669 Douglas Ave · Calumet City, IL 60409

$77,000

2 bd · 1.0 ba · 1,000 sqft · SingleFamily public records · 48 Days on market

Built 1913 Est $103k · 25% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.0/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Add instant sweat equity to this 2-bed, 1-bath home in Calumet City. This home is ready for your decorating ideas and has excellent potential. Sold as-is. No survey. Utilities will not be activated. Cash or renovation loans only. Must take subject to all violations and code compliance requirements. The property will not be trashed out prior to closing. Schedule a showing today.

Key facts

• Side driveway
• Sunroom
• Full basement

Tags

• SUNROOM
• FULL BASEMENT
• SIDE DRIVEWAY
• DETACHED GARAGE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $77k.

Deal economics

• At list price, monthly cash flow is $597 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $77k).
• Recommended offer: $75k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.6% vs local median 8.2% in Calumet City — 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 71/100 on livability (#330 in IL) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: employment C-, schools F, crime D-.
• Thornton Fractional Twp Hsd 215 (suburban): math 9% / reading 13% proficiency, ranked #563 of 620 in IL (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+6.2%/yr); 196 active listings in the ZIP; 21 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).
• This rent runs 31% of the median local income ($55k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $532 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.2% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $55k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1913 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,690 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1913 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is D 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?
6. 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.
7. 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.
8. 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: 1.86% ✓
• Cap rate: 15.59%
• Cash-on-cash: 33.22%
• DSCR: 2.48
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $103,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
608 Forsythe Ave	0.15mi	2/1.0	984 (-2%)	3mo	$137,500	$140	88
302 153rd St	0.34mi	3/1.0 (+1)	1,016 (+2%)	2mo	$175,000	$172	75
521 Forsythe Ave	0.34mi	2/1.0	1,020 (+2%)	9mo	$155,000	$152	73
15 156th Pl	0.37mi	2/1.0	1,122 (+12%)	4mo	$135,200	$120	59
422 Garfield Ave	0.50mi	2/2.0	920 (-8%)	1mo	$49,000	$53	58
219 154th Pl	0.28mi	3/1.0 (+1)	860 (-14%)	2mo	$60,000	$70	57
527 155th Pl	0.69mi	2/1.0	947 (-5%)	3mo	$82,900	$88	57
228 154th Pl	0.29mi	3/2.0 (+1)	1,120 (+12%)	3mo	$39,900	$36	55
441 State St	0.59mi	3/1.0 (+1)	964 (-4%)	8mo	$99,000	$103	54
544 Garfield Ave	0.68mi	3/1.0 (+1)	1,008 (+1%)	9mo	$130,000	$129	54
328 156th Pl	0.52mi	3/1.0 (+1)	1,095 (+10%)	5mo	$50,177	$46	51
234 156th Pl	0.45mi	3/1.0 (+1)	1,150 (+15%)	9mo	$118,000	$103	42

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 · 6.17% rent growth · sell at horizon

5-year hold

• IRR: 32.0%
• Equity multiple: 2.40×
• Total profit: $30,255
• Equity at exit: $11,481

10-year hold

• IRR: 40.8%
• Equity multiple: 5.45×
• Total profit: $95,971
• Equity at exit: $6,658

Cash invested: $21,560 (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 60409

• Home prices YoY: -27.6%
• Rents YoY: 6.2%
• Active inventory: 196
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,429 high
• Mortgage (P&I): −$404
• Tax est. 1.5%: −$96 /mo · $1,155/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $597

Break-even live

Break-even rent $674

Max offer price $77,000

Occupancy floor 53%

Sensitivity live

Price	-10% $650	-5% $623	+0% $597	+5% $570	+10% $544
Rent	-10% $484	-5% $540	+0% $597	+5% $653	+10% $710
Rate	-1.0pp $636	-0.5pp $616	base $597	+0.5pp $577	+1.0pp $557

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: $19,250
• Closing costs: $2,310
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5231 Hohman Ave Hammond, IN	1.0	1.0	565	$1,937	$3.43	0d	16	0.29mi
115 157th St Unit 3 Calumet City, IL	3.0	1.0	800	$1,350	$1.69	25d	1	0.42mi
323 Memorial Dr Unit 2 Calumet City, IL	2.0	1.0	1000	$1,600	$1.60	25d	1	0.44mi
323 Memorial Dr #1 Calumet City, IL	1.0	1.0	1000	$1,250	$1.25	25d	1	0.44mi
331 157th St Calumet City, IL	1.0	1.0	900	$1,100	$1.22	25d	1	0.58mi
3 Ruth St Hammond, IN	2.0	1.0	900	$1,250	$1.39	25d	1	0.62mi
5 Ruth St Unit 2W Hammond, IN	2.0	1.0	900	$1,250	$1.39	13d	1	0.62mi
634 Sibley Blvd Calumet City, IL	1.0–2.0	1.0	710	$1,450	$2.04	5d	2	0.65mi
3 Waltham St Hammond, IN	3.0	1.0	1200	$1,095	$0.91	25d	1	0.68mi
34 Elizabeth St Calumet City, IL	3.0	1.0	1246	$2,400	$1.93	0d	1	0.74mi
5940 Hyslop Pl #226 Hammond, IN	1.0	1.0	800	$950	$1.19	3d	1	0.76mi
5945 Hyslop Pl Unit 204 Hammond, IN	1.0	1.0	700	$1,195	$1.71	25d	1	0.79mi
486 Buffalo Ave Unit 1D Calumet City, IL	1.0	1.0	800	$975	$1.22	25d	1	1.01mi
486 Buffalo Ave Unit 1C Calumet City, IL	1.0	1.0	800	$1,500	$1.88	25d	1	1.01mi
230 Wildwood Rd Unit 103 Hammond, IN	1.0	1.0	750	$1,295	$1.73	25d	1	1.13mi
407 Kenwood St Hammond, IN	2.0	1.0	920	$1,495	$1.62	18d	1	1.22mi
407 Kenwood St Hammond, IN	2.0	1.0	920	$1,495	$1.62	25d	1	1.22mi
1338 Wentworth Ave Unit 1338 Calumet City, IL	2.0	1.0	800	$1,430	$1.79	25d	1	1.41mi
1227 Logan St Hammond, IN	2.0	1.0	768	$1,350	$1.76	16d	1	1.42mi
1227 Logan St Hammond, IN	2.0	1.0	768	$1,350	$1.76	11d	1	1.42mi
1312 Gordon Ave Calumet City, IL	2.0	1.0	1134	$1,600	$1.41	8d	1	1.42mi

Listing history 27 events

1. 2026-06-21
   days on market $77,000 Active 48 DOM
2. 2026-06-18
   days on market $77,000 Active 45 DOM
3. 2026-06-17
   days on market $77,000 Active 44 DOM
4. 2026-06-16
   days on market $77,000 Active 43 DOM
5. 2026-06-15
   days on market $77,000 Active 42 DOM
6. 2026-06-13
   days on market $77,000 Active 40 DOM
7. 2026-06-09
   days on market $77,000 Active 36 DOM
8. 2026-06-08
   days on market $77,000 Active 35 DOM
9. 2026-06-07
   days on market $77,000 Active 34 DOM
10. 2026-06-04
    days on market $77,000 Active 31 DOM
11. 2026-06-03
    days on market $77,000 Active 30 DOM
12. 2026-06-02
    days on market $77,000 Active 29 DOM
13. 2026-06-01
    days on market $77,000 Active 28 DOM
14. 2026-05-31
    days on market $77,000 Active 27 DOM
15. 2026-05-21
    price $77,000
16. 2026-05-04
    listed $87,000 Active
17. 2025-11-20
    soldstatus $55,000
18. 2025-11-04
    soldstatus $55,000 Closed 380-char remark

    Show marketing remark (380 chars)

    Add instant sweat equity to this 2-bed, 1-bath home in Calumet City. This home is ready for your decorating ideas and has excellent potential. Sold as-is. No survey. Utilities will not be activated. Cash or renovation loans only. Must take subject to all violations and code compliance requirements. The property will not be trashed out prior to closing. Schedule a showing today.

19. 2025-10-03
    historical Contingent - Continue to Show 380-char remark

    Show marketing remark (380 chars)

    Add instant sweat equity to this 2-bed, 1-bath home in Calumet City. This home is ready for your decorating ideas and has excellent potential. Sold as-is. No survey. Utilities will not be activated. Cash or renovation loans only. Must take subject to all violations and code compliance requirements. The property will not be trashed out prior to closing. Schedule a showing today.

20. 2025-09-29
    price $58,000 380-char remark

    Show marketing remark (380 chars)

    Add instant sweat equity to this 2-bed, 1-bath home in Calumet City. This home is ready for your decorating ideas and has excellent potential. Sold as-is. No survey. Utilities will not be activated. Cash or renovation loans only. Must take subject to all violations and code compliance requirements. The property will not be trashed out prior to closing. Schedule a showing today.

21. 2025-09-05
    price $60,000 380-char remark

    Show marketing remark (380 chars)

    Add instant sweat equity to this 2-bed, 1-bath home in Calumet City. This home is ready for your decorating ideas and has excellent potential. Sold as-is. No survey. Utilities will not be activated. Cash or renovation loans only. Must take subject to all violations and code compliance requirements. The property will not be trashed out prior to closing. Schedule a showing today.

22. 2025-08-06
    price $62,000 380-char remark

    Show marketing remark (380 chars)

    Add instant sweat equity to this 2-bed, 1-bath home in Calumet City. This home is ready for your decorating ideas and has excellent potential. Sold as-is. No survey. Utilities will not be activated. Cash or renovation loans only. Must take subject to all violations and code compliance requirements. The property will not be trashed out prior to closing. Schedule a showing today.

23. 2025-07-08
    price $63,000 380-char remark

    Show marketing remark (380 chars)

    Add instant sweat equity to this 2-bed, 1-bath home in Calumet City. This home is ready for your decorating ideas and has excellent potential. Sold as-is. No survey. Utilities will not be activated. Cash or renovation loans only. Must take subject to all violations and code compliance requirements. The property will not be trashed out prior to closing. Schedule a showing today.

24. 2025-06-18
    price $64,000 380-char remark

    Show marketing remark (380 chars)

    Add instant sweat equity to this 2-bed, 1-bath home in Calumet City. This home is ready for your decorating ideas and has excellent potential. Sold as-is. No survey. Utilities will not be activated. Cash or renovation loans only. Must take subject to all violations and code compliance requirements. The property will not be trashed out prior to closing. Schedule a showing today.

25. 2025-06-02
    listed $65,000 Active 380-char remark

    Show marketing remark (380 chars)

    Add instant sweat equity to this 2-bed, 1-bath home in Calumet City. This home is ready for your decorating ideas and has excellent potential. Sold as-is. No survey. Utilities will not be activated. Cash or renovation loans only. Must take subject to all violations and code compliance requirements. The property will not be trashed out prior to closing. Schedule a showing today.

26. 1980-10-14
    soldstatus $43,000
27. 1977-03-07
    soldstatus $25,000

ⓘ 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 5/10 Major FEMA zone X (unshaded) · 47% 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 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,148
• − Mortgage interest: −$4,313
• − Property taxes: −$1,155
• − Insurance: −$385
• − Repairs & maintenance: −$1,372
• − Management: −$1,372
• − Depreciation: −$2,240
• Taxable income: $6,311
• Est. tax owed @ 24.0%: −$1,515
• After-tax cash flow: $5,647/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 Fractional Twp Hsd 215
• NCES district ID: 1738940
• Math proficiency: 9% ▼ -3.00%
• Reading proficiency: 13% ▼ -3.00%
• Median HH income: $48,207
• Composite: 10.27/100
• National rank: #9793
• State rank: #563 of 620 in IL

Livability — Calumet City

• Score: 71/100
• State rank: #330
• US rank: #6552

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Calumet City, IL
• County: Cook County · 4,486,803 people
• City population: 35,100
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 35,100
• Household income: $55,369
• Rent vs Own: 44.3% rent · 55.7% own
• Severe rent burden: 2415.0

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 (74%)
• Race & ethnicity: Black 74% Hispanic / Latino 15% White 7% Two or more races 4%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Romanian 2%
• Foreign-born: 9% · Canada
• Languages at home: 83% English-only · Spanish 14%

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: ▼ -75.01%
• Current HPI: 197.2137
• Rent YoY: ▲ 6.17%
• 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

+208.0% since first listed

13 events — show timeline

• 2026-05-21 Price Changed $77,000 MRED as Distributed by MLS Grid
• 2026-05-04 Listed $87,000 MRED as Distributed by MLS Grid
• 2025-11-20 Sold (Public Records) $55,000 Public Records
• 2025-11-04 Sold (MLS) $55,000 MRED as Distributed by MLS Grid
• 2025-10-03 Contingent — MRED as Distributed by MLS Grid
• 2025-09-29 Price Changed $58,000 MRED as Distributed by MLS Grid
• 2025-09-05 Price Changed $60,000 MRED as Distributed by MLS Grid
• 2025-08-06 Price Changed $62,000 MRED as Distributed by MLS Grid
• 2025-07-08 Price Changed $63,000 MRED as Distributed by MLS Grid
• 2025-06-18 Price Changed $64,000 MRED as Distributed by MLS Grid
• 2025-06-02 Listed $65,000 MRED as Distributed by MLS Grid
• 1980-10-14 Sold (Public Records) $43,000 Public Records
• 1977-03-07 Sold (Public Records) $25,000 Public Records

Property tax history

+5.8%/yr

Latest (2023): $5,154 · -5.2% YoY. Source: county tax records.