678 Muskegon Ave · Calumet City, IL 60409

$179,000

3 bd · 1.5 ba · 1,323 sqft · SingleFamily public records · 345 Days on market

Built 1974 5,357 sqft lot Est $217k · 18% under

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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 +19.0/30.0
• ARV discount +15.0/15.0
• 1% rule +6.9/10.0
• DSCR +6.0/10.0
• Rent growth +4.0/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Sold Before Print! Excellent opportunity for investors. 3 bedrooms with hardwood floors. 2 full baths in quiet community. Detached 2 car garage with fenced yard. All brick exterior. Newly paved driveway and partially gutted interior awaiting your finishing touches. Property is being sold "AS IS ". No survey, Buyer responsible for all inspections and city inspections. Taxes pro rated at 100%.

Key facts

• Vinyl windows
• Big back yard
• Newer a/c

Tags

• ORIGINAL HARDWOOD FLOOR
• VINYL WINDOWS
• NEWER A/C
• BIG BACK YARD

Property features AI

Finance

• HOA & community: No master association fee required

Exterior

• Parking: Detached garage owned (2 garage spaces, 2 total parking); Concrete driveway/parking
• Utilities: Public water; Public sewer; Electric service with circuit breakers (100 amp)
• Home design: Detached single-family home; Tri-level / Split-level layout; Fee simple ownership; Rehab completed in 2020; Built before 1978
• Construction: Brick construction; Asphalt roof; Concrete perimeter foundation; Estimated age: 51–60 years
• Exterior features: School bus service; Interstate access

Interior

• Kitchen: Kitchen with vinyl flooring
• Bedrooms: 3 bedrooms (master and two additional bedrooms on the second level); Office on lower level
• Flooring: Hardwood flooring in main living areas and bedrooms; Laminate; Vinyl in kitchen, family room and office; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Dining combo; Granite counters; 8 total rooms
• Laundry & utility: Lower-level laundry with sink

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $179k.

Deal economics

• At list price, monthly cash flow is $186 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $179k).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.

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 Fractional Twp Hsd 215 (suburban): math 9% / reading 13% proficiency, ranked #563 of 620 in IL (top 91%) — 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; 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).
• At $2,132/mo this rent would consume 46% 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 $50k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 345 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 11y ago; this cycle's ask has dropped $90k (33%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price.

Recommended offer $157,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 345 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 1974 — 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: 1.19% ✓
• Cap rate: 7.54%
• Cash-on-cash: 4.45%
• DSCR: 1.20
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $216,972
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
679 Manistee Ave	0.03mi	3/1.5	1,255 (-5%)	4mo	$110,000	$88	87
665 Hoxie Ave	0.29mi	3/1.5	1,264 (-4%)	2mo	$188,000	$149	78
651 Bensley Ave	0.42mi	3/1.5	1,277 (-4%)	2mo	$235,000	$184	73
1225 Memorial Dr	0.20mi	4/3.0 (+1)	1,303 (-2%)	5mo	$235,700	$181	73
453 Hoxie Ave	0.60mi	3/1.5	1,304 (-1%)	0mo	$195,000	$150	69
1116 Michigan City Rd	0.45mi	3/2.0	1,357 (+3%)	5mo	$222,000	$164	69
412 Saginaw Ave	0.65mi	3/1.5	1,314 (-1%)	4mo	$171,000	$130	66
1060 Lucas St	0.57mi	4/3.0 (+1)	1,337 (+1%)	1mo	$270,000	$202	60
591 Paxton Ave	0.75mi	4/2.0 (+1)	1,340 (+1%)	3mo	$261,000	$195	54
658 Mackinaw Ave	0.63mi	4/2.0 (+1)	1,383 (+4%)	4mo	$183,000	$132	53
620 Yates Ave	0.52mi	3/1.0	1,482 (+12%)	4mo	$214,000	$144	51
494 Oglesby Ave	0.71mi	4/2.5 (+1)	1,252 (-5%)	2mo	$245,000	$196	47

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: -5.1%
• Equity multiple: 0.80×
• Total profit: $-9,973
• Equity at exit: $26,689

10-year hold

• IRR: 8.5%
• Equity multiple: 1.76×
• Total profit: $38,047
• Equity at exit: $15,477

Cash invested: $50,120 (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: 7.0×

Monthly cashflow live

• Estimated rent: $2,132 high
• Mortgage (P&I): −$939
• Tax from tax record: −$485 /mo · $5,820/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $186

Break-even live

Break-even rent $1,897

Max offer price $179,000

Occupancy floor 86%

Sensitivity live

Price	-10% $287	-5% $236	+0% $186	+5% $135	+10% $84
Rent	-10% $17	-5% $101	+0% $186	+5% $270	+10% $354
Rate	-1.0pp $276	-0.5pp $231	base $186	+0.5pp $139	+1.0pp $92

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
671 Saginaw Ave Calumet City, IL	3.0	2.0	1250	$2,276	$1.82	11d	1	0.18mi
659 Paxton Ave Calumet City, IL	3.0	2.0	1255	$2,461	$1.96	11d	1	0.75mi
15400 Merrill Ave South Holland, IL	4.0	2.0	1508	$3,330	$2.21	23d	1	0.90mi
660 Clyde Ave Calumet City, IL	3.0	1.5	1400	$1,750	$1.25	4d	1	0.90mi
2605 E Martha Pl Chicago, IL	2.0	2.0	1353	$1,860	$1.37	23d	1	0.98mi
2790 E State St Apt 2E Burnham, IL	3.0	2.0	1100	$1,695	$1.54	25d	1	1.01mi
405 Clyde Ave Calumet City, IL	3.0	1.0	973	$2,300	$2.36	0d	1	1.08mi
323 Memorial Dr Unit 2 Calumet City, IL	2.0	1.0	1000	$1,600	$1.60	25d	1	1.08mi
14518 S Hoxie Ave Chicago, IL	3.0	1.5	1128	$2,450	$2.17	0d	1	1.10mi
250 Yates Ave Unit 1616 Dolton 1E Calumet City, IL	2.0	1.0	875	$1,465	$1.67	8d	1	1.12mi
409 Madison Ave Unit 2 Calumet City, IL	3.0	1.5	1200	$1,795	$1.50	4d	1	1.23mi
101 Oglesby Ave Calumet City, IL	2.0	1.0	1000	$1,800	$1.80	23d	1	1.24mi
101 Oglesby Ave Calumet City, IL	2.0	1.0	1000	$1,800	$1.80	20d	1	1.24mi
101 Oglesby Ave Calumet City, IL	2.0	1.0	1100	$1,800	$1.64	13d	1	1.24mi
1860 State St Calumet City, IL	3.0	1.0	1100	$1,800	$1.64	18d	1	1.30mi

Listing history 35 events

1. 2026-06-21
   days on market $179,000 Active 345 DOM
2. 2026-06-18
   days on market $179,000 Active 342 DOM
3. 2026-06-17
   days on market $179,000 Active 341 DOM
4. 2026-06-16
   days on market $179,000 Active 340 DOM
5. 2026-06-15
   days on market $179,000 Active 339 DOM
6. 2026-06-13
   days on market $179,000 Active 337 DOM
7. 2026-06-09
   days on market $179,000 Active 333 DOM
8. 2026-06-08
   days on market $179,000 Active 332 DOM
9. 2026-06-07
   days on market $179,000 Active 331 DOM
10. 2026-06-04
    days on market $179,000 Active 328 DOM
11. 2026-06-03
    days on market $179,000 Active 327 DOM
12. 2026-06-02
    days on market $179,000 Active 326 DOM
13. 2026-06-01
    days on market $179,000 Active 325 DOM
14. 2026-05-31
    pricedays on market $179,000 Active 324 DOM
15. 2025-11-22
    price $209,000
16. 2025-07-10
    listed $269,000 Active
17. 2021-07-26
    soldstatus $215,000
18. 2021-05-04
    historical
19. 2021-05-03
    status Temporarily No Showings
20. 2021-05-01
    status Contingent (Do Not Show)
21. 2021-04-25
    status Reactivated
22. 2021-04-24
    status Contingent
23. 2021-03-15
    status Contingent (Do Not Show)
24. 2021-03-09
    listed New
25. 2020-11-24
    soldstatus $80,000
26. 2020-09-18
    soldstatus $80,000 Closed Sale 404-char remark

    Show marketing remark (404 chars)

    Sold Before Print! Excellent opportunity for investors. 3 bedrooms with hardwood floors. 2 full baths in quiet community. Detached 2 car garage with fenced yard. All brick exterior. Newly paved driveway and partially gutted interior awaiting your finishing touches. Property is being sold "AS IS ". No survey, Buyer responsible for all inspections and city inspections. Taxes pro rated at 100%.

27. 2020-08-25
    status Pending 404-char remark

    Show marketing remark (404 chars)

    Sold Before Print! Excellent opportunity for investors. 3 bedrooms with hardwood floors. 2 full baths in quiet community. Detached 2 car garage with fenced yard. All brick exterior. Newly paved driveway and partially gutted interior awaiting your finishing touches. Property is being sold "AS IS ". No survey, Buyer responsible for all inspections and city inspections. Taxes pro rated at 100%.

28. 2020-08-11
    historical 404-char remark

    Show marketing remark (404 chars)

    Sold Before Print! Excellent opportunity for investors. 3 bedrooms with hardwood floors. 2 full baths in quiet community. Detached 2 car garage with fenced yard. All brick exterior. Newly paved driveway and partially gutted interior awaiting your finishing touches. Property is being sold "AS IS ". No survey, Buyer responsible for all inspections and city inspections. Taxes pro rated at 100%.

29. 2020-08-11
    listed $79,900 404-char remark

    Show marketing remark (404 chars)

    Sold Before Print! Excellent opportunity for investors. 3 bedrooms with hardwood floors. 2 full baths in quiet community. Detached 2 car garage with fenced yard. All brick exterior. Newly paved driveway and partially gutted interior awaiting your finishing touches. Property is being sold "AS IS ". No survey, Buyer responsible for all inspections and city inspections. Taxes pro rated at 100%.

30. 2016-07-07
    soldstatus $43,000 Closed Sale
31. 2016-06-10
    historical Contingent
32. 2016-05-21
    price $55,000
33. 2015-09-25
    status Reactivated
34. 2015-09-17
    historical Contingent
35. 2015-06-22
    listed $77,000 New

ⓘ 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: $5,820 · $485/mo
• Projected year-2 tax: $5,820 · $485/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 ≥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: $25,578
• − Mortgage interest: −$10,027
• − Property taxes: −$5,820
• − Insurance: −$895
• − Repairs & maintenance: −$2,046
• − Management: −$2,046
• − Depreciation: −$5,207
• Taxable loss: −$463
• Est. tax savings @ 24.0%: +$111
• After-tax cash flow: $2,339/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 Fractional Twp Hsd 215
• NCES district ID: 1738940
• Math proficiency: 9% ▼ -3.00%
• Reading proficiency: 13% ▼ -3.00%
• Median HH income: $48,207
• Composite: 10.27/100
• National rank: #9793
• State rank: #563 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

+171.4% since first listed

21 events — show timeline

• 2025-11-22 Price Changed $209,000 MRED as Distributed by MLS Grid
• 2025-07-10 Listed $269,000 MRED as Distributed by MLS Grid
• 2021-07-26 Sold (Public Records) $215,000 Public Records
• 2021-05-04 Listing Removed — MRED as Distributed by MLS Grid
• 2021-05-03 Relisted — MRED as Distributed by MLS Grid
• 2021-05-01 Pending — MRED as Distributed by MLS Grid
• 2021-04-25 Relisted — MRED as Distributed by MLS Grid
• 2021-04-24 Pending — MRED as Distributed by MLS Grid
• 2021-03-15 Pending — MRED as Distributed by MLS Grid
• 2021-03-09 Listed — MRED as Distributed by MLS Grid
• 2020-11-24 Sold (Public Records) $80,000 Public Records
• 2020-09-18 Sold (MLS) $80,000 MRED as Distributed by MLS Grid
• 2020-08-25 Pending — MRED as Distributed by MLS Grid
• 2020-08-11 Listed $79,900 MRED as Distributed by MLS Grid
• 2020-08-11 Listing Removed — MRED as Distributed by MLS Grid
• 2016-07-07 Sold (MLS) $43,000 MRED as Distributed by MLS Grid
• 2016-06-10 Contingent — MRED as Distributed by MLS Grid
• 2016-05-21 Price Changed $55,000 MRED as Distributed by MLS Grid
• 2015-09-25 Relisted — MRED as Distributed by MLS Grid
• 2015-09-17 Contingent — MRED as Distributed by MLS Grid
• 2015-06-22 Listed $77,000 MRED as Distributed by MLS Grid

Property tax history

+2.2%/yr

Latest (2023): $5,820 · +19.8% YoY. Source: county tax records.