353 E 146th St · Harvey, IL 60426

$86,500

2 bd · 1.0 ba · 748 sqft · SingleFamily public records · 22 Days on market

Built 1938 3,125 sqft lot Est $90k · at est.

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Why this score? — see what drove the C 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 +17.6/30.0
• Appreciation +10.0/10.0
• ARV discount +9.1/15.0
• 1% rule +8.3/10.0
• DSCR +5.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0

Listing remarks MLS

VACANT, EASY TO SHOW, FAX OFFERS TO OFFICE. EXEMPT FROM DISCLOSURES * * LENDER OWNED PROPERTY SOLD AS IS. * * PLEASE INCLUDE PRE APPROVAL LETTER OR PROOF OF FUNDS WITH OFFER. SELLER WILL NOT PROVIDE SURVEY OR TERMITE INSPECTIONS. * * PLEASE EMAIL ALL QUESTIONS/INQUIRIES * * * * * SOLD AS IS * * * * * *

Key facts

• New water heater
• Fresh interior paint
• 3,125 sq ft lot

Tags

• NEW WATER HEATER
• UPDATED ELECTRICAL WORK
• REFINISHED HARDWOOD FLOORS
• FRESH INTERIOR PAINT
• OVERSIZED 2.5-CAR GARAGE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $86k.

Deal economics

• At list price, monthly cash flow is $67 ($808/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $86k).
• Recommended offer: $85k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.2% 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: 134 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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

• In year one you build about $9k of equity ($598 loan paydown + $9k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y 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.
• Current owner paid $16k; list at $86k implies a 441% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.9% of price; built in 1938 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $85,202 (1.5% below list)

Questions for the listing agent

1. Built in 1938 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 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?
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: 1.33% ✓
• Cap rate: 7.23%
• Cash-on-cash: 3.33%
• DSCR: 1.15
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $89,760
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14726 Madison Ave	0.25mi	2/1.0	760 (+2%)	1mo	$35,000	$46	85
14717 E Riverside Dr	0.48mi	2/1.0	728 (-3%)	3mo	$35,000	$48	71
319 E 148th St	0.26mi	2/1.0	724 (-3%)	15mo	$115,000	$159	70
14300 Parnell Ave	0.35mi	3/1.0 (+1)	730 (-2%)	7mo	$179,900	$246	69
296 E 149th St	0.42mi	3/1.0 (+1)	772 (+3%)	4mo	$93,000	$120	66
14325 Park Ave	0.32mi	2/1.0	832 (+11%)	6mo	$68,000	$82	61
282 E 149th St	0.44mi	3/1.0 (+1)	813 (+9%)	13mo	$100,000	$123	49
14632 Halsted St	0.49mi	2/1.0	672 (-10%)	18mo	$40,500	$60	45
14526 S Emerald Ave	0.47mi	2/1.0	859 (+15%)	14mo	$140,000	$163	42
541 E 149th St	0.71mi	1/3.5 (-1)	720 (-4%)	20mo	$33,000	$46	29

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: 26.8%
• Equity multiple: 3.13×
• Total profit: $51,566
• Equity at exit: $77,926

10-year hold

• IRR: 23.5%
• Equity multiple: 7.14×
• Total profit: $148,817
• Equity at exit: $168,050

Cash invested: $24,220 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,153 medium
• Mortgage (P&I): −$454
• Tax from tax record: −$354 /mo · $4,249/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $67

Break-even live

Break-even rent $1,068

Max offer price $86,500

Occupancy floor 89%

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: $21,625
• Closing costs: $2,595
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	4d	1	0.62mi
14119 S Tracy Ave Riverdale, IL	2.0	1.0	696	$1,205	$1.73	3d	1	0.96mi
14031 S School St Riverdale, IL	1.0	1.0	620	$1,045	$1.69	3d	1	1.07mi
13905 S Clark St Riverdale, IL	1.0	1.0	685	$1,210	$1.77	7d	6	1.33mi

Listing history 23 events

1. 2026-06-18
   days on market $86,500 Active 22 DOM
2. 2026-06-17
   days on market $86,500 Active 21 DOM
3. 2026-06-16
   days on market $86,500 Active 20 DOM
4. 2026-06-15
   days on market $86,500 Active 19 DOM
5. 2026-06-13
   days on market $86,500 Active 17 DOM
6. 2026-06-13
   days on market $86,500 Active 16 DOM
7. 2026-06-09
   days on market $86,500 Active 13 DOM
8. 2026-06-08
   days on market $86,500 Active 12 DOM
9. 2026-06-07
   days on market $86,500 Active 11 DOM
10. 2026-06-04
    days on market $86,500 Active 8 DOM
11. 2026-06-03
    days on market $86,500 Active 7 DOM
12. 2026-06-02
    days on market $86,500 Active 6 DOM
13. 2026-06-01
    days on market $86,500 Active 5 DOM
14. 2026-05-31
    days on market $86,500 Active 4 DOM
15. 2026-05-26
    listed $86,500 Active
16. 2010-06-11
    soldstatus $16,000 Closed Sale 315-char remark

    Show marketing remark (315 chars)

    VACANT, EASY TO SHOW, FAX OFFERS TO OFFICE. EXEMPT FROM DISCLOSURES * * LENDER OWNED PROPERTY SOLD AS IS. * * PLEASE INCLUDE PRE APPROVAL LETTER OR PROOF OF FUNDS WITH OFFER. SELLER WILL NOT PROVIDE SURVEY OR TERMITE INSPECTIONS. * * PLEASE EMAIL ALL QUESTIONS/INQUIRIES * * * * * SOLD AS IS * * * * * *

17. 2010-05-03
    status Pending 315-char remark

    Show marketing remark (315 chars)

    VACANT, EASY TO SHOW, FAX OFFERS TO OFFICE. EXEMPT FROM DISCLOSURES * * LENDER OWNED PROPERTY SOLD AS IS. * * PLEASE INCLUDE PRE APPROVAL LETTER OR PROOF OF FUNDS WITH OFFER. SELLER WILL NOT PROVIDE SURVEY OR TERMITE INSPECTIONS. * * PLEASE EMAIL ALL QUESTIONS/INQUIRIES * * * * * SOLD AS IS * * * * * *

18. 2010-01-11
    listed $24,900 New 315-char remark

    Show marketing remark (315 chars)

    VACANT, EASY TO SHOW, FAX OFFERS TO OFFICE. EXEMPT FROM DISCLOSURES * * LENDER OWNED PROPERTY SOLD AS IS. * * PLEASE INCLUDE PRE APPROVAL LETTER OR PROOF OF FUNDS WITH OFFER. SELLER WILL NOT PROVIDE SURVEY OR TERMITE INSPECTIONS. * * PLEASE EMAIL ALL QUESTIONS/INQUIRIES * * * * * SOLD AS IS * * * * * *

19. 2010-01-08
    historical
20. 2009-09-03
    price Price Change
21. 2009-08-04
    listed New
22. 2000-11-03
    soldstatus $58,000
23. 2000-03-15
    soldstatus $21,500

ⓘ 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: $4,249 · $354/mo
• Projected year-2 tax: $4,249 · $354/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: $13,839
• − Mortgage interest: −$4,845
• − Property taxes: −$4,249
• − Insurance: −$432
• − Repairs & maintenance: −$1,107
• − Management: −$1,107
• − Depreciation: −$2,516
• Taxable loss: −$419
• Est. tax savings @ 24.0%: +$100
• After-tax cash flow: $908/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

+302.3% since first listed

9 events — show timeline

• 2026-05-26 Listed $86,500 MRED as Distributed by MLS Grid
• 2010-06-11 Sold (MLS) $16,000 MRED as Distributed by MLS Grid
• 2010-05-03 Pending — MRED as Distributed by MLS Grid
• 2010-01-11 Listed $24,900 MRED as Distributed by MLS Grid
• 2010-01-08 Listing Removed — MRED as Distributed by MLS Grid
• 2009-09-03 Price Changed — MRED as Distributed by MLS Grid
• 2009-08-04 Listed — MRED as Distributed by MLS Grid
• 2000-11-03 Sold (Public Records) $58,000 Public Records
• 2000-03-15 Sold (Public Records) $21,500 Public Records

Property tax history

+6.0%/yr

Latest (2023): $4,249 · +55.7% YoY. Source: county tax records.