370 Clyde Ave · Calumet City, IL 60409

$120,500

3 bd · 1.0 ba · 973 sqft · SingleFamily public records · 76 Days on market

Built 1956 4,375 sqft lot Est $143k · 16% 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 +29.6/30.0
• ARV discount +14.6/15.0
• 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 +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

There are no remarks available.

Key facts

• Vaulted ceiling
• Gooseneck faucet
• Granite countertops

Tags

• CORNER LOT
• VAULTED CEILING
• CANNED LIGHTING
• CHERRYWOOD CABINETS
• GRANITE COUNTERTOPS
• GOOSENECK FAUCET

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $435 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $113k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.6% vs local median 8.2% in Calumet City — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 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.
• Market conditions: Rents rising fast (+6.2%/yr); 198 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).
• This rent runs 43% 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 $833 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.2% rent growth), your $34k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 22y ago; this cycle's ask has dropped $56k (32%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.5% of price; built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $113,270 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 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 1956 — 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 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?
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: 1.65% ✓
• Cap rate: 10.63%
• Cash-on-cash: 15.47%
• DSCR: 1.69
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $143,031
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
370 Clyde Ave	0.00mi	3/2.0	973 (0%)	0mo	$105,000	$108	96
405 Clyde Ave	0.08mi	3/1.0	973 (0%)	3mo	$110,000	$113	93
427 Clyde Ave	0.13mi	3/1.0	1,025 (+5%)	3mo	$190,000	$185	82
295 Chappel Ave	0.19mi	3/2.0	979 (+1%)	5mo	$240,000	$245	82
283 Paxton Ave	0.26mi	3/2.0	1,004 (+3%)	5mo	$80,000	$80	74
14738 Blackstone Ave	0.50mi	3/1.0	1,017 (+4%)	1mo	$150,000	$147	69
14610 Blackstone Ave	0.55mi	3/1.0	1,017 (+4%)	1mo	$150,000	$147	66
14642 Dorchester Ave	0.64mi	3/1.0	1,013 (+4%)	1mo	$170,000	$168	63
14731 Kimbark Ave	0.72mi	3/1.0	1,017 (+4%)	2mo	$115,000	$113	57
14728 Kenwood Ave	0.69mi	3/1.0	1,017 (+4%)	5mo	$156,000	$153	56
14622 Kenwood Ave	0.71mi	3/1.0	1,017 (+4%)	5mo	$110,000	$108	55
14613 Dante Ave	0.58mi	3/1.5	1,112 (+14%)	5mo	$95,000	$85	43

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: 10.7%
• Equity multiple: 1.44×
• Total profit: $14,931
• Equity at exit: $17,967

10-year hold

• IRR: 22.7%
• Equity multiple: 3.32×
• Total profit: $78,178
• Equity at exit: $10,419

Cash invested: $33,740 (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: 198
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,986 high
• Mortgage (P&I): −$632
• Tax from tax record: −$452 /mo · $5,423/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $435

Break-even live

Break-even rent $1,435

Max offer price $120,500

Occupancy floor 73%

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: $30,125
• Closing costs: $3,615
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
405 Clyde Ave Calumet City, IL	3.0	1.0	973	$2,300	$2.36	1d	1	0.08mi
1860 State St Calumet City, IL	3.0	1.0	1100	$1,800	$1.64	17d	1	0.30mi
14738 Blackstone Ave Dolton, IL	3.0	1.0	1017	$2,400	$2.36	10d	1	0.48mi
250 Yates Ave Unit 1616 Dolton 1E Calumet City, IL	2.0	1.0	875	$1,465	$1.67	7d	1	0.50mi
14610 Blackstone Ave Dolton, IL	3.0	1.0	1017	$2,400	$2.36	6d	1	0.53mi
101 Oglesby Ave Calumet City, IL	2.0	1.0	1000	$1,800	$1.80	22d	1	0.55mi
101 Oglesby Ave Calumet City, IL	2.0	1.0	1000	$1,800	$1.80	19d	1	0.55mi
101 Oglesby Ave Calumet City, IL	2.0	1.0	1100	$1,800	$1.64	12d	1	0.55mi
1601 Downs Dr Unit 3S Calumet City, IL	2.0	1.0	750	$1,400	$1.87	24d	1	0.55mi
460 Hoxie Ave Unit R Calumet City, IL	2.0	1.0	800	$1,650	$2.06	7d	1	0.61mi
460 Hoxie Ave Unit R Calumet City, IL	2.0	1.0	800	$1,650	$2.06	14d	1	0.61mi
14501 Torrence Ave Unit 3A Burnham, IL	2.0	1.0	800	$1,250	$1.56	10d	1	0.78mi
14501 S Torrence Ave Chicago, IL	1.0–2.0	1.0	737	$1,250	$1.69	13d	2	0.78mi
2790 E State St Apt 2E Burnham, IL	3.0	2.0	1100	$1,695	$1.54	24d	1	1.20mi
14500 Cottage Grove Ave Unit 3 Dolton, IL	2.0	1.0	1000	$1,475	$1.48	24d	1	1.42mi

Listing history 18 events

1. 2026-04-27
   status Pending
2. 2026-04-10
   price $120,500
3. 2026-03-19
   price $150,500
4. 2026-02-10
   listed $177,000 Active
5. 2026-01-22
   historical
6. 2024-12-26
   listed Auction
7. 2017-02-01
   soldstatus $104,900 Closed Sale 31-char remark

   Show marketing remark (31 chars)

   There are no remarks available.

8. 2017-01-18
   soldstatus $105,000
9. 2016-10-21
   status Contingent (Do Not Show) 31-char remark

   Show marketing remark (31 chars)

   There are no remarks available.

10. 2016-10-11
    price $104,900 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

11. 2016-09-27
    price $134,900 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

12. 2016-08-03
    listed $139,900 New 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

13. 2015-06-11
    soldstatus $31,649 Closed Sale
14. 2015-01-15
    historical
15. 2015-01-07
    listed $30,740
16. 2004-06-09
    soldstatus $117,000
17. 2004-06-09
    soldstatus $117,000
18. 2004-02-04
    listed $117,900

ⓘ 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: $5,423 · $452/mo
• Projected year-2 tax: $5,423 · $452/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 (shaded) · 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 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,833
• − Mortgage interest: −$6,750
• − Property taxes: −$5,423
• − Insurance: −$602
• − Repairs & maintenance: −$1,907
• − Management: −$1,907
• − Depreciation: −$3,505
• Taxable income: $3,740
• Est. tax owed @ 24.0%: −$897
• After-tax cash flow: $4,323/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

+2.2% since first listed

18 events — show timeline

• 2026-04-27 Pending — MRED as Distributed by MLS Grid
• 2026-04-10 Price Changed $120,500 MRED as Distributed by MLS Grid
• 2026-03-19 Price Changed $150,500 MRED as Distributed by MLS Grid
• 2026-02-10 Listed $177,000 MRED as Distributed by MLS Grid
• 2026-01-22 Listing Removed — MRED as Distributed by MLS Grid
• 2024-12-26 Listed — MRED as Distributed by MLS Grid
• 2017-02-01 Sold (MLS) $104,900 MRED as Distributed by MLS Grid
• 2017-01-18 Sold (Public Records) $105,000 Public Records
• 2016-10-21 Pending — MRED as Distributed by MLS Grid
• 2016-10-11 Price Changed $104,900 MRED as Distributed by MLS Grid
• 2016-09-27 Price Changed $134,900 MRED as Distributed by MLS Grid
• 2016-08-03 Listed $139,900 MRED as Distributed by MLS Grid
• 2015-06-11 Sold (MLS) $31,649 MRED as Distributed by MLS Grid
• 2015-01-15 Listing Removed — MRED as Distributed by MLS Grid
• 2015-01-07 Listed $30,740 MRED as Distributed by MLS Grid
• 2004-06-09 Sold (Public Records) $117,000 Public Records
• 2004-06-09 Sold (Public Records) $117,000 Public Records
• 2004-02-04 Listed $117,900 NIRA MLS as Distributed by MLS Grid

Property tax history

+3.7%/yr

Latest (2023): $5,423 · -10.9% YoY. Source: county tax records.