712 May St · Calumet City, IL 60409

$150,000

3 bd · 1.0 ba · 1,332 sqft · SingleFamily public records · 44 Days on market

Built 1957 3,750 sqft lot Est $184k · 18% under

---

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 +20.0/30.0
• ARV discount +15.0/15.0
• 1% rule +7.6/10.0
• DSCR +6.3/10.0
• 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

Well maintained Raised Ranch 3 Bedroom 1 bath, with a bonus room in the basement. You will be presently surprised by the amount of space this home carries. There are hardwood floors throughout. The eat-in kitchen with plenty of cabinets is great for entertaining and serving up those delicious meals! The large basement is fully finished with a bonus room that can be used as an office, bedroom, or storage room, a wet bar, a laundry/storage room, and opportunity to add a bathroom. The backyard is fully fenced and long driveway for parking. Property is being "Sold As Is"

Key facts

• Wet bar
• Eat-in kitchen
• Long driveway

Tags

• HARDWOOD FLOORS
• EAT-IN KITCHEN
• FULLY FINISHED BASEMENT
• WET BAR
• FULLY FENCED BACKYARD
• LONG DRIVEWAY

Property features AI

Finance

• HOA & community: No master association fees required

Exterior

• Parking: Concrete parking surface
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; One-story layout; Fee simple ownership
• Construction: Brick construction; Asphalt roof; Built approximately 61–70 years ago; Built before 1978
• Exterior features: Lot dimensions approximately 125 x 30; Lot smaller than 0.25 acre

Interior

• Kitchen: Kitchen with eating area/table space (11 x 13) and ceramic tile flooring
• Bedrooms: Main floor master bedroom (11 x 16) with hardwood flooring; Main floor bedroom (12 x 13) with hardwood flooring; Main floor bedroom (12 x 12) with hardwood flooring; Additional bedroom listed (no details)
• Flooring: Hardwood in main living areas and bedrooms; Ceramic tile in kitchen and bonus room
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Finished full basement; Total of 6 rooms
• Laundry & utility: Basement laundry room (14 x 14)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $183 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $146k (3.0% 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); 198 active listings in the ZIP; 11 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).
• This rent runs 41% of the median local income ($55k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.2% rent growth), your $42k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.7% of price; built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $145,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 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 1957 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.26% ✓
• Cap rate: 7.76%
• Cash-on-cash: 5.22%
• DSCR: 1.23
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $183,816
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
737 Newell Ave	0.09mi	3/1.0	1,386 (+4%)	6mo	$80,000	$58	84
658 Mackinaw Ave	0.12mi	4/2.0 (+1)	1,383 (+4%)	4mo	$183,000	$132	76
518 156th Pl	0.30mi	3/2.0	1,165 (-12%)	3mo	$167,000	$143	58
303 W 153rd Pl	0.48mi	3/1.0	1,188 (-11%)	1mo	$65,000	$55	58
1116 Michigan City Rd	0.66mi	3/2.0	1,357 (+2%)	5mo	$222,000	$164	58
648 Muskegon Ave	0.67mi	3/2.0	1,323 (-1%)	8mo	$182,000	$138	57
423 157th St	0.44mi	4/1.5 (+1)	1,212 (-9%)	1mo	$25,000	$21	56
301 Warren St	0.65mi	3/2.0	1,270 (-5%)	2mo	$211,000	$166	56
866 Greenbay Ave	0.38mi	3/2.0	1,163 (-13%)	3mo	$200,000	$172	54
929 Greenbay Ave	0.52mi	3/1.0	1,200 (-10%)	7mo	$163,500	$136	53
679 Manistee Ave	0.69mi	3/1.5	1,255 (-6%)	4mo	$110,000	$88	53
1225 Memorial Dr	0.75mi	4/3.0 (+1)	1,303 (-2%)	5mo	$235,700	$181	45

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: -3.8%
• Equity multiple: 0.85×
• Total profit: $-6,248
• Equity at exit: $22,365

10-year hold

• IRR: 9.8%
• Equity multiple: 1.89×
• Total profit: $37,586
• Equity at exit: $12,969

Cash invested: $42,000 (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: 198
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,890 high
• Mortgage (P&I): −$787
• Tax from tax record: −$461 /mo · $5,531/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $183

Break-even live

Break-even rent $1,658

Max offer price $150,000

Occupancy floor 85%

Sensitivity live

Price	-10% $268	-5% $225	+0% $183	+5% $140	+10% $98
Rent	-10% $34	-5% $108	+0% $183	+5% $257	+10% $332
Rate	-1.0pp $258	-0.5pp $221	base $183	+0.5pp $144	+1.0pp $104

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
323 Memorial Dr Unit 2 Calumet City, IL	2.0	1.0	1000	$1,600	$1.60	25d	1	0.52mi
671 Saginaw Ave Calumet City, IL	3.0	2.0	1250	$2,276	$1.82	10d	1	0.81mi
34 Elizabeth St Calumet City, IL	3.0	1.0	1246	$2,400	$1.93	2d	1	1.03mi
3 Ruth St Hammond, IN	2.0	1.0	900	$1,250	$1.39	25d	1	1.04mi
5 Ruth St Unit 2W Hammond, IN	2.0	1.0	900	$1,250	$1.39	13d	1	1.04mi
3 Waltham St Hammond, IN	3.0	1.0	1200	$1,095	$0.91	25d	1	1.07mi
2790 E State St Apt 2E Burnham, IL	3.0	2.0	1100	$1,695	$1.54	25d	1	1.12mi
2605 E Martha Pl Chicago, IL	2.0	2.0	1353	$1,860	$1.37	22d	1	1.22mi
1312 Gordon Ave Calumet City, IL	2.0	1.0	1134	$1,600	$1.41	7d	1	1.29mi
659 Paxton Ave Calumet City, IL	3.0	2.0	1255	$2,461	$1.96	10d	1	1.37mi
14518 S Hoxie Ave Chicago, IL	3.0	1.5	1128	$2,450	$2.17	2d	1	1.47mi

Listing history 27 events

1. 2026-06-18
   days on market $150,000 Active 44 DOM
2. 2026-06-17
   days on market $150,000 Active 43 DOM
3. 2026-06-16
   days on market $150,000 Active 42 DOM
4. 2026-06-15
   days on market $150,000 Active 41 DOM
5. 2026-06-13
   days on market $150,000 Active 39 DOM
6. 2026-06-09
   days on market $150,000 Active 35 DOM
7. 2026-06-08
   days on market $150,000 Active 34 DOM
8. 2026-06-07
   days on market $150,000 Active 33 DOM
9. 2026-06-04
   days on market $150,000 Active 30 DOM
10. 2026-06-03
    days on market $150,000 Active 29 DOM
11. 2026-06-02
    days on market $150,000 Active 28 DOM
12. 2026-06-01
    days on market $150,000 Active 27 DOM
13. 2026-05-31
    days on market $150,000 Active 26 DOM
14. 2026-05-05
    historical
15. 2026-03-08
    listed Active
16. 2026-03-08
    historical
17. 2026-02-10
    price
18. 2025-11-17
    status Temporarily No Showings
19. 2025-11-17
    historical
20. 2025-11-17
    status Temporarily No Showings
21. 2025-11-17
    listed Active
22. 2025-11-17
    historical
23. 2025-07-17
    historical
24. 2025-05-19
    price
25. 2025-03-03
    price
26. 2025-01-21
    listed Active
27. 2005-01-03
    soldstatus $132,000

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 20% 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 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,676
• − Mortgage interest: −$8,402
• − Property taxes: −$5,531
• − Insurance: −$750
• − Repairs & maintenance: −$1,814
• − Management: −$1,814
• − Depreciation: −$4,364
• Taxable income: $1
• Est. tax owed @ 24.0%: −$0
• After-tax cash flow: $2,194/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

14 events — show timeline

• 2026-05-05 Listing Removed — MRED as Distributed by MLS Grid
• 2026-03-08 Listing Removed — MRED as Distributed by MLS Grid
• 2026-03-08 Listed — MRED as Distributed by MLS Grid
• 2026-02-10 Price Changed — MRED as Distributed by MLS Grid
• 2025-11-17 Relisted — MRED as Distributed by MLS Grid
• 2025-11-17 Listing Removed — MRED as Distributed by MLS Grid
• 2025-11-17 Relisted — MRED as Distributed by MLS Grid
• 2025-11-17 Listing Removed — MRED as Distributed by MLS Grid
• 2025-11-17 Listed — MRED as Distributed by MLS Grid
• 2025-07-17 Listing Removed — MRED as Distributed by MLS Grid
• 2025-05-19 Price Changed — MRED as Distributed by MLS Grid
• 2025-03-03 Price Changed — MRED as Distributed by MLS Grid
• 2025-01-21 Listed — MRED as Distributed by MLS Grid
• 2005-01-03 Sold (Public Records) $132,000 Public Records

Property tax history

+4.7%/yr

Latest (2023): $5,531 · +5.0% YoY. Source: county tax records.