14810 Perry Ave · Harvey, IL 60473

$150,000

2 bd · 1.0 ba · 870 sqft · SingleFamily public records · 14 Days on market

Built 1947

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +4.2/30.0
• 1% rule +3.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Spacious 4-bedroom, 2-bath ranch - No Steps! The home features an open-concept layout, large living room, large kitchen, a large island with seating, and newer appliances. The primary suite includes a private bathroom and a generously sized closet. Three additional bedrooms are located on the opposite side of the home, along with a second full bathroom. Large front yard, and a long driveway with parking for multiple vehicles.

Key facts

• Newer appliances
• Large living room
• Large kitchen

Tags

• OPEN-CONCEPT LAYOUT
• LARGE LIVING ROOM
• LARGE KITCHEN
• LARGE ISLAND WITH SEATING
• NEWER APPLIANCES
• PRIVATE BATHROOM

Property features AI

Finance

• Other: Property offers access to school bus service, commuter bus, commuter train, and interstate; Possession negotiable
• Financial info: Special service area: No
• HOA & community: No master association fees required

Exterior

• Parking: Concrete parking
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; Single-story; Fee simple ownership; Built before 1978 (age range 71–80 years)
• Construction: Brick construction
• Exterior features: Lot under 0.25 acre; Lot dimensions listed as 6650

Interior

• Kitchen: Kitchen on main level (approx. 13 x 13)
• Bedrooms: Four bedrooms total; Master bedroom on main level with a full bath; Three additional main-level bedrooms (each about 10 x 12)
• Flooring: Carpet in bedrooms and master bedroom
• Bathrooms: Two full bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Seven total rooms; Dining area is combined (combo); Family room
• Laundry & utility: Main-level laundry (approx. 5 x 7)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-406 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $141k (5.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $131k (12.9% below list).
• Recommended offer: $131k (12.9% below list) — sets the bar for 1% rule.
• Cap rate 3.0% 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+, schools F, crime 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.
• Market conditions: 135 active listings in the ZIP; 10 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).

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.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 18y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: property tax is 4.7% of price; built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $130,617 (12.9% 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. Built in 1947 — 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 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?
7. 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?
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: 0.87% ✗
• Cap rate: 3.04%
• Cash-on-cash: -11.61%
• DSCR: 0.48
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $71,340
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14811 Perry Ave	0.04mi	3/1.0 (+1)	975 (+12%)	5mo	$160,000	$164	69
540 148th Pl E	0.27mi	3/1.0 (+1)	938 (+8%)	5mo	$90,000	$96	65
14325 Park Ave	0.61mi	2/1.0	832 (-4%)	6mo	$68,000	$82	59
523 E 152nd St	0.59mi	2/1.0	942 (+8%)	3mo	$16,000	$17	56
14921 Oakdale Ave	0.38mi	2/2.0	768 (-12%)	3mo	$55,000	$72	56
14726 Madison Ave	0.48mi	2/1.0	760 (-13%)	1mo	$35,000	$46	56
319 E 145th St	0.61mi	2/1.0	960 (+10%)	2mo	$49,900	$52	53
296 E 149th St	0.50mi	3/1.0 (+1)	772 (-11%)	4mo	$93,000	$120	50
14320 Parnell Ave	0.66mi	3/2.0 (+1)	912 (+5%)	5mo	$127,000	$139	48
14508 Des Plaines St	0.64mi	3/3.0 (+1)	904 (+4%)	8mo	$59,000	$65	44
14528 S Eggleston Ave	0.71mi	2/1.0	968 (+11%)	5mo	$123,649	$128	44
15316 4th Ave	0.71mi	3/1.0 (+1)	964 (+11%)	2mo	$35,000	$36	42

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -37.2%
• Equity multiple: -0.19×
• Total profit: $-49,926
• Equity at exit: $22,365

10-year hold

• IRR: -51.7%
• Equity multiple: -0.80×
• Total profit: $-75,724
• 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 60473

• Active inventory: 135
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,306 high
• Mortgage (P&I): −$787
• Tax from tax record: −$589 /mo · $7,070/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $-406

Break-even live

Break-even rent $1,821

Max offer price $141,406

Occupancy floor —

Sensitivity live

Price	-10% $99	-5% $-364	+0% $-406	+5% $-449	+10% $-491
Rent	-10% $-510	-5% $-458	+0% $-406	+5% $-355	+10% $-303
Rate	-1.0pp $-331	-0.5pp $-368	base $-406	+0.5pp $-445	+1.0pp $-485

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 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
455 W 144th St Unit 2W Riverdale, IL	1.0	1.0	750	$1,150	$1.53	5d	1	0.91mi
15238 Doctor Martin Luther King Junior Dr Unit 2W Dolton, IL	2.0	1.0	800	$1,500	$1.88	11d	1	1.12mi
15324 Doctor Martin Luther King Junior Dr Unit 1B Dolton, IL	1.0	1.0	725	$985	$1.36	19d	1	1.15mi
14132 S Atlantic Ave Riverdale, IL	1.0	1.0	900	$1,150	$1.28	25d	1	1.15mi
14119 S Tracy Ave Riverdale, IL	2.0	1.0	696	$1,205	$1.73	3d	1	1.19mi
14101 S Atlantic Ave Riverdale, IL	2.0	1.0	790	$1,140	$1.44	8d	1	1.22mi
14031 S School St Riverdale, IL	1.0	1.0	620	$1,045	$1.69	3d	1	1.28mi
14015 S Stewart Ave Unit 2W Riverdale, IL	2.0	1.0	800	$1,400	$1.75	25d	1	1.33mi
14817 Champlain Ave Dolton, IL	2.0	1.0	980	$2,430	$2.48	22d	1	1.47mi
13905 S Clark St Riverdale, IL	1.0	1.0	685	$1,210	$1.77	8d	6	1.48mi

Listing history 10 events

1. 2026-06-18
   days on market $150,000 Active 14 DOM
2. 2026-06-17
   days on market $150,000 Active 13 DOM
3. 2026-06-16
   days on market $150,000 Active 12 DOM
4. 2026-06-15
   days on market $150,000 Active 11 DOM
5. 2026-06-13
   days on market $150,000 Active 9 DOM
6. 2026-06-13
   days on market $150,000 Active 8 DOM
7. 2026-06-09
   days on market $150,000 Active 5 DOM
8. 2026-06-08
   days on market $150,000 Active 4 DOM
9. 2026-06-07
   remarks 429-char remark
10. 2026-06-07
    listed $150,000 Active 3 DOM

ⓘ 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: $7,070 · $589/mo
• Projected year-2 tax: $7,070 · $589/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
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,674
• − Mortgage interest: −$8,402
• − Property taxes: −$7,070
• − Insurance: −$750
• − Repairs & maintenance: −$1,254
• − Management: −$1,254
• − Depreciation: −$4,364
• Taxable loss: −$7,420
• Est. tax savings @ 24.0%: +$1,781
• After-tax cash flow: $-3,096/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): 21,407

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 (75%)
• Race & ethnicity: Black 75% White 10% Hispanic / Latino 10% Two or more races 3% Asian 1%
• Hispanic origin (detail): Mexican 9% Puerto Rican 1%
• Common ancestry: Iranian 3% Romanian 2%
• Foreign-born: 6% · Canada, China
• Languages at home: 87% English-only · Spanish 8% Other Asian/Pacific 1% Russian/Polish/Slavic 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: ▼ -114.36%
• Current HPI: 201.2479
• 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

+552.2% since first listed

26 events — show timeline

• 2026-06-04 Listed $150,000 MRED as Distributed by MLS Grid
• 2026-05-02 Rental Removed $2,450 MRED
• 2026-05-01 Listing Removed — MRED as Distributed by MLS Grid
• 2026-04-22 Listed for Rent $2,450 MRED
• 2026-04-14 Relisted — MRED as Distributed by MLS Grid
• 2026-04-09 Listing Removed — MRED as Distributed by MLS Grid
• 2026-02-19 Listing Removed — MRED as Distributed by MLS Grid
• 2025-10-06 Listing Removed — MRED as Distributed by MLS Grid
• 2025-09-01 Listed — MRED as Distributed by MLS Grid
• 2022-11-14 Sold (Public Records) $175,000 Public Records
• 2022-11-09 Sold (MLS) $175,000 MRED as Distributed by MLS Grid
• 2022-10-04 Contingent — MRED as Distributed by MLS Grid
• 2022-09-24 Listed $169,000 MRED as Distributed by MLS Grid
• 2022-07-08 Sold (Public Records) $50,000 Public Records
• 2016-02-05 Sold (Public Records) $45,000 Public Records
• 2009-10-19 Sold (MLS) $10,000 MRED as Distributed by MLS Grid
• 2009-09-21 Pending — MRED as Distributed by MLS Grid
• 2009-09-02 Price Changed $18,900 MRED as Distributed by MLS Grid
• 2009-07-31 Listed $23,900 MRED as Distributed by MLS Grid
• 2008-08-16 Listing Removed — MRED as Distributed by MLS Grid
• 2008-02-15 Listed — MRED as Distributed by MLS Grid
• 2006-12-15 Sold (Public Records) $155,000 Public Records
• 1999-01-28 Sold (Public Records) $80,000 Public Records
• 1998-06-11 Sold (Public Records) $45,000 Public Records
• 1992-07-20 Sold (Public Records) $28,000 Public Records
• 1992-07-20 Sold (Public Records) $23,000 Public Records

Property tax history

+7.2%/yr

Latest (2023): $7,070 · +197.4% YoY. Source: county tax records.