15725 Loomis Ave · Harvey, IL 60426

$64,900

2 bd · 1.0 ba · 936 sqft · SingleFamily public records · 65 Days on market

Built 1959 Est $112k · 42% under ↓ 7% since listing

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0

Listing remarks

Opportunity awaits at 15725 Loomis in Harvey! This property is perfect for investors or savvy buyers looking to bring their vision to life. Featuring a spacious layout with generous room sizes, this home offers solid potential but requires renovation and updates throughout. Being sold as-is-don't miss your chance to unlock its full potential!

Key facts

• Built 1959
• Listed 65 days

Property features AI

Finance

• Other: Property age: approximately 61–70 years
• HOA & community: No master association fee required

Exterior

• Utilities: Lake Michigan and public water; Public sewer
• Home design: Detached single-family home; One-story; Fee simple ownership; Built before 1978
• Construction: Frame construction
• Exterior features: Lot under 0.25 acre; Lot dimensions: 8600

Interior

• Kitchen: Kitchen on main level (approx. 10 x 10)
• Bedrooms: Master bedroom on main level (approx. 10 x 11); Bedroom on main level (approx. 10 x 9); Bedroom on main level (approx. 10 x 10)
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating
• Interior features: Five total rooms; Unfinished full basement
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $61k (6.0% below list) — sets the bar for market timing.
• Cap rate 28.7% vs local median 9.3% in Harvey — 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 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: 134 active listings in the ZIP; 2 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 $7k of equity ($449 loan paydown + $6k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $5k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $61,006 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 3.24% ✓
• Cap rate: 28.71%
• Cash-on-cash: 80.05%
• DSCR: 4.56
• GRM: 2.6

CMA / ARV

• ARV (on-the-fly): $112,320
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15709 Lexington Ave	0.09mi	2/1.5	1,040 (+11%)	11mo	$115,000	$111	66
16019 Myrtle Ave	0.37mi	3/1.0 (+1)	1,008 (+8%)	3mo	$70,000	$69	62
15240 Turlington Ave	0.61mi	3/1.5 (+1)	900 (-4%)	1mo	$35,000	$39	57
15812 Lincoln Ave	0.67mi	3/1.0 (+1)	918 (-2%)	8mo	$130,000	$142	54
16118 Paulina St	0.62mi	3/1.0 (+1)	1,034 (+10%)	7mo	$183,000	$177	43
16221 Hermitage Ave	0.74mi	3/1.5 (+1)	1,044 (+12%)	1mo	$192,000	$184	38
105 W 158th Pl	0.58mi	3/1.0 (+1)	1,075 (+15%)	8mo	$155,000	$144	36
15231 Ashland Ave	0.66mi	2/1.0	1,076 (+15%)	12mo	$40,000	$37	34
16141 Wood St	0.72mi	3/1.0 (+1)	1,053 (+12%)	8mo	$126,000	$120	34
16159 Wood St	0.74mi	3/1.0 (+1)	1,050 (+12%)	10mo	$78,000	$74	32
16225 Marshfield Ave	0.68mi	3/1.0 (+1)	1,053 (+12%)	13mo	$84,000	$80	32
16126 Wood St	0.72mi	3/1.0 (+1)	1,045 (+12%)	13mo	$125,500	$120	31

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: 90.0%
• Equity multiple: 7.20×
• Total profit: $112,586
• Equity at exit: $58,467

10-year hold

• IRR: 84.8%
• Equity multiple: 15.91×
• Total profit: $270,894
• Equity at exit: $126,086

Cash invested: $18,172 (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: 2.6×

Monthly cashflow live

• Estimated rent: $2,102 medium
• Mortgage (P&I): −$340
• Tax est. 1.5%: −$81 /mo · $974/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $1,212

Break-even live

Break-even rent $568

Max offer price $64,900

Occupancy floor 37%

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16125 Marshfield Ave Markham, IL	3.0	1.0	1043	$2,400	$2.30	1d	1	0.60mi
16048 Halsted St Unit 2 Harvey, IL	3.0	1.0	1091	$1,650	$1.51	24d	1	0.87mi

Listing history 20 events

1. 2026-06-18
   days on market $64,900 Active 65 DOM
2. 2026-06-17
   days on market $64,900 Active 64 DOM
3. 2026-06-16
   days on market $64,900 Active 63 DOM
4. 2026-06-15
   days on market $64,900 Active 62 DOM
5. 2026-06-13
   days on market $64,900 Active 60 DOM
6. 2026-06-13
   days on market $64,900 Active 59 DOM
7. 2026-06-09
   days on market $64,900 Active 56 DOM
8. 2026-06-08
   days on market $64,900 Active 55 DOM
9. 2026-06-07
   days on market $64,900 Active 54 DOM
10. 2026-06-04
    days on market $64,900 Active 51 DOM
11. 2026-06-03
    days on market $64,900 Active 50 DOM
12. 2026-06-02
    days on market $64,900 Active 49 DOM
13. 2026-06-01
    days on market $64,900 Active 48 DOM
14. 2026-05-31
    days on market $64,900 Active 47 DOM
15. 2026-05-21
    price $64,900
16. 2026-04-14
    listed $69,900 Active
17. 2025-03-05
    historical
18. 2024-10-18
    status Active
19. 2024-10-17
    historical
20. 2024-10-06
    listed Active

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 10% 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 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,227
• − Mortgage interest: −$3,635
• − Property taxes: −$974
• − Insurance: −$324
• − Repairs & maintenance: −$2,018
• − Management: −$2,018
• − Depreciation: −$1,888
• Taxable income: $14,369
• Est. tax owed @ 24.0%: −$3,449
• After-tax cash flow: $11,098/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

-7.2% since first listed

6 events — show timeline

• 2026-05-21 Price Changed $64,900 MRED as Distributed by MLS Grid
• 2026-04-14 Listed $69,900 MRED as Distributed by MLS Grid
• 2025-03-05 Listing Removed — MRED as Distributed by MLS Grid
• 2024-10-18 Relisted — MRED as Distributed by MLS Grid
• 2024-10-17 Listing Removed — MRED as Distributed by MLS Grid
• 2024-10-06 Listed — MRED as Distributed by MLS Grid

Property tax history

+1.3%/yr

Latest (2023): $3,661 · -1.5% YoY. Source: county tax records.