213 157th St · Calumet City, IL 60409

$54,100

2 bd · 1.5 ba · 1,178 sqft · SingleFamily public records · 35 Days on market

Built 1923 4,356 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Listing price $54,100 Great opportunity on this ranch style home with basement. It offers approximately 1,178 square feet of living space with 3 bedrooms and 1 bathroom. Built in 1923 many repairs and updates are needed but has potential. Property sold "AS-IS" without contingencies, repairs, warranties, guarantees or representation as to listing accuracy, property information, photo or other depiction included or described herein. Inspect prior bidding. Auction.

Key facts

• 4,356 sq ft lot
• Built 1923
• Listed 35 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $54k.

Deal economics

• At list price, monthly cash flow is $669 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $54k).
• Recommended offer: $52k (3.0% below list) — sets the bar for market timing.
• Cap rate 21.1% vs local median 8.2% in Calumet City — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).
• This rent runs 31% 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 $374 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.2% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($52k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 18y ago; this cycle's ask has dropped $4k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.8% of price; built in 1923 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $52,477 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 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 1923 — 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: 2.68% ✓
• Cap rate: 21.14%
• Cash-on-cash: 53.03%
• DSCR: 3.36
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $174,344
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
301 Warren St	0.15mi	3/2.0 (+1)	1,270 (+8%)	2mo	$211,000	$166	71
518 156th Pl	0.39mi	3/2.0 (+1)	1,165 (-1%)	3mo	$167,000	$143	70
303 W 153rd Pl	0.43mi	3/1.0 (+1)	1,188 (+1%)	1mo	$65,000	$55	70
503 Webb St	0.36mi	2/1.0	1,093 (-7%)	1mo	$20,000	$18	69
211 Waltham St	0.30mi	3/2.0 (+1)	1,101 (-6%)	1mo	$150,000	$136	67
228 154th Pl	0.33mi	3/2.0 (+1)	1,120 (-5%)	3mo	$39,900	$36	67
7 Highland St	0.49mi	3/2.0 (+1)	1,163 (-1%)	3mo	$172,500	$148	66
212 Ruth St	0.21mi	3/2.0 (+1)	1,305 (+11%)	1mo	$216,000	$166	64
866 Greenbay Ave	0.54mi	3/2.0 (+1)	1,163 (-1%)	3mo	$200,000	$172	63
243 Waltham St	0.31mi	3/1.0 (+1)	1,032 (-12%)	3mo	$200,000	$194	55
5259 State Line Ave	0.57mi	3/1.0 (+1)	1,260 (+7%)	1mo	$77,000	$61	54
302 153rd St	0.52mi	3/1.0 (+1)	1,016 (-14%)	2mo	$175,000	$172	44

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: 55.0%
• Equity multiple: 3.56×
• Total profit: $38,728
• Equity at exit: $8,066

10-year hold

• IRR: 61.4%
• Equity multiple: 8.25×
• Total profit: $109,870
• Equity at exit: $4,678

Cash invested: $15,148 (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: 3.1×

Monthly cashflow live

• Estimated rent: $1,450 high
• Mortgage (P&I): −$284
• Tax from tax record: −$170 /mo · $2,038/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $669

Break-even live

Break-even rent $603

Max offer price $54,100

Occupancy floor 49%

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: $13,525
• Closing costs: $1,623
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
115 157th St Unit 3 Calumet City, IL	3.0	1.0	800	$1,350	$1.69	24d	1	0.15mi
331 157th St Calumet City, IL	1.0	1.0	900	$1,100	$1.22	24d	1	0.15mi
3 Ruth St Hammond, IN	2.0	1.0	900	$1,250	$1.39	24d	1	0.37mi
5 Ruth St Unit 2W Hammond, IN	2.0	1.0	900	$1,250	$1.39	12d	1	0.37mi
34 Elizabeth St Calumet City, IL	3.0	1.0	1246	$2,400	$1.93	1d	1	0.39mi
3 Waltham St Hammond, IN	3.0	1.0	1200	$1,095	$0.91	24d	1	0.40mi
5940 Hyslop Pl #226 Hammond, IN	1.0	1.0	800	$950	$1.19	1d	1	0.60mi
323 Memorial Dr Unit 2 Calumet City, IL	2.0	1.0	1000	$1,600	$1.60	24d	1	0.63mi
323 Memorial Dr #1 Calumet City, IL	1.0	1.0	1000	$1,250	$1.25	24d	1	0.63mi
5945 Hyslop Pl Unit 204 Hammond, IN	1.0	1.0	700	$1,195	$1.71	24d	1	0.63mi
5231 Hohman Ave Hammond, IN	1.0	1.0	582	$1,937	$3.33	1d	15	0.76mi
230 Wildwood Rd Unit 103 Hammond, IN	1.0	1.0	750	$1,295	$1.73	24d	1	0.87mi
634 Sibley Blvd Calumet City, IL	1.0–2.0	1.0	710	$1,450	$2.04	4d	2	0.91mi
1312 Gordon Ave Calumet City, IL	2.0	1.0	1134	$1,600	$1.41	7d	1	0.95mi
1338 Wentworth Ave Unit 1338 Calumet City, IL	2.0	1.0	800	$1,430	$1.79	24d	1	0.98mi
407 Kenwood St Hammond, IN	2.0	1.0	920	$1,495	$1.62	16d	1	0.99mi
407 Kenwood St Hammond, IN	2.0	1.0	920	$1,495	$1.62	24d	1	0.99mi
486 Buffalo Ave Unit 1D Calumet City, IL	1.0	1.0	800	$975	$1.22	24d	1	1.07mi
486 Buffalo Ave Unit 1C Calumet City, IL	1.0	1.0	800	$1,500	$1.88	24d	1	1.08mi
671 Saginaw Ave Calumet City, IL	3.0	2.0	1250	$2,276	$1.82	10d	1	1.44mi
1539 Wentworth Ave Unit 3W Calumet City, IL	3.0	1.0	1100	$1,700	$1.55	12d	1	1.47mi

Listing history 9 events

1. 2026-03-05
   status Pending
2. 2026-02-20
   price $54,100
3. 2026-01-29
   listed $58,300 Active
4. 2008-08-26
   historical
5. 2008-07-29
   price
6. 2008-07-09
   price
7. 2008-04-03
   listed
8. 1997-12-26
   soldstatus $70,000
9. 1990-11-16
   soldstatus $50,000

ⓘ 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: $2,038 · $170/mo
• Projected year-2 tax: $2,038 · $170/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 3/10 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 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,400
• − Mortgage interest: −$3,030
• − Property taxes: −$2,038
• − Insurance: −$270
• − Repairs & maintenance: −$1,392
• − Management: −$1,392
• − Depreciation: −$1,574
• Taxable income: $7,704
• Est. tax owed @ 24.0%: −$1,849
• After-tax cash flow: $6,185/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

+8.2% since first listed

9 events — show timeline

• 2026-03-05 Pending — MRED as Distributed by MLS Grid
• 2026-02-20 Price Changed $54,100 MRED as Distributed by MLS Grid
• 2026-01-29 Listed $58,300 MRED as Distributed by MLS Grid
• 2008-08-26 Listing Removed — MRED as Distributed by MLS Grid
• 2008-07-29 Price Changed — MRED as Distributed by MLS Grid
• 2008-07-09 Price Changed — MRED as Distributed by MLS Grid
• 2008-04-03 Listed — MRED as Distributed by MLS Grid
• 1997-12-26 Sold (Public Records) $70,000 Public Records
• 1990-11-16 Sold (Public Records) $50,000 Public Records

Property tax history

+0.0%/yr

Latest (2023): $2,038 · -9.4% YoY. Source: county tax records.