12532 S Throop St · Calumet Park, IL 60827

$164,000

3 bd · 1.0 ba · 1,234 sqft · SingleFamily public records · 166 Days on market

Built 1938 Est $181k · 10% under

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Why this score? — see what drove the D+ 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 +14.1/30.0
• ARV discount +11.8/15.0
• 1% rule +5.9/10.0
• Rent growth +4.5/5.0
• DSCR +4.3/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful home to call your own; it has passed all village inspections! Fully renovated property with a full finished basement for all your laundry and storage needs. Property has been updated: new furnace, new roof, all new windows, kitchen, appliances, electrical upgrades, cabinetry, flooring, bath, front porch, drywall, paint, and refinished hardwood floors. 2 car garage with opener provides plenty of room for cars, bikes, and/or a workshop. Sizeable backyard that will be perfect for summer entertaining and bar-b-ques. Nothing to do but move in. Potential to add a third bedroom and another bathroom in the basement.

Key facts

• Updated appliances
• Finished basement
• Updated kitchen

Tags

• FULLY RENOVATED PROPERTY
• FINISHED BASEMENT
• UPDATED KITCHEN
• UPDATED APPLIANCES
• ELECTRICAL UPGRADES
• UPDATED CABINETRY

Property features AI

Finance

• Other: Built before 1978
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage (owned) with 2 garage spaces; 2 total parking spaces
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; 1.5-story; Fee simple ownership; Rebuilt in 2023 (property originally built ~81–90 years ago)
• Construction: Frame construction
• Exterior features: Lot under 0.25 acre; Lot dimensions: 5000

Interior

• Kitchen: Kitchen on main level (8 x 10)
• Bedrooms: 2 bedrooms total; Master bedroom on second level (15 x 11); Second bedroom on second level (18 x 10); Additional bedrooms listed
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating
• Interior features: Unfinished full basement; 5 total rooms
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $164k.

Deal economics

• At list price, monthly cash flow is $25 ($305/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $164k).
• Recommended offer: $144k (12.0% below list) — sets the bar for market timing.

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-, 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.
• Zoned schools: Burr Oak Academy (318 students, 0% FRL); Calumet Elem School (math 24% / reading 24%, grade F, #332 of 665 statewide, top 55%, 310 students, 0% FRL); H L Richards High Sch(Campus) (math 17% / reading 20%, grade F, #427 of 693 statewide, top 62%, 1,676 students, 0% FRL).
• Market conditions: Rents rising fast (+7.8%/yr); 77 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 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 $1,791/mo this rent would consume 58% 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 166 days — a 12% lower offer ($144k) is reasonable based on typical stale-listing flexibility.
• 15 sale attempts since 4y ago; this cycle's ask is 9271% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $70k; list at $164k implies a 133% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; built in 1938 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $144,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 166 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1938 — 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 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 1.09% ✓
• Cap rate: 6.48%
• Cash-on-cash: 0.66%
• DSCR: 1.03
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $181,398
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12509 S Throop St	0.06mi	3/1.0	1,216 (-2%)	2mo	$141,270	$116	93
12427 S Ada St	0.15mi	3/1.5	1,152 (-7%)	0mo	$215,000	$187	80
12726 S Justine St	0.40mi	3/1.5	1,224 (-1%)	2mo	$165,000	$135	76
12816 S Laflin St	0.43mi	3/1.0	1,200 (-3%)	2mo	$135,000	$113	74
12416 S Carpenter St	0.35mi	4/1.0 (+1)	1,253 (+2%)	3mo	$112,500	$90	73
12334 S Loomis St	0.30mi	3/2.0	1,173 (-5%)	1mo	$136,000	$116	73
12806 S Laflin St	0.40mi	4/2.0 (+1)	1,200 (-3%)	1mo	$279,000	$233	67
12930 S Carpenter St	0.55mi	4/2.5 (+1)	1,231 (-0%)	2mo	$269,000	$219	61
1021 W Vermont Ave	0.50mi	3/1.0	1,118 (-9%)	2mo	$180,000	$161	59
12230 S Elizabeth St	0.40mi	3/2.0	1,400 (+14%)	2mo	$217,000	$155	53
12154 S Justine St	0.58mi	3/1.5	1,092 (-12%)	1mo	$160,053	$147	51
12820 S Sangamon St	0.57mi	3/1.0	1,077 (-13%)	4mo	$157,500	$146	49

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: -8.8%
• Equity multiple: 0.66×
• Total profit: $-15,664
• Equity at exit: $24,453

10-year hold

• IRR: 7.0%
• Equity multiple: 1.66×
• Total profit: $30,487
• Equity at exit: $14,180

Cash invested: $45,920 (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: 77
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,791 high
• Mortgage (P&I): −$860
• Tax from tax record: −$461 /mo · $5,531/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $25

Break-even live

Break-even rent $1,759

Max offer price $164,000

Occupancy floor 94%

Sensitivity live

Price	-10% $118	-5% $72	+0% $25	+5% $-21	+10% $-67
Rent	-10% $-116	-5% $-45	+0% $25	+5% $96	+10% $167
Rate	-1.0pp $108	-0.5pp $67	base $25	+0.5pp $-17	+1.0pp $-60

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: $41,000
• Closing costs: $4,920
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12827 S Morgan St Unit 1546010P Chicago, IL	4.0	2.0	1022	$4,677	$4.58	14d	1	0.54mi
843 W 123rd St Unit V5 Calumet Park, IL	2.0	1.0	900	$1,500	$1.67	14d	1	0.66mi
843 W 123rd St Unit T2 Calumet Park, IL	2.0	1.0	750	$1,400	$1.87	14d	1	0.66mi
12358 S Lowe Ave Chicago, IL	3.0	2.0	1050	$2,400	$2.29	26d	1	0.85mi
13034 Honore St Unit 1 Blue Island, IL	2.0	1.0	700	$1,350	$1.93	14d	1	0.88mi
12106 S Emerald Ave Chicago, IL	3.0	2.0	1300	$2,550	$1.96	0d	1	0.91mi
1908 Vermont St Unit 1916-4 Blue Island, IL	2.0	1.0	800	$1,395	$1.74	0d	1	0.95mi
1923 Vermont St Blue Island, IL	2.0	1.0	1087	$1,550	$1.43	26d	1	0.97mi
2130 122nd St Blue Island, IL	2.0	1.0	558	$1,450	$2.60	0d	1	1.17mi
12445 S Harvard Ave Chicago, IL	4.0	3.0	835	$2,500	$2.99	0d	1	1.23mi
11547 S Ashland Ave Chicago, IL	3.0	1.5	1000	$2,700	$2.70	5d	1	1.33mi
2336 122nd St Unit 2 Blue Island, IL	3.0	1.0	1340	$1,900	$1.42	22d	1	1.40mi
2053 135th Pl Blue Island, IL	2.0	1.0	800	$1,250	$1.56	9d	1	1.48mi
2053 135th Pl Blue Island, IL	2.0	1.0	800	$1,250	$1.56	22d	1	1.48mi

Listing history 50 events

1. 2026-06-21
   days on market $164,000 Active 166 DOM
2. 2026-06-18
   days on market $164,000 Active 163 DOM
3. 2026-06-17
   days on market $164,000 Active 162 DOM
4. 2026-06-16
   days on market $164,000 Active 161 DOM
5. 2026-06-15
   statusdays on market $164,000 Active 160 DOM
6. 2026-06-13
   days on market $164,000 Contingent - Continue to Show 158 DOM
7. 2026-06-09
   days on market $164,000 Contingent - Continue to Show 154 DOM
8. 2026-06-08
   days on market $164,000 Contingent - Continue to Show 153 DOM
9. 2026-06-07
   days on market $164,000 Contingent - Continue to Show 152 DOM
10. 2026-06-04
    days on market $164,000 Contingent - Continue to Show 149 DOM
11. 2026-06-03
    days on market $164,000 Contingent - Continue to Show 148 DOM
12. 2026-06-02
    days on market $164,000 Contingent - Continue to Show 147 DOM
13. 2026-06-01
    days on market $164,000 Contingent - Continue to Show 146 DOM
14. 2026-05-31
    days on market $164,000 Contingent - Continue to Show 145 DOM
15. 2026-05-21
    status Active
16. 2026-05-12
    historical Contingent - Continue to Show
17. 2026-05-05
    status Active
18. 2026-04-27
    historical Contingent - Continue to Show
19. 2026-03-20
    price $164,000
20. 2026-03-06
    price $164,900
21. 2026-02-02
    historical $1,750
22. 2026-01-14
    price $169,000
23. 2026-01-07
    listed $1,750
24. 2026-01-05
    listed $169,900 Active
25. 2025-10-04
    historical
26. 2025-09-15
    price
27. 2025-09-09
    listed Active
28. 2025-09-02
    historical
29. 2025-08-27
    price
30. 2025-08-21
    price
31. 2025-08-19
    status Active
32. 2025-08-17
    historical Contingent - No Showings
33. 2025-08-12
    price
34. 2025-07-29
    status Active
35. 2025-06-18
    historical Contingent - Continue to Show
36. 2025-06-03
    listed Active
37. 2025-03-31
    historical
38. 2025-02-21
    listed Active
39. 2025-02-17
    historical
40. 2024-06-26
    listed Active
41. 2024-05-11
    historical $1,700
42. 2024-05-10
    historical
43. 2024-05-02
    price
44. 2024-04-23
    listed $1,700
45. 2024-04-18
    listed Active
46. 2024-02-28
    historical Contingent - Continue to Show
47. 2024-02-27
    historical
48. 2024-02-19
    price
49. 2024-01-21
    listed Active
50. 2024-01-21
    historical

ⓘ 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: $5,531 · $461/mo
• Projected year-2 tax: $5,531 · $461/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 (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: $21,489
• − Mortgage interest: −$9,187
• − Property taxes: −$5,531
• − Insurance: −$820
• − Repairs & maintenance: −$1,719
• − Management: −$1,719
• − Depreciation: −$4,771
• Taxable loss: −$2,257
• Est. tax savings @ 24.0%: +$542
• After-tax cash flow: $847/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

+215.4% since first listed

42 events — show timeline

• 2026-05-21 Relisted — MRED as Distributed by MLS Grid
• 2026-05-12 Contingent — MRED as Distributed by MLS Grid
• 2026-05-05 Relisted — MRED as Distributed by MLS Grid
• 2026-04-27 Contingent — MRED as Distributed by MLS Grid
• 2026-03-20 Price Changed $164,000 MRED as Distributed by MLS Grid
• 2026-03-06 Price Changed $164,900 MRED as Distributed by MLS Grid
• 2026-02-02 Rental Removed $1,750 MRED
• 2026-01-14 Price Changed $169,000 MRED as Distributed by MLS Grid
• 2026-01-07 Listed for Rent $1,750 MRED
• 2026-01-05 Listed $169,900 MRED as Distributed by MLS Grid
• 2025-10-04 Listing Removed — MRED as Distributed by MLS Grid
• 2025-09-15 Price Changed — MRED as Distributed by MLS Grid
• 2025-09-09 Listed — MRED as Distributed by MLS Grid
• 2025-09-02 Listing Removed — MRED as Distributed by MLS Grid
• 2025-08-27 Price Changed — MRED as Distributed by MLS Grid
• 2025-08-21 Price Changed — MRED as Distributed by MLS Grid
• 2025-08-19 Relisted — MRED as Distributed by MLS Grid
• 2025-08-17 Contingent — MRED as Distributed by MLS Grid
• 2025-08-12 Price Changed — MRED as Distributed by MLS Grid
• 2025-07-29 Relisted — MRED as Distributed by MLS Grid
• 2025-06-18 Contingent — MRED as Distributed by MLS Grid
• 2025-06-03 Listed — MRED as Distributed by MLS Grid
• 2025-03-31 Listing Removed — MRED as Distributed by MLS Grid
• 2025-02-21 Listed — MRED as Distributed by MLS Grid
• 2025-02-17 Listing Removed — MRED as Distributed by MLS Grid
• 2024-06-26 Listed — MRED as Distributed by MLS Grid
• 2024-05-11 Rental Removed $1,700 MRED
• 2024-05-10 Listing Removed — MRED as Distributed by MLS Grid
• 2024-05-02 Price Changed — MRED as Distributed by MLS Grid
• 2024-04-23 Listed for Rent $1,700 MRED
• 2024-04-18 Listed — MRED as Distributed by MLS Grid
• 2024-02-28 Contingent — MRED as Distributed by MLS Grid
• 2024-02-27 Listing Removed — MRED as Distributed by MLS Grid
• 2024-02-19 Price Changed — MRED as Distributed by MLS Grid
• 2024-01-21 Listing Removed — MRED as Distributed by MLS Grid
• 2024-01-21 Listed — MRED as Distributed by MLS Grid
• 2022-10-06 Sold (Public Records) $70,500 Public Records
• 2022-09-29 Contingent — MRED as Distributed by MLS Grid
• 2022-09-29 Listing Removed — MRED as Distributed by MLS Grid
• 2022-09-28 Listed — MRED as Distributed by MLS Grid
• 2022-01-22 Listed — MRED as Distributed by MLS Grid
• 1988-06-17 Sold (Public Records) $52,000 Public Records

Property tax history

+5.6%/yr

Latest (2023): $5,531 · +59.2% YoY. Source: county tax records.