tax cash flow: $207,631/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This multi-family property is in good condition with cosmetic updates needed to modernize the kitchen and bathrooms, and replace the flooring. The property has a good curb appeal and is located in a desirable residential neighborhood.

Repairs flagged

• Minor kitchen cabinets — dated and could be replaced
• Minor bathroom cabinets — dated and could be replaced
• Minor flooring — basic carpeting could be upgraded

Value-add opportunities

• Both modernize kitchen and bathrooms — modernizing these areas would appeal to both buyers and renters
• Both replace flooring — upgrading the flooring would improve the overall appearance and appeal
• Both paint interior walls — painting the interior walls would improve the overall appearance and appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and could be replaced	Minor	$500–3,000
bathroom cabinets · dated and could be replaced	Minor	$500–3,000
flooring · basic carpeting could be upgraded	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both modernize kitchen and bathrooms — modernizing these areas would appeal to both buyers and renters ↑
• Both replace flooring — upgrading the flooring would improve the overall appearance and appeal ↑
• Both paint interior walls — painting the interior walls would improve the overall appearance and appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

21 events — show timeline

• 2026-06-01 Listed $5,880,000 MRED as Distributed by MLS Grid
• 2025-05-23 Listing Removed — MRED as Distributed by MLS Grid
• 2025-05-23 Relisted — MRED as Distributed by MLS Grid
• 2025-03-04 Listing Removed — MRED as Distributed by MLS Grid
• 2025-03-04 Relisted — MRED as Distributed by MLS Grid
• 2025-03-03 Listing Removed — MRED as Distributed by MLS Grid
• 2025-03-03 Relisted — MRED as Distributed by MLS Grid
• 2025-02-22 Listing Removed — MRED as Distributed by MLS Grid
• 2025-02-21 Relisted — MRED as Distributed by MLS Grid
• 2025-02-01 Listing Removed — MRED as Distributed by MLS Grid
• 2025-02-01 Relisted — MRED as Distributed by MLS Grid
• 2025-01-04 Listing Removed — MRED as Distributed by MLS Grid
• 2025-01-03 Relisted — MRED as Distributed by MLS Grid
• 2024-12-20 Listing Removed — MRED as Distributed by MLS Grid
• 2024-12-20 Relisted — MRED as Distributed by MLS Grid
• 2024-12-06 Listing Removed — MRED as Distributed by MLS Grid
• 2024-12-06 Relisted — MRED as Distributed by MLS Grid
• 2024-11-21 Listing Removed — MRED as Distributed by MLS Grid
• 2024-09-04 Listing Removed — MRED as Distributed by MLS Grid
• 2024-09-04 Listed — MRED as Distributed by MLS Grid
• 2024-07-18 Listed — MRED as Distributed by MLS Grid