14450 S Sangamon St · Harvey, IL 60426

$169,900

4 bd · 1.0 ba · 936 sqft · SingleFamily public records · 84 Days on market

Built 1950 Est $140k · 21% over

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Why this score? — see what drove the D- 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 +11.3/30.0
• Appreciation +10.0/10.0
• 1% rule +3.8/10.0
• Livability +3.4/5.0
• DSCR +3.3/10.0
• 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 MLS

Check out this diamond in the ruff located in Harvey!!! COMPLETELY REHABBED and move-in ready. This beautiful home has original hardwood floors throughout, great space, and perfect for entertaining. Updated features include: new windows, A/C, furnace, water heater, cabinets, countertops, sink, and much more. Enjoy and entertain in the remodeled kitchen and have family dinner in the formal dining room. Home is FHA approved and has already passed the village inspection. Schedule a showing today to make this your new home!!!

Key facts

• 2 garage spots
• Built 1950
• Listed 84 days

Property features AI

Finance

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

Exterior

• Parking: Detached garage (garage owned); Side driveway; Total parking for 4 vehicles; 2 garage spaces
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; 1.5-story design; Rehab completed in 2022; Built before 1978
• Construction: Aluminum siding and brick/stone exterior; Estimated living area; 71–80 years old
• Exterior features: Lot under 0.25 acre (less than .25 acre); Lot size per county records

Interior

• Kitchen: Kitchen on the main level (approx. 15 x 11)
• Bedrooms: 4 bedrooms (Master bedroom on the main level; additional bedrooms on main and second levels)
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Unfinished full basement; 7 total rooms
• Laundry & utility: Laundry in the basement (approx. 6 x 9)

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $-63 ($-757/yr) — negative.
• To cash-flow at today's rent, offer at most $159k (6.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $150k (12.0% below list).
• Recommended offer: $150k (12.0% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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: Thornton Township High School (math 7% / reading 7%, grade F, #605 of 693 statewide, top 87%, 1,628 students, 0% FRL).
• Market conditions: 134 active listings in the ZIP; 1 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 $18k of equity ($1k loan paydown + $17k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $48k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 12y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $149,500 (12.0% 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. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.88% ✗
• Cap rate: 5.85%
• Cash-on-cash: -1.59%
• DSCR: 0.93
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $140,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14817 Lexington Ave	0.49mi	3/1.0 (-1)	946 (+1%)	5mo	$110,000	$116	66
14508 Des Plaines St	0.31mi	3/3.0 (-1)	904 (-3%)	8mo	$59,000	$65	60
14533 Ashland Ave	0.54mi	4/1.0	960 (+3%)	13mo	$58,000	$60	60
14455 Des Plaines St	0.34mi	3/1.0 (-1)	1,035 (+11%)	4mo	$155,000	$150	58
14320 Parnell Ave	0.53mi	3/2.0 (-1)	912 (-3%)	5mo	$127,000	$139	58
23 W 143 St	0.69mi	4/1.0	984 (+5%)	5mo	$155,000	$158	55
14609 Justine St	0.51mi	3/2.0 (-1)	1,000 (+7%)	6mo	$237,500	$238	51
14103 Marshfield Ave	0.73mi	3/1.0 (-1)	960 (+3%)	8mo	$177,000	$184	50
34 W 142nd St	0.72mi	3/1.0 (-1)	960 (+3%)	9mo	$175,000	$182	49
42 E 149th St	0.68mi	3/1.0 (-1)	900 (-4%)	11mo	$100,000	$111	48
14301 Parnell Ave	0.57mi	3/2.0 (-1)	1,008 (+8%)	5mo	$217,000	$215	47
14931 Center Ave	0.60mi	4/2.0	1,071 (+14%)	12mo	$100,000	$93	33

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: 23.2%
• Equity multiple: 2.86×
• Total profit: $88,579
• Equity at exit: $153,059

10-year hold

• IRR: 20.7%
• Equity multiple: 6.55×
• Total profit: $264,140
• Equity at exit: $330,078

Cash invested: $47,572 (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: 134
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,495 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$282 /mo · $3,389/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $-63

Break-even live

Break-even rent $1,575

Max offer price $158,753

Occupancy floor 99%

Sensitivity live

Price	-10% $33	-5% $-15	+0% $-63	+5% $-111	+10% $-159
Rent	-10% $-181	-5% $-122	+0% $-63	+5% $-4	+10% $55
Rate	-1.0pp $22	-0.5pp $-20	base $-63	+0.5pp $-107	+1.0pp $-152

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14629 Hoyne Ave Dixmoor, IL	3.0	1.0	920	$1,495	$1.62	25d	1	1.21mi

Listing history 43 events

1. 2026-06-18
   days on market $169,900 Active 84 DOM
2. 2026-06-17
   days on market $169,900 Active 83 DOM
3. 2026-06-16
   days on market $169,900 Active 82 DOM
4. 2026-06-15
   days on market $169,900 Active 81 DOM
5. 2026-06-13
   days on market $169,900 Active 79 DOM
6. 2026-06-13
   days on market $169,900 Active 78 DOM
7. 2026-06-09
   days on market $169,900 Active 75 DOM
8. 2026-06-08
   days on market $169,900 Active 74 DOM
9. 2026-06-07
   days on market $169,900 Active 73 DOM
10. 2026-06-04
    days on market $169,900 Active 70 DOM
11. 2026-06-03
    days on market $169,900 Active 69 DOM
12. 2026-06-02
    days on market $169,900 Active 68 DOM
13. 2026-06-01
    days on market $169,900 Active 67 DOM
14. 2026-05-31
    days on market $169,900 Active 66 DOM
15. 2026-05-22
    price $169,900
16. 2026-03-26
    listed $179,999 Active
17. 2026-03-26
    historical
18. 2026-01-30
    listed Active
19. 2022-07-21
    soldstatus $160,000
20. 2022-07-14
    soldstatus $160,000 Closed 530-char remark

    Show marketing remark (530 chars)

    Check out this diamond in the ruff located in Harvey!!! COMPLETELY REHABBED and move-in ready. This beautiful home has original hardwood floors throughout, great space, and perfect for entertaining. Updated features include: new windows, A/C, furnace, water heater, cabinets, countertops, sink, and much more. Enjoy and entertain in the remodeled kitchen and have family dinner in the formal dining room. Home is FHA approved and has already passed the village inspection. Schedule a showing today to make this your new home!!!

21. 2022-06-01
    historical Contingent - Continue to Show 530-char remark

    Show marketing remark (530 chars)

    Check out this diamond in the ruff located in Harvey!!! COMPLETELY REHABBED and move-in ready. This beautiful home has original hardwood floors throughout, great space, and perfect for entertaining. Updated features include: new windows, A/C, furnace, water heater, cabinets, countertops, sink, and much more. Enjoy and entertain in the remodeled kitchen and have family dinner in the formal dining room. Home is FHA approved and has already passed the village inspection. Schedule a showing today to make this your new home!!!

22. 2022-05-23
    listed $163,000 Active 530-char remark

    Show marketing remark (530 chars)

    Check out this diamond in the ruff located in Harvey!!! COMPLETELY REHABBED and move-in ready. This beautiful home has original hardwood floors throughout, great space, and perfect for entertaining. Updated features include: new windows, A/C, furnace, water heater, cabinets, countertops, sink, and much more. Enjoy and entertain in the remodeled kitchen and have family dinner in the formal dining room. Home is FHA approved and has already passed the village inspection. Schedule a showing today to make this your new home!!!

23. 2022-05-21
    historical
24. 2022-05-19
    status Active
25. 2022-05-19
    price
26. 2022-03-13
    historical Contingent - No Showings
27. 2022-03-06
    price
28. 2022-02-22
    status Active
29. 2022-02-15
    historical Contingent - No Showings
30. 2022-01-08
    price
31. 2021-11-24
    price
32. 2021-11-04
    listed Active
33. 2021-02-01
    soldstatus $34,206 Closed Sale
34. 2020-12-26
    status Pending
35. 2020-12-10
    listed $20,000 New
36. 2018-08-14
    historical
37. 2018-07-19
    status Back On Market
38. 2018-06-30
    historical
39. 2018-06-12
    price
40. 2018-03-19
    listed New
41. 2014-05-08
    historical
42. 2014-03-25
    listed New
43. 2009-10-14
    soldstatus $75,000

ⓘ 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: $3,389 · $282/mo
• Projected year-2 tax: $3,623 · $302/mo
• Expected delta: +$234/yr (+$20/mo · 6.9%)

ⓘ 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: $17,940
• − Mortgage interest: −$9,517
• − Property taxes: −$3,389
• − Insurance: −$850
• − Repairs & maintenance: −$1,435
• − Management: −$1,435
• − Depreciation: −$4,943
• Taxable loss: −$3,628
• Est. tax savings @ 24.0%: +$871
• After-tax cash flow: $114/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

+126.5% since first listed

29 events — show timeline

• 2026-05-22 Price Changed $169,900 MRED as Distributed by MLS Grid
• 2026-03-26 Listing Removed — MRED as Distributed by MLS Grid
• 2026-03-26 Listed $179,999 MRED as Distributed by MLS Grid
• 2026-01-30 Listed — MRED as Distributed by MLS Grid
• 2022-07-21 Sold (Public Records) $160,000 Public Records
• 2022-07-14 Sold (MLS) $160,000 MRED as Distributed by MLS Grid
• 2022-06-01 Contingent — MRED as Distributed by MLS Grid
• 2022-05-23 Listed $163,000 MRED as Distributed by MLS Grid
• 2022-05-21 Listing Removed — MRED as Distributed by MLS Grid
• 2022-05-19 Relisted — MRED as Distributed by MLS Grid
• 2022-05-19 Price Changed — MRED as Distributed by MLS Grid
• 2022-03-13 Contingent — MRED as Distributed by MLS Grid
• 2022-03-06 Price Changed — MRED as Distributed by MLS Grid
• 2022-02-22 Relisted — MRED as Distributed by MLS Grid
• 2022-02-15 Contingent — MRED as Distributed by MLS Grid
• 2022-01-08 Price Changed — MRED as Distributed by MLS Grid
• 2021-11-24 Price Changed — MRED as Distributed by MLS Grid
• 2021-11-04 Listed — MRED as Distributed by MLS Grid
• 2021-02-01 Sold (MLS) $34,206 MRED as Distributed by MLS Grid
• 2020-12-26 Pending — MRED as Distributed by MLS Grid
• 2020-12-10 Listed $20,000 MRED as Distributed by MLS Grid
• 2018-08-14 Listing Removed — MRED as Distributed by MLS Grid
• 2018-07-19 Relisted — MRED as Distributed by MLS Grid
• 2018-06-30 Listing Removed — MRED as Distributed by MLS Grid
• 2018-06-12 Price Changed — MRED as Distributed by MLS Grid
• 2018-03-19 Listed — MRED as Distributed by MLS Grid
• 2014-05-08 Listing Removed — MRED as Distributed by MLS Grid
• 2014-03-25 Listed — MRED as Distributed by MLS Grid
• 2009-10-14 Sold (Public Records) $75,000 Public Records

Property tax history

+1.6%/yr

Latest (2023): $3,389 · -22.8% YoY. Source: county tax records.