1449 Gordon Ave · Calumet City, IL 60409

$116,500

3 bd · 1.0 ba · 1,547 sqft · SingleFamily public records · 19 Days on market

Built 1958 Est $186k · 37% under ↓ 7% since listing

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

See the potential in this large ranch home in Calumet City. This home has four bedrooms, 1.5 baths and large living room with a fireplace and huge recreation room that was added later to the home. The home also has a 2 car detached garage with plenty of off-street parking. Large kitchen with a nicely sized dining area. Very close to parks, shopping and interstate transportation. This home is being sold as is and the room sizes are estimated. Make this one yours!

Key facts

• Large ranch home
• Large kitchen
• Huge recreation room

Tags

• LARGE RANCH HOME
• FIREPLACE
• HUGE RECREATION ROOM
• 2 CAR DETACHED GARAGE
• OFF-STREET PARKING
• LARGE KITCHEN

Property features AI

Finance

• HOA & community: No master association fee required

Exterior

• Parking: Detached garage (garage owned) with 2 garage spaces; total parking for 2 vehicles
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; One-story; Fee simple ownership; Built before 1978 (age ~61–70 years)
• Construction: Vinyl siding and brick exterior
• Exterior features: Lot smaller than 0.25 acre; Lot dimensions: 6271

Interior

• Kitchen: Kitchen on main level (14 x 13)
• Bedrooms: Four bedrooms (all on main level): Master bedroom (14 x 12) with half bath; Bedroom 2 (12 x 12); Bedroom 3 (11 x 10); Bedroom 4 (10 x 10)
• Bathrooms: One full bathroom; One half bathroom (in master bedroom)
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Seven total rooms; One fireplace in the living room
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $116k.

Deal economics

• At list price, monthly cash flow is $919 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $116k).
• Recommended offer: $115k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.8% 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); 196 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).
• At $2,183/mo this rent would consume 47% of the median local household income ($55k/yr) (locally 2415% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $805 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.2% rent growth), your $33k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($115k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $114,752 (1.5% below list)

Questions for the listing agent

1. Built in 1958 — 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 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?
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: 1.87% ✓
• Cap rate: 15.76%
• Cash-on-cash: 33.82%
• DSCR: 2.50
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $185,640
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1474 Forest Ave	0.25mi	3/2.0	1,500 (-3%)	10mo	$165,000	$110	71
1387 Price Ave	0.15mi	3/1.0	1,341 (-13%)	3mo	$93,900	$70	68
1335 Buffalo Ave	0.44mi	3/1.5	1,474 (-5%)	9mo	$164,900	$112	62
1401 Stanley Blvd	0.19mi	4/2.0 (+1)	1,389 (-10%)	8mo	$214,900	$155	58
1354 Stanley Blvd	0.25mi	3/1.0	1,326 (-14%)	8mo	$150,000	$113	58
1461 Wentworth Ave	0.34mi	4/1.5 (+1)	1,400 (-10%)	4mo	$130,000	$93	58
1421 Burnham Ave	0.16mi	4/1.5 (+1)	1,335 (-14%)	7mo	$141,000	$106	57
17246 Bernadine St	0.71mi	3/2.5	1,500 (-3%)	4mo	$180,000	$120	52
17002 Chicago Ave	0.59mi	3/1.0	1,400 (-10%)	7mo	$202,000	$144	50
12 169th St	0.65mi	3/1.5	1,667 (+8%)	7mo	$205,000	$123	49
877 163rd St	0.55mi	3/1.5	1,339 (-13%)	2mo	$189,000	$141	49
17204 Bernadine St	0.67mi	3/2.0	1,340 (-13%)	1mo	$234,000	$175	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 · 6.17% rent growth · sell at horizon

5-year hold

• IRR: 32.7%
• Equity multiple: 2.44×
• Total profit: $46,884
• Equity at exit: $17,371

10-year hold

• IRR: 41.4%
• Equity multiple: 5.53×
• Total profit: $147,806
• Equity at exit: $10,073

Cash invested: $32,620 (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: 196
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $2,183 high
• Mortgage (P&I): −$611
• Tax est. 1.5%: −$146 /mo · $1,748/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$458
• Net cashflow: $919

Break-even live

Break-even rent $1,019

Max offer price $116,500

Occupancy floor 53%

Sensitivity live

Price	-10% $1,000	-5% $959	+0% $919	+5% $879	+10% $839
Rent	-10% $747	-5% $833	+0% $919	+5% $1,005	+10% $1,092
Rate	-1.0pp $978	-0.5pp $949	base $919	+0.5pp $889	+1.0pp $858

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: $29,125
• Closing costs: $3,495
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1312 Gordon Ave Calumet City, IL	2.0	1.0	1134	$1,600	$1.41	8d	1	0.33mi
1539 Wentworth Ave Unit 3W Calumet City, IL	3.0	1.0	1100	$1,700	$1.55	13d	1	0.40mi
17104 Wentworth Ave Unit 4 Lansing, IL	2.0	1.0	1100	$1,400	$1.27	0d	1	0.61mi
252 Lawndale St Hammond, IN	4.0	3.0	2016	$2,600	$1.29	2d	1	0.92mi
34 Elizabeth St Calumet City, IL	3.0	1.0	1246	$2,400	$1.93	0d	1	1.03mi
3 Waltham St Hammond, IN	3.0	1.0	1200	$1,095	$0.91	25d	1	1.13mi
7611 Kinsley Pl Munster, IN	3.0	2.0	1700	$4,700	$2.76	0d	1	1.40mi
7610 Manor Ave Munster, IN	3.0	2.0	1700	$4,750	$2.79	0d	1	1.43mi

Listing history 13 events

1. 2026-06-21
   days on market $116,500 Active 19 DOM
2. 2026-06-18
   days on market $116,500 Active 16 DOM
3. 2026-06-17
   days on market $116,500 Active 15 DOM
4. 2026-06-16
   days on market $116,500 Active 14 DOM
5. 2026-06-15
   days on market $116,500 Active 13 DOM
6. 2026-06-13
   pricedays on market $116,500 Active 11 DOM
7. 2026-06-09
   days on market $126,500 Active 7 DOM
8. 2026-06-08
   days on market $126,500 Active 6 DOM
9. 2026-06-07
   days on market $126,500 Active 5 DOM
10. 2026-06-04
    days on market $126,500 Active 2 DOM
11. 2026-06-02
    days on marketlisting id $126,500 Active 1 DOM
12. 2026-05-13
    price $126,500
13. 2026-04-11
    listed $136,500 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 4/10 Moderate FEMA zone X (shaded) · 22% 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 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,192
• − Mortgage interest: −$6,526
• − Property taxes: −$1,748
• − Insurance: −$582
• − Repairs & maintenance: −$2,095
• − Management: −$2,095
• − Depreciation: −$3,389
• Taxable income: $9,757
• Est. tax owed @ 24.0%: −$2,342
• After-tax cash flow: $8,689/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

-7.3% since first listed

2 events — show timeline

• 2026-05-13 Price Changed $126,500 MRED as Distributed by MLS Grid
• 2026-04-11 Listed $136,500 MRED as Distributed by MLS Grid

Property tax history

+3.6%/yr

Latest (2023): $6,368 · +98.9% YoY. Source: county tax records.