None · Calumet City, IL 60409

$177,000

3 bd · 1.5 ba · 1,575 sqft · SingleFamily public records · 52 Days on market

Built 1955 Est $203k · 13% under

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Why this score? — see what drove the B- 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 +26.1/30.0
• ARV discount +13.3/15.0
• DSCR +8.8/10.0
• 1% rule +7.0/10.0
• 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

Key facts

• Garage
• Built 1955

Property features AI

Exterior

• Parking: - Includes a garage
• Home design: - Single family property
• Construction: - Living area approximately 1,575

Interior

• Bedrooms: - 3 bedrooms
• Bathrooms: - 2 bathrooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $177k.

Deal economics

• At list price, monthly cash flow is $448 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $177k).
• Recommended offer: $172k (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; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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 $2,115/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 ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($172k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $171,690 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 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 1955 — 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 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: 1.20% ✓
• Cap rate: 9.33%
• Cash-on-cash: 10.84%
• DSCR: 1.48
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $203,175
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1335 Buffalo Ave	0.36mi	3/1.5	1,474 (-6%)	9mo	$164,900	$112	65
1474 Forest Ave	0.40mi	3/2.0	1,500 (-5%)	10mo	$165,000	$110	63
1387 Price Ave	0.21mi	3/1.0	1,341 (-15%)	3mo	$93,900	$70	61
877 163rd St	0.41mi	3/1.5	1,339 (-15%)	2mo	$189,000	$141	55
17002 Chicago Ave	0.47mi	3/1.0	1,400 (-11%)	7mo	$202,000	$144	52
1401 Stanley Blvd	0.33mi	4/2.0 (+1)	1,389 (-12%)	8mo	$214,900	$155	51
1461 Wentworth Ave	0.50mi	4/1.5 (+1)	1,400 (-11%)	4mo	$130,000	$93	50
17257 Park Ave	0.74mi	3/2.0	1,500 (-5%)	8mo	$194,900	$130	48
1304 Price Ave	0.39mi	2/2.0 (-1)	1,800 (+14%)	10mo	$85,000	$47	42
17204 Bernadine St	0.71mi	3/2.0	1,340 (-15%)	1mo	$234,000	$175	39
17218 Park Ave	0.68mi	2/1.0 (-1)	1,350 (-14%)	5mo	$139,000	$103	33
40 166th Pl	0.68mi	4/2.0 (+1)	1,356 (-14%)	10mo	$175,000	$129	30

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: 3.5%
• Equity multiple: 1.14×
• Total profit: $6,832
• Equity at exit: $26,391

10-year hold

• IRR: 15.8%
• Equity multiple: 2.48×
• Total profit: $73,290
• Equity at exit: $15,304

Cash invested: $49,560 (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: 7.0×

Monthly cashflow live

• Estimated rent: $2,115 high
• Mortgage (P&I): −$928
• Tax est. 1.5%: −$221 /mo · $2,655/yr
• Insurance: −$74
• HOA: −$0
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $448

Break-even live

Break-even rent $1,548

Max offer price $177,000

Occupancy floor 74%

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: $44,250
• Closing costs: $5,310
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1312 Gordon Ave Calumet City, IL	2.0	1.0	1134	$1,600	$1.41	7d	1	0.37mi
1539 Wentworth Ave Unit 3W Calumet City, IL	3.0	1.0	1100	$1,700	$1.55	12d	1	0.54mi
252 Lawndale St Hammond, IN	4.0	3.0	2016	$2,600	$1.29	1d	1	1.06mi
34 Elizabeth St Calumet City, IL	3.0	1.0	1246	$2,400	$1.93	1d	1	1.11mi
3 Waltham St Hammond, IN	3.0	1.0	1200	$1,095	$0.91	24d	1	1.22mi
17723 Exchange Ave Unit 17723-1N Lansing, IL	3.0	2.0	1100	$1,800	$1.64	1d	1	1.45mi
7611 Kinsley Pl Munster, IN	3.0	2.0	1700	$4,700	$2.76	1d	1	1.49mi

Listing history 13 events

1. 2026-06-18
   days on market $177,000 Coming Soon 52 DOM
2. 2026-06-17
   days on market $177,000 Coming Soon 51 DOM
3. 2026-06-16
   days on market $177,000 Coming Soon 50 DOM
4. 2026-06-15
   days on market $177,000 Coming Soon 49 DOM
5. 2026-06-13
   days on market $177,000 Coming Soon 47 DOM
6. 2026-06-09
   days on market $177,000 Coming Soon 43 DOM
7. 2026-06-08
   days on market $177,000 Coming Soon 42 DOM
8. 2026-06-07
   days on market $177,000 Coming Soon 41 DOM
9. 2026-06-04
   days on market $177,000 Coming Soon 38 DOM
10. 2026-06-03
    days on market $177,000 Coming Soon 37 DOM
11. 2026-06-02
    days on market $177,000 Coming Soon 36 DOM
12. 2026-06-01
    days on market $177,000 Coming Soon 35 DOM
13. 2026-05-31
    days on market $177,000 Coming Soon 34 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $25,382
• − Mortgage interest: −$9,915
• − Property taxes: −$2,655
• − Insurance: −$885
• − Repairs & maintenance: −$2,031
• − Management: −$2,031
• − Depreciation: −$5,149
• Taxable income: $2,717
• Est. tax owed @ 24.0%: −$652
• After-tax cash flow: $4,721/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