75 Paxton Ave · Calumet City, IL 60409

$241,000

6 bd · 5.0 ba · 4,332 sqft · MultiFamily public records · 73 Days on market

Built 1979 6,200 sqft 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.0/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 3 units. estimate disagrees with records

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

THIS PROPERTY AWAITS THE INVESTOR OR MULTI FAMILY BUYER. THE AFTER REPAIR VALUE IS About 400K! A PERFECT PROPERTY FOR EXTRA INCOME OR PERSONAL RESIDENCE. COME AND SEE! YOU WILL NOT REGRET IT. .. This Property is being SOLD AS IS!!!

Key facts

• 6,200 sq ft lot
• 2 garage spots
• Built 1979

Property features AI

Finance

• Other: Four-unit building total; Not rebuilt or rehabbed according to listing data
• Financial info: Special service area: No

Exterior

• Parking: Attached garage with 2 garage spaces (2 total parking spaces)
• Utilities: Water source: Lake Michigan; Public sewer
• Home design: Two-to-four-unit residential building; Fee simple ownership; Approximately 41–50 years old; Brick construction
• Construction: Brick exterior
• Exterior features: Lot dimensions approximately 62 x 100; Lot size less than 0.25 acre; Near commuter transit options (commuter bus and train) and interstate access; School bus service available

Interior

• Bedrooms: Eight bedrooms total across the building; Unit breakdown: two 3-bedroom units (1st and 2nd floors), two 1-bedroom units (3rd floor)
• Bathrooms: Four full bathrooms and two half bathrooms in the building; Each 3-bedroom unit has one full bath and one half bath; Each 1-bedroom unit has one full bath
• Heating & cooling: Natural gas heating
• Interior features: 18 total rooms; Contains 3-bedroom units in the building
• Laundry & utility: Tenants pay electric, gas, and heat for each unit

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/?-bath units multifamily listed at $241k.

Deal economics

• At list price, monthly cash flow is $3k ($35k/yr) — positive. Per door: $963/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $241k).
• Recommended offer: $227k (6.0% below list) — sets the bar for market timing.
• Cap rate 20.7% vs local median 8.3% 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-, crime D-, amenities 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: Caroline Sibley Elem School (math 0% / reading 5%, grade F, #1,923 of 2,056 statewide, top 94%, 518 students, 0% FRL); Creative Communications Acad (math 2% / reading 2%, grade F, #660 of 665 statewide, top 100%, 177 students, 0% FRL); Thornridge High School (math 8% / reading 8%, grade F, #589 of 693 statewide, top 86%, 1,057 students, 0% FRL).
• Market conditions: Rents rising fast (+6.2%/yr); 196 active listings in the ZIP; 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).
• At $5,766/mo this rent would consume 125% of the median local household income ($55k/yr) (locally 2415% 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.2% rent growth), your $67k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($227k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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 $129k; list at $241k implies a 87% gain — meaningful room to come down on a strong offer.

Recommended offer $226,540 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 2.39% ✓
• Cap rate: 20.68%
• Cash-on-cash: 51.39%
• DSCR: 3.29
• GRM: 3.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.17% rent growth · sell at horizon

5-year hold

• IRR: 52.8%
• Equity multiple: 3.43×
• Total profit: $164,052
• Equity at exit: $35,934

10-year hold

• IRR: 59.3%
• Equity multiple: 7.87×
• Total profit: $463,297
• Equity at exit: $20,837

Cash invested: $67,480 (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: 10.4×

Monthly cashflow live

• Estimated rent: $5,766 high
• Mortgage (P&I): −$1,264
• Tax est. 1.5%: −$301 /mo · $3,615/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,211
• Net cashflow: $2,890

Break-even live

Break-even rent $2,108

Max offer price $241,000

Occupancy floor 45%

Sensitivity live

Price	-10% $3,056	-5% $2,973	+0% $2,890	+5% $2,806	+10% $2,723
Rent	-10% $2,434	-5% $2,662	+0% $2,890	+5% $3,117	+10% $3,345
Rate	-1.0pp $3,011	-0.5pp $2,951	base $2,890	+0.5pp $2,827	+1.0pp $2,764

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	—	$5,766
Total (3 units)			$5,766

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: $60,250
• Closing costs: $7,230
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-21
   days on market $241,000 Active 73 DOM
2. 2026-06-18
   days on market $241,000 Active 70 DOM
3. 2026-06-17
   days on market $241,000 Active 69 DOM
4. 2026-06-16
   days on market $241,000 Active 68 DOM
5. 2026-06-15
   days on market $241,000 Active 67 DOM
6. 2026-06-13
   days on market $241,000 Active 65 DOM
7. 2026-06-13
   days on market $241,000 Active 64 DOM
8. 2026-06-09
   days on market $241,000 Active 61 DOM
9. 2026-06-08
   days on market $241,000 Active 60 DOM
10. 2026-06-07
    days on market $241,000 Active 59 DOM
11. 2026-06-04
    days on market $241,000 Active 56 DOM
12. 2026-06-03
    days on market $241,000 Active 55 DOM
13. 2026-06-02
    days on market $241,000 Active 54 DOM
14. 2026-06-01
    days on market $241,000 Active 53 DOM
15. 2026-05-31
    days on market $241,000 Active 52 DOM
16. 2026-04-09
    listed $241,000 Active
17. 2024-12-05
    historical
18. 2024-11-11
    listed Active
19. 2024-11-11
    historical
20. 2024-07-01
    listed Active
21. 2024-04-15
    soldstatus $129,000
22. 2021-10-01
    status Pending
23. 2021-09-30
    historical
24. 2021-08-11
    listed Active
25. 1996-12-06
    soldstatus $199,000

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 23% 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: $69,192
• − Mortgage interest: −$13,500
• − Property taxes: −$3,615
• − Insurance: −$1,205
• − Repairs & maintenance: −$5,535
• − Management: −$5,535
• − Depreciation: −$7,011
• Taxable income: $32,791
• Est. tax owed @ 24.0%: −$7,870
• After-tax cash flow: $26,806/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 — 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

+21.1% since first listed

10 events — show timeline

• 2026-04-09 Listed $241,000 MRED as Distributed by MLS Grid
• 2024-12-05 Listing Removed — MRED as Distributed by MLS Grid
• 2024-11-11 Listing Removed — MRED as Distributed by MLS Grid
• 2024-11-11 Listed — MRED as Distributed by MLS Grid
• 2024-07-01 Listed — MRED as Distributed by MLS Grid
• 2024-04-15 Sold (Public Records) $129,000 Public Records
• 2021-10-01 Pending — MRED as Distributed by MLS Grid
• 2021-09-30 Listing Removed — MRED as Distributed by MLS Grid
• 2021-08-11 Listed — MRED as Distributed by MLS Grid
• 1996-12-06 Sold (Public Records) $199,000 Public Records

Property tax history

+2.6%/yr

Latest (2023): $15,611 · +6.7% YoY. Source: county tax records.