15736 Turlington Ave · Harvey, IL 60426

$218,900

4 bd · 3.0 ba · 1,861 sqft · SingleFamily public records · 28 Days on market

Built 1913 0.25 ac lot Est $164k · 34% over

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Why this score? — see what drove the F 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).

• Appreciation +10.0/10.0
• Cash flow +9.4/30.0
• 1% rule +3.4/10.0
• Livability +3.4/5.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• ARV discount +0.0/15.0

Listing remarks

Welcome to this beautifully rehabbed 2 story home plus fininshed attic in the heart of Harvey. Home offers an incredible amount of living space with modern updates. Home has been redesigned with today's lifestyle in mind with complete new plumbing, electric etc. Step in to find a fresh contemporary interior which features updated floors, great lighting, and an inviting layout. The 2+1 levels of living space provides room for all whether you need additional bedrooms, a home office or guest accomodation. Home is move-in ready and ideal for buyers looking for space, style and value. Don't miss this opportunity to own this beautiful gem and make memories. Don't wait, come see it today and brin

Key facts

• 0.25 acre lot
• 2 garage spots
• Built 1913

Property features AI

Finance

• Other: Ownership: Fee simple; Not currently leased; School bus service and commuter transit access nearby
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage (garage owned) with 2 garage spaces; Total parking for 2 vehicles
• Utilities: Water source: Lake Michigan; Public sewer and storm sewer
• Home design: Detached single-family home; 2-story structure; Rebuilt/rehab completed in 2022; Property faces within the City of Harvey, Thornton Township
• Construction: Vinyl siding exterior; Asphalt roof; Concrete perimeter foundation; Original construction over 100 years old (rebuilt in 2022)
• Exterior features: Fenced yard; Lot dimensions approximately 44 x 179; Lot under 0.25 acre; Curbs, sidewalks, street lights, and paved streets in the neighborhood

Interior

• Kitchen: Kitchen on main level
• Bedrooms: 5 bedrooms (including master bedroom on second level; other bedrooms on main and second levels)
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: 9 total rooms; Full attic; Full, unfinished basement
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $219k.

Deal economics

• At list price, monthly cash flow is $-157 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $191k (12.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $185k (15.7% below list).
• Recommended offer: $185k (15.7% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 9.3% in Harvey — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: 133 active listings in the ZIP; 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).

Forward outlook

• In year one you build about $23k of equity ($2k loan paydown + $22k appreciation (10.0% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 20y ago; this cycle's ask is 2819% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $7k; list at $219k implies a 3119% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1913 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $184,544 (15.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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 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. 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?
7. 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.
8. 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.
9. 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: 0.84% ✗
• Cap rate: 5.43%
• Cash-on-cash: -3.07%
• DSCR: 0.86
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $163,768
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15521 Turlington Ave	0.29mi	4/2.5	1,678 (-10%)	14mo	$44,000	$26	57
15641 Marshfield Ave	0.47mi	5/2.0 (+1)	2,000 (+8%)	1mo	$224,900	$112	56
15739 Myrtle Ave	0.22mi	3/1.5 (-1)	1,704 (-8%)	12mo	$150,000	$88	54
16019 Vine Ave	0.47mi	3/2.5 (-1)	1,800 (-3%)	15mo	$215,000	$119	53
15730 Paulina St	0.55mi	4/2.0	1,702 (-8%)	4mo	$115,000	$68	53
15944 Paulina St	0.61mi	4/2.0	1,980 (+6%)	6mo	$72,500	$37	52
15917 Page Ave	0.61mi	3/2.0 (-1)	1,900 (+2%)	8mo	$150,000	$79	52
15529 Ashland Ave	0.47mi	3/2.5 (-1)	2,100 (+13%)	8mo	$80,000	$38	42
46 E 155th St	0.43mi	3/2.0 (-1)	1,600 (-14%)	8mo	$139,900	$87	41
16052 Halsted St Unit 2	0.71mi	4/2.0	1,660 (-11%)	15mo	$165,000	$99	32
536-538 E Sibley BLVD	0.68mi	3/2.0 (-1)	1,710 (-8%)	20mo	$285,000	$167	29
110 W 157th Pl	0.74mi	5/2.5 (+1)	1,693 (-9%)	19mo	$220,000	$130	28

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: 22.1%
• Equity multiple: 2.78×
• Total profit: $109,306
• Equity at exit: $197,202

10-year hold

• IRR: 19.9%
• Equity multiple: 6.38×
• Total profit: $329,936
• Equity at exit: $425,275

Cash invested: $61,292 (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: 133
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,845 medium
• Mortgage (P&I): −$1,148
• Tax from tax record: −$376 /mo · $4,510/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $-157

Break-even live

Break-even rent $2,044

Max offer price $191,155

Occupancy floor —

Sensitivity live

Price	-10% $-33	-5% $-95	+0% $-157	+5% $-219	+10% $-281
Rent	-10% $-303	-5% $-230	+0% $-157	+5% $-84	+10% $-11
Rate	-1.0pp $-47	-0.5pp $-101	base $-157	+0.5pp $-214	+1.0pp $-271

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: $54,725
• Closing costs: $6,567
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-06-21
   days on market $218,900 Active 28 DOM
2. 2026-06-18
   days on market $218,900 Active 25 DOM
3. 2026-06-17
   days on market $218,900 Active 24 DOM
4. 2026-06-16
   days on market $218,900 Active 23 DOM
5. 2026-06-15
   days on market $218,900 Active 22 DOM
6. 2026-06-13
   pricedays on market $218,900 Active 20 DOM
7. 2026-06-13
   days on market $224,900 Active 19 DOM
8. 2026-06-09
   days on market $224,900 Active 16 DOM
9. 2026-06-08
   days on market $224,900 Active 15 DOM
10. 2026-06-07
    days on market $224,900 Active 14 DOM
11. 2026-06-04
    days on market $224,900 Active 11 DOM
12. 2026-06-03
    days on market $224,900 Active 10 DOM
13. 2026-06-02
    days on market $224,900 Active 9 DOM
14. 2026-06-01
    days on market $224,900 Active 8 DOM
15. 2026-05-31
    days on market $224,900 Active 7 DOM
16. 2025-07-21
    historical
17. 2025-06-10
    price
18. 2025-05-08
    price
19. 2025-05-02
    price
20. 2025-04-06
    price
21. 2025-03-28
    listed Active
22. 2025-02-23
    historical
23. 2024-12-03
    price
24. 2024-10-03
    listed Active
25. 2024-09-10
    historical
26. 2024-07-16
    status Active
27. 2024-07-10
    historical
28. 2024-07-08
    price
29. 2024-07-08
    price
30. 2024-04-16
    listed Active
31. 2023-05-03
    historical
32. 2019-05-24
    soldstatus $6,800 Closed Sale
33. 2019-04-27
    status Contingent (Do Not Show)
34. 2019-03-28
    price $6,800
35. 2019-02-27
    listed $7,500 New
36. 2013-04-25
    soldstatus $19,900 Closed Sale
37. 2013-02-25
    status Pending
38. 2013-01-14
    listed $19,900 New
39. 2012-09-03
    historical
40. 2011-09-02
    listed New
41. 2008-06-16
    soldstatus $18,000
42. 2008-04-02
    historical
43. 2008-02-07
    listed $18,600
44. 2008-01-24
    historical
45. 2007-10-23
    listed
46. 2007-06-22
    historical
47. 2006-10-27
    listed
48. 2000-08-14
    soldstatus $55,000
49. 2000-07-10
    soldstatus $20,000
50. 1997-02-25
    soldstatus $23,500

ⓘ 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: $4,510 · $376/mo
• Projected year-2 tax: $4,739 · $395/mo
• Expected delta: +$230/yr (+$19/mo · 5.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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: $22,145
• − Mortgage interest: −$12,262
• − Property taxes: −$4,510
• − Insurance: −$1,094
• − Repairs & maintenance: −$1,772
• − Management: −$1,772
• − Depreciation: −$6,368
• Taxable loss: −$5,632
• Est. tax savings @ 24.0%: +$1,352
• After-tax cash flow: $-533/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

-71.1% since first listed

37 events — show timeline

• 2025-07-21 Listing Removed — MRED as Distributed by MLS Grid
• 2025-06-10 Price Changed — MRED as Distributed by MLS Grid
• 2025-05-08 Price Changed — MRED as Distributed by MLS Grid
• 2025-05-02 Price Changed — MRED as Distributed by MLS Grid
• 2025-04-06 Price Changed — MRED as Distributed by MLS Grid
• 2025-03-28 Listed — MRED as Distributed by MLS Grid
• 2025-02-23 Listing Removed — MRED as Distributed by MLS Grid
• 2024-12-03 Price Changed — MRED as Distributed by MLS Grid
• 2024-10-03 Listed — MRED as Distributed by MLS Grid
• 2024-09-10 Listing Removed — MRED as Distributed by MLS Grid
• 2024-07-16 Relisted — MRED as Distributed by MLS Grid
• 2024-07-10 Listing Removed — MRED as Distributed by MLS Grid
• 2024-07-08 Price Changed — MRED as Distributed by MLS Grid
• 2024-07-08 Price Changed — MRED as Distributed by MLS Grid
• 2024-04-16 Listed — MRED as Distributed by MLS Grid
• 2023-05-03 Listing Removed — MRED as Distributed by MLS Grid
• 2019-05-24 Sold (MLS) $6,800 MRED as Distributed by MLS Grid
• 2019-04-27 Pending — MRED as Distributed by MLS Grid
• 2019-03-28 Price Changed $6,800 MRED as Distributed by MLS Grid
• 2019-02-27 Listed $7,500 MRED as Distributed by MLS Grid
• 2013-04-25 Sold (MLS) $19,900 MRED as Distributed by MLS Grid
• 2013-02-25 Pending — MRED as Distributed by MLS Grid
• 2013-01-14 Listed $19,900 MRED as Distributed by MLS Grid
• 2012-09-03 Listing Removed — MRED as Distributed by MLS Grid
• 2011-09-02 Listed — MRED as Distributed by MLS Grid
• 2008-06-16 Sold (MLS) $18,000 MRED as Distributed by MLS Grid
• 2008-04-02 Listing Removed — MRED as Distributed by MLS Grid
• 2008-02-07 Listed $18,600 MRED as Distributed by MLS Grid
• 2008-01-24 Listing Removed — MRED as Distributed by MLS Grid
• 2007-10-23 Listed — MRED as Distributed by MLS Grid
• 2007-06-22 Listing Removed — MRED as Distributed by MLS Grid
• 2006-10-27 Listed — MRED as Distributed by MLS Grid
• 2000-08-14 Sold (Public Records) $55,000 Public Records
• 2000-07-10 Sold (Public Records) $20,000 Public Records
• 1997-02-25 Sold (Public Records) $65,000 Public Records
• 1997-02-25 Sold (Public Records) $22,500 Public Records
• 1997-02-25 Sold (Public Records) $23,500 Public Records

Property tax history

+1.5%/yr

Latest (2023): $4,510 · +97.7% YoY. Source: county tax records.