15732 Hoyne Ave · Harvey, IL 60426

$43,500

2 bd · 1.0 ba · 863 sqft · SingleFamily public records · 24 Days on market

Built 1956 6,888 sqft lot

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

Listing remarks

This 2-bedroom, 1-bath single-level home in Harvey is ready for your vision and updates. Features include a functional layout, spacious yard, and opportunity to customize to your style. Ideal for those looking to build sweat equity. Property is being sold as-is. Conveniently located near shopping, dining, parks, and major expressways. Bring your ideas and unlock the possibilities!

Key facts

• Spacious yard
• Single-level home
• 6,888 sq ft lot

Tags

• SINGLE-LEVEL HOME
• SPACIOUS YARD

Property features AI

Finance

• Other: Property located in Harvey, Thornton township; Directions: 159th E to Hoyne N to property; Parcel number: 29183270230000; Tax exemptions: Homeowner and Senior
• HOA & community: No master association fee required

Exterior

• Utilities: Water source: Lake Michigan; Public sewer; Natural gas heating
• Home design: Detached single-family home; One-story layout; Fee simple ownership; Built prior to 1978 (original construction)
• Construction: Frame construction; Estimated age: 61–70 years; Not rebuilt or rehabilitated
• Exterior features: Lot dimensions approximately 123 x 56; Lot smaller than 0.25 acre

Interior

• Kitchen: Kitchen on main level (13 x 12)
• Bedrooms: Master bedroom on main level (12 x 12); Second bedroom on main level (11 x 10); Two additional bedrooms
• Bathrooms: 1 full bathroom
• Interior features: 4 total rooms
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $44k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $44k).
• Recommended offer: $43k (1.5% below list) — sets the bar for market timing.
• Cap rate 45.8% 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; 3 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).

Forward outlook

• In year one you build about $5k of equity ($301 loan paydown + $4k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $12k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($43k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $42,847 (1.5% below list)

Questions for the listing agent

1. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 5.04% ✓
• Cap rate: 45.81%
• Cash-on-cash: 141.14%
• DSCR: 7.28
• GRM: 1.7

CMA / ARV

• ARV (on-the-fly): $109,601
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
171 W 158th Pl	0.11mi	3/1.0 (+1)	852 (-1%)	9mo	$110,000	$129	80
189 W 156th Pl	0.18mi	3/1.0 (+1)	900 (+4%)	3mo	$37,000	$41	77
168 W 158th Pl	0.13mi	3/1.0 (+1)	852 (-1%)	14mo	$108,000	$127	75
214 W 154th Pl	0.41mi	2/1.0	851 (-1%)	12mo	$36,100	$42	68
15812 Lincoln Ave	0.23mi	3/1.0 (+1)	918 (+6%)	8mo	$130,000	$142	67
16154 Honore Ave	0.58mi	3/1.0 (+1)	864 (+0%)	4mo	$110,000	$127	64
15734 Marshfield Ave	0.54mi	3/1.0 (+1)	793 (-8%)	3mo	$49,000	$62	54
1917 W 163rd St	0.69mi	3/1.0 (+1)	955 (+11%)	9mo	$150,000	$157	37
96 W 157th Pl	0.32mi	3/1.5 (+1)	984 (+14%)	24mo	$109,000	$111	35
16153 Paulina St	0.71mi	3/1.0 (+1)	948 (+10%)	22mo	$95,000	$100	27

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: —
• Equity multiple: 10.44×
• Total profit: $114,963
• Equity at exit: $39,188

10-year hold

• IRR: —
• Equity multiple: 22.91×
• Total profit: $266,865
• Equity at exit: $84,511

Cash invested: $12,180 (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: 1.7×

Monthly cashflow live

• Estimated rent: $2,194 medium
• Mortgage (P&I): −$228
• Tax est. 1.5%: −$54 /mo · $652/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$461
• Net cashflow: $1,433

Break-even live

Break-even rent $381

Max offer price $43,500

Occupancy floor 30%

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: $10,875
• Closing costs: $1,305
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	0.73mi
16752 Artesian Ave Hazel Crest, IL	3.0	1.0	867	$2,500	$2.88	1d	1	1.31mi
14629 Hoyne Ave Dixmoor, IL	3.0	1.0	920	$1,495	$1.62	24d	1	1.40mi

Listing history 18 events

1. 2026-06-18
   days on market $43,500 Active 24 DOM
2. 2026-06-17
   days on market $43,500 Active 23 DOM
3. 2026-06-16
   days on market $43,500 Active 22 DOM
4. 2026-06-15
   pricedays on market $43,500 Active 21 DOM
5. 2026-06-13
   days on market $45,000 Active 19 DOM
6. 2026-06-13
   days on market $45,000 Active 18 DOM
7. 2026-06-09
   days on market $45,000 Active 15 DOM
8. 2026-06-08
   days on market $45,000 Active 14 DOM
9. 2026-06-07
   days on market $45,000 Active 13 DOM
10. 2026-06-04
    pricedays on market $45,000 Active 10 DOM
11. 2026-06-03
    days on market $47,000 Active 9 DOM
12. 2026-06-02
    days on market $47,000 Active 8 DOM
13. 2026-06-01
    days on market $47,000 Active 7 DOM
14. 2026-05-31
    days on market $47,000 Active 6 DOM
15. 2026-05-23
    listed $47,000 Active
16. 2006-08-22
    soldstatus $90,000
17. 2003-02-28
    soldstatus $70,000
18. 1987-03-01
    soldstatus $27,790

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% 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: $26,326
• − Mortgage interest: −$2,437
• − Property taxes: −$652
• − Insurance: −$218
• − Repairs & maintenance: −$2,106
• − Management: −$2,106
• − Depreciation: −$1,265
• Taxable income: $17,542
• Est. tax owed @ 24.0%: −$4,210
• After-tax cash flow: $12,980/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

+69.1% since first listed

4 events — show timeline

• 2026-05-23 Listed $47,000 MRED as Distributed by MLS Grid
• 2006-08-22 Sold (Public Records) $90,000 Public Records
• 2003-02-28 Sold (Public Records) $70,000 Public Records
• 1987-03-01 Sold (Public Records) $27,790 Public Records

Property tax history

+2.5%/yr

Latest (2020): $3,657 · +10.6% YoY. Source: county tax records.