15727 Turlington Ave · Harvey, IL 60426

$35,000

3 bd · 1.0 ba · 1,134 sqft · SingleFamily public records · 56 Days on market

Built 1919

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Why this score? — see what drove the C- 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 +15.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0

Listing remarks

Bring your vision to this 4-bedroom, 2-bath home in Harvey, ready for a full transformation. The interior has already been gutted, offering a blank slate for your next project. Features include an unfinished basement and a detached garage that will need repairs. Convenient layout with generous bedroom count and solid potential throughout. Sold AsIs. Buyer responsible for village requirements.

Key facts

• Unfinished basement
• Detached garage
• 2 garage spots

Tags

• UNFINISHED BASEMENT
• DETACHED GARAGE

Property features AI

Finance

• Other: Possession at closing or immediate; Earnest money is held; Directions provided: Turn on Park Ave and take a left on 156th St
• HOA & community: No master association fee required

Exterior

• Parking: Detached owned garage (2 garage spaces, 2 total parking spaces)
• Utilities: Public water; Septic-mechanical sewer
• Home design: Detached single-family home; 1.5-story layout; Fee simple ownership; Home built over 100 years ago; Brick construction; Built before 1978
• Construction: Brick exterior; Shallow historical home (100+ years)
• Exterior features: Lot under 0.25 acre; Lot dimensions: 5500

Interior

• Kitchen: Main-level kitchen (approx. 11 x 11)
• Bedrooms: Master bedroom on the main level with full bath; Two additional main-level bedrooms (each approx. 11 x 11)
• Bathrooms: One full bath (including master); Basement has bathroom access
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Seven total rooms; Unfinished full basement
• Laundry & utility: Main-level laundry room (approx. 11 x 11)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $35k).
• Recommended offer: $34k (3.0% below list) — sets the bar for market timing.
• Cap rate 53.1% vs local median 9.3% in Harvey — 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 67/100 on livability (#539 in IL) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A-; Watch: health & safety D+, crime F, 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: Brooks Middle School (math 3% / reading 14%, grade F, #605 of 665 statewide, top 91%, 487 students, 0% FRL); Thornton Township High School (math 7% / reading 7%, grade F, #605 of 693 statewide, top 87%, 1,628 students, 0% FRL).
• Market conditions: 132 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($242 loan paydown + $4k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($34k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $5k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $29k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1919 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $33,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 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 1919 — 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 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?
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: 5.81% ✓
• Cap rate: 53.07%
• Cash-on-cash: 167.06%
• DSCR: 8.43
• GRM: 1.4

CMA / ARV

• ARV (on-the-fly): $123,606
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15709 Lexington Ave	0.09mi	2/1.5 (-1)	1,040 (-8%)	11mo	$115,000	$111	66
15726 Vine Ave	0.36mi	3/2.0	1,174 (+4%)	10mo	$189,999	$162	65
15537 Ashland Ave	0.47mi	2/1.0 (-1)	1,091 (-4%)	3mo	$70,000	$64	64
16030 Gauger Ave	0.50mi	3/1.5	1,152 (+2%)	10mo	$125,000	$109	63
16019 Myrtle Ave	0.43mi	3/1.0	1,008 (-11%)	3mo	$70,000	$69	59
15943 Ashland Ave	0.51mi	3/1.5	1,174 (+4%)	11mo	$110,000	$94	59
16207 Justine St	0.67mi	4/2.0 (+1)	1,100 (-3%)	3mo	$215,000	$195	52
15515 Marshfield Ave	0.56mi	3/1.0	1,247 (+10%)	9mo	$135,000	$108	50
105 W 158th Pl	0.75mi	3/1.0	1,075 (-5%)	8mo	$155,000	$144	49
15934 Marshfield Ave	0.58mi	3/2.0	1,221 (+8%)	8mo	$105,000	$86	49
16118 Paulina St	0.74mi	3/1.0	1,034 (-9%)	7mo	$183,000	$177	45
15641 Paulina St	0.56mi	3/2.0	1,260 (+11%)	11mo	$46,500	$37	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 11.82×
• Total profit: $105,989
• Equity at exit: $31,531

10-year hold

• IRR: —
• Equity multiple: 25.88×
• Total profit: $243,846
• Equity at exit: $67,997

Cash invested: $9,800 (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 60426

• Home prices YoY: 6.9%
• Active inventory: 132
• Price-to-rent: 1.4×

Monthly cashflow live

• Estimated rent: $2,033 medium
• Mortgage (P&I): −$184
• Tax est. 1.5%: −$44 /mo · $525/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$427
• Net cashflow: $1,364

Break-even live

Break-even rent $306

Max offer price $35,000

Occupancy floor 28%

Sensitivity live

Price	-10% $1,389	-5% $1,376	+0% $1,364	+5% $1,352	+10% $1,340
Rent	-10% $1,204	-5% $1,284	+0% $1,364	+5% $1,445	+10% $1,525
Rate	-1.0pp $1,382	-0.5pp $1,373	base $1,364	+0.5pp $1,355	+1.0pp $1,346

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16125 Marshfield Ave Markham, IL	3.0	1.0	1043	$2,400	$2.30	0d	1	0.64mi
16048 Halsted St Unit 2 Harvey, IL	3.0	1.0	1091	$1,650	$1.51	27d	1	0.70mi

Listing history 9 events

1. 2026-05-16
   status Pending
2. 2026-05-08
   status Active
3. 2026-04-06
   status Pending
4. 2026-03-30
   price $35,000
5. 2026-02-16
   listed $40,000 Active
6. 2025-11-17
   historical
7. 2025-10-22
   price
8. 2025-09-29
   listed Active
9. 1993-06-10
   soldstatus $29,000

ⓘ 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) · 22% 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
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,398
• − Mortgage interest: −$1,961
• − Property taxes: −$525
• − Insurance: −$175
• − Repairs & maintenance: −$1,952
• − Management: −$1,952
• − Depreciation: −$1,018
• Taxable income: $16,816
• Est. tax owed @ 24.0%: −$4,036
• After-tax cash flow: $12,336/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 — Harvey

• Score: 67/100
• State rank: #539
• US rank: #11162

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Harvey, IL
• City population: 23,066
• Population (ZIP): 23,066

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: Majority Black (59%)
• Race & ethnicity: Black 59% Hispanic / Latino 33% Two or more races 12% White 3% Asian 2%
• Hispanic origin (detail): Mexican 31%
• Foreign-born: 17% · Canada
• Languages at home: 67% English-only · Spanish 30% Other Indo-European 2% French/Haitian/Cajun 1%

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: ▲ 20.36%
• Current HPI: 313.7895
• Rent YoY: —
• Metro: —
• 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

+20.7% since first listed

9 events — show timeline

• 2026-05-16 Pending — MRED as Distributed by MLS Grid
• 2026-05-08 Relisted — MRED as Distributed by MLS Grid
• 2026-04-06 Pending — MRED as Distributed by MLS Grid
• 2026-03-30 Price Changed $35,000 MRED as Distributed by MLS Grid
• 2026-02-16 Listed $40,000 MRED as Distributed by MLS Grid
• 2025-11-17 Listing Removed — MRED as Distributed by MLS Grid
• 2025-10-22 Price Changed — MRED as Distributed by MLS Grid
• 2025-09-29 Listed — MRED as Distributed by MLS Grid
• 1993-06-10 Sold (Public Records) $29,000 Public Records

Property tax history

+6.0%/yr

Latest (2023): $3,595 · +564.1% YoY. Source: county tax records.