326 Clyde Ave · Calumet City, IL 60409

$170,000

4 bd · 2.0 ba · 822 sqft · SingleFamily public records · 10 Days on market

Built 1958 6,250 sqft lot

---

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 +22.6/30.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 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

SOLID BRICK 2 STORY WITH 4 BEDROOMS 2 BATHS. EAT IN KITCHEN WITH REFRIGERATOR. BASEMENT WITH LOADS OF STORAGE. FENCED IN YARD. SOME ROOMS WITH HARDWOOD FLOORS. THIS HOME HAS BEEN APPRAISED BY INDEPENDENT APPRAISER. THIS IS AN "AS IS " PROPERTY. BUYER RESPONSIBLE FOR VILLAGE INSPECTION AND ANY REPAIRS REQUIRED BY THE VILLAGE APPLIANCES ARE " AS IS". ANY OFFERS MUST BE COURT APPROVED!

Key facts

• Unfinished basement
• Large kitchen
• 6,250 sq ft lot

Tags

• BRIGHT OVERSIZED LIVING ROOM
• LARGE KITCHEN
• GENEROUS MASTER SUITE
• UNFINISHED BASEMENT
• MASSIVE POTENTIAL FOR STORAGE

Property features AI

Finance

• Other: Ownership: Fee simple
• HOA & community: No master association fee required

Exterior

• Utilities: Water source: Lake Michigan; Public sewer
• Home design: Detached single-family home; One-story structure (listed as 1 Story); Built 61–70 years ago; Built before 1978
• Construction: Brick construction
• Exterior features: Lot dimensions about 50 x 125; Lot smaller than 0.25 acre

Interior

• Kitchen: Kitchen on main level (approximately 14 x 11)
• Bedrooms: 4 bedrooms total; Master bedroom on second level (approximately 18 x 11); Second bedroom on second level (approximately 11 x 8); Two additional bedrooms on main level (each approximately 12 x 9)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating with forced air
• Interior features: Six total rooms; Unfinished full basement
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $289 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).

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); 196 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).
• At $2,259/mo this rent would consume 49% 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.2% rent growth), your $48k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 13y ago; this cycle's ask has dropped $24k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $36k; list at $170k implies a 372% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.8% of price; built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $170,000

Questions for the listing agent

1. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 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?
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: 1.33% ✓
• Cap rate: 8.33%
• Cash-on-cash: 7.28%
• DSCR: 1.32
• GRM: 6.3

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: -0.8%
• Equity multiple: 0.97×
• Total profit: $-1,484
• Equity at exit: $25,348

10-year hold

• IRR: 12.6%
• Equity multiple: 2.17×
• Total profit: $55,900
• Equity at exit: $14,698

Cash invested: $47,600 (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: 6.3×

Monthly cashflow live

• Estimated rent: $2,259 high
• Mortgage (P&I): −$891
• Tax from tax record: −$534 /mo · $6,404/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$474
• Net cashflow: $289

Break-even live

Break-even rent $1,894

Max offer price $170,000

Occupancy floor 82%

Sensitivity live

Price	-10% $385	-5% $337	+0% $289	+5% $241	+10% $193
Rent	-10% $110	-5% $200	+0% $289	+5% $378	+10% $467
Rate	-1.0pp $374	-0.5pp $332	base $289	+0.5pp $245	+1.0pp $200

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1860 State St Calumet City, IL	3.0	1.0	1100	$1,800	$1.64	18d	1	0.17mi
405 Clyde Ave Calumet City, IL	3.0	1.0	973	$2,300	$2.36	2d	1	0.21mi
14738 Blackstone Ave Dolton, IL	3.0	1.0	1017	$2,400	$2.36	11d	1	0.48mi
14610 Blackstone Ave Dolton, IL	3.0	1.0	1017	$2,400	$2.36	7d	1	0.49mi
2790 E State St Apt 2E Burnham, IL	3.0	2.0	1100	$1,695	$1.54	25d	1	1.17mi

Listing history 50 events

1. 2026-06-21
   days on market $170,000 Active 10 DOM
2. 2026-06-18
   days on market $170,000 Active 7 DOM
3. 2026-06-17
   days on market $170,000 Active 6 DOM
4. 2026-06-16
   days on market $170,000 Active 5 DOM
5. 2026-06-15
   days on market $170,000 Active 4 DOM
6. 2026-06-13
   days on market $170,000 Active 2 DOM
7. 2026-06-13
   pricedays on marketlisting id $170,000 Active 1 DOM
8. 2026-06-09
   days on market $175,000 Active 117 DOM
9. 2026-06-08
   days on market $175,000 Active 116 DOM
10. 2026-06-07
    days on market $175,000 Active 115 DOM
11. 2026-06-04
    days on market $175,000 Active 112 DOM
12. 2026-06-03
    days on market $175,000 Active 111 DOM
13. 2026-06-02
    days on market $175,000 Active 110 DOM
14. 2026-06-01
    days on market $175,000 Active 109 DOM
15. 2026-05-31
    days on market $175,000 Active 108 DOM
16. 2026-05-15
    price $175,000
17. 2026-04-10
    price $180,000
18. 2026-03-20
    price $186,000
19. 2026-02-12
    listed $194,000 Active
20. 2026-02-09
    historical $1,921
21. 2026-01-13
    price $1,921
22. 2025-12-25
    price $1,910
23. 2025-12-05
    price $1,950
24. 2025-11-26
    listed $1,975
25. 2025-11-20
    historical $1,975
26. 2025-11-14
    price $1,975
27. 2025-10-31
    price $2,005
28. 2025-10-24
    price $2,125
29. 2025-10-10
    price $2,195
30. 2025-10-04
    price $2,295
31. 2025-09-26
    price $2,445
32. 2025-09-19
    price $2,550
33. 2025-09-12
    price $2,590
34. 2025-09-05
    price $2,645
35. 2025-08-01
    listed $2,700
36. 2024-03-24
    historical $1,630
37. 2024-03-20
    historical $1,630
38. 2024-03-16
    listed $1,630
39. 2024-03-16
    listed $1,630
40. 2023-08-04
    historical $2,325
41. 2023-08-03
    historical $2,325
42. 2023-07-27
    price $2,325
43. 2023-07-26
    price $2,325
44. 2023-07-20
    price $2,175
45. 2023-07-20
    price $2,175
46. 2023-07-17
    price $2,265
47. 2023-07-14
    price $2,265
48. 2013-05-16
    soldstatus $36,000 Closed Sale 408-char remark

    Show marketing remark (408 chars)

    SOLID BRICK 2 STORY WITH 4 BEDROOMS 2 BATHS. EAT IN KITCHEN WITH REFRIGERATOR. BASEMENT WITH LOADS OF STORAGE. FENCED IN YARD. SOME ROOMS WITH HARDWOOD FLOORS. THIS HOME HAS BEEN APPRAISED BY INDEPENDENT APPRAISER. THIS IS AN "AS IS " PROPERTY. BUYER RESPONSIBLE FOR VILLAGE INSPECTION AND ANY REPAIRS REQUIRED BY THE VILLAGE APPLIANCES ARE " AS IS". ANY OFFERS MUST BE COURT APPROVED!

49. 2013-04-12
    historical Contingent 408-char remark

    Show marketing remark (408 chars)

    SOLID BRICK 2 STORY WITH 4 BEDROOMS 2 BATHS. EAT IN KITCHEN WITH REFRIGERATOR. BASEMENT WITH LOADS OF STORAGE. FENCED IN YARD. SOME ROOMS WITH HARDWOOD FLOORS. THIS HOME HAS BEEN APPRAISED BY INDEPENDENT APPRAISER. THIS IS AN "AS IS " PROPERTY. BUYER RESPONSIBLE FOR VILLAGE INSPECTION AND ANY REPAIRS REQUIRED BY THE VILLAGE APPLIANCES ARE " AS IS". ANY OFFERS MUST BE COURT APPROVED!

50. 2013-03-05
    listed $42,000 New 408-char remark

    Show marketing remark (408 chars)

    SOLID BRICK 2 STORY WITH 4 BEDROOMS 2 BATHS. EAT IN KITCHEN WITH REFRIGERATOR. BASEMENT WITH LOADS OF STORAGE. FENCED IN YARD. SOME ROOMS WITH HARDWOOD FLOORS. THIS HOME HAS BEEN APPRAISED BY INDEPENDENT APPRAISER. THIS IS AN "AS IS " PROPERTY. BUYER RESPONSIBLE FOR VILLAGE INSPECTION AND ANY REPAIRS REQUIRED BY THE VILLAGE APPLIANCES ARE " AS IS". ANY OFFERS MUST BE COURT APPROVED!

ⓘ 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: $6,404 · $534/mo
• Projected year-2 tax: $6,404 · $534/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 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: $27,111
• − Mortgage interest: −$9,523
• − Property taxes: −$6,404
• − Insurance: −$850
• − Repairs & maintenance: −$2,169
• − Management: −$2,169
• − Depreciation: −$4,945
• Taxable income: $1,052
• Est. tax owed @ 24.0%: −$252
• After-tax cash flow: $3,214/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

+316.7% since first listed

35 events — show timeline

• 2026-05-15 Price Changed $175,000 MRED as Distributed by MLS Grid
• 2026-04-10 Price Changed $180,000 MRED as Distributed by MLS Grid
• 2026-03-20 Price Changed $186,000 MRED as Distributed by MLS Grid
• 2026-02-12 Listed $194,000 MRED as Distributed by MLS Grid
• 2026-02-09 Rental Removed $1,921 RENTLY
• 2026-01-13 Price Changed $1,921 RENTLY
• 2025-12-25 Price Changed $1,910 RENTLY
• 2025-12-05 Price Changed $1,950 RENTLY
• 2025-11-26 Listed for Rent $1,975 RENTLY
• 2025-11-20 Rental Removed $1,975 RENTLY
• 2025-11-14 Price Changed $1,975 RENTLY
• 2025-10-31 Price Changed $2,005 RENTLY
• 2025-10-24 Price Changed $2,125 RENTLY
• 2025-10-10 Price Changed $2,195 RENTLY
• 2025-10-04 Price Changed $2,295 RENTLY
• 2025-09-26 Price Changed $2,445 RENTLY
• 2025-09-19 Price Changed $2,550 RENTLY
• 2025-09-12 Price Changed $2,590 RENTLY
• 2025-09-05 Price Changed $2,645 RENTLY
• 2025-08-01 Listed for Rent $2,700 RENTLY
• 2024-03-24 Rental Removed $1,630 RENTLY
• 2024-03-20 Rental Removed $1,630 RENT.
• 2024-03-16 Listed for Rent $1,630 RENTLY
• 2024-03-16 Listed for Rent $1,630 RENT.
• 2023-08-04 Rental Removed $2,325 RENTLY
• 2023-08-03 Rental Removed $2,325 RENT.
• 2023-07-27 Price Changed $2,325 RENTLY
• 2023-07-26 Price Changed $2,325 RENT.
• 2023-07-20 Price Changed $2,175 RENT.
• 2023-07-20 Price Changed $2,175 RENTLY
• 2023-07-17 Price Changed $2,265 RENTLY
• 2023-07-14 Price Changed $2,265 RENT.
• 2013-05-16 Sold (MLS) $36,000 MRED as Distributed by MLS Grid
• 2013-04-12 Contingent — MRED as Distributed by MLS Grid
• 2013-03-05 Listed $42,000 MRED as Distributed by MLS Grid

Property tax history

+5.2%/yr

Latest (2023): $6,404 · +15.2% YoY. Source: county tax records.