14606 Myrtle Ave · Harvey, IL 60426

$69,900

2 bd · 1.0 ba · 864 sqft · SingleFamily public records · 30 Days on market

Built 1955 3,500 sqft lot Est $112k · 38% under

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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

Cash-Flowing Harvey Rental - Tenant in Place, 12-Month Home Warranty + Owner Financing Available. Turnkey 2-bed/1-bath investment property delivering income from day one. Current tenant paying $1,200/month on a lease through June 2026 - your debt service is covered before keys change hands, with a short runway to reset rent to market or retain a paying tenant. Owner financing available to qualified investors - bypass conventional underwriting, preserve cash for other deals, close fast. Seller is also including a 12-month home warranty at closing for added peace of mind on mechanicals. Substantial capital improvements completed within the last 24 months including new roof, new windows, new v

Key facts

• Modernized plumbing
• New vinyl siding
• New roof

Tags

• SUBSTANTIALLY UPDATED
• NEW ROOF
• NEW WINDOWS
• NEW VINYL SIDING
• MODERNIZED PLUMBING
• MODERNIZED ELECTRICAL SYSTEMS

🏷️ Possibly a rental listed for sale. The $69,900 price doesn't fit this home's estimated sale value (~$112,320) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $464 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $69k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.3% 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: 133 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 ($483 loan paydown + $7k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y 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 $8k; list at $70k implies a 774% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.3% of price; built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $68,851 (1.5% below list)

Questions for the listing agent

1. Built in 1955 — 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: 2.01% ✓
• Cap rate: 14.25%
• Cash-on-cash: 28.42%
• DSCR: 2.26
• GRM: 4.1

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
14630 Loomis Ave	0.08mi	2/1.0	936 (+8%)	10mo	$127,000	$136	74
14727 Wood St	0.45mi	3/1.5 (+1)	900 (+4%)	6mo	$60,000	$67	60
14817 Lexington Ave	0.33mi	3/1.0 (+1)	946 (+10%)	5mo	$110,000	$116	60
14911 Page Ave	0.51mi	3/1.5 (+1)	923 (+7%)	2mo	$110,000	$119	56
14827 Marshfield Ave	0.37mi	3/1.5 (+1)	923 (+7%)	10mo	$120,000	$130	56
15125 Marshfield Ave S	0.70mi	3/1.0 (+1)	900 (+4%)	3mo	$127,500	$142	53
14921 Lincoln Ave	0.67mi	3/1.0 (+1)	900 (+4%)	6mo	$149,900	$167	52
15112 Vine Ave	0.65mi	3/1.0 (+1)	912 (+6%)	7mo	$43,000	$47	50
102 E 150th St	0.51mi	3/1.5 (+1)	750 (-13%)	0mo	$95,000	$127	47
34 W 142nd St	0.53mi	3/1.0 (+1)	960 (+11%)	9mo	$175,000	$182	44
14508 Des Plaines St	0.70mi	3/3.0 (+1)	904 (+5%)	8mo	$59,000	$65	40
14103 Marshfield Ave	0.65mi	3/1.0 (+1)	960 (+11%)	8mo	$177,000	$184	39

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: 45.9%
• Equity multiple: 4.46×
• Total profit: $67,714
• Equity at exit: $62,971

10-year hold

• IRR: 39.8%
• Equity multiple: 10.01×
• Total profit: $176,431
• Equity at exit: $135,800

Cash invested: $19,572 (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: 133
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,405 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$251 /mo · $3,006/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $464

Break-even live

Break-even rent $818

Max offer price $69,900

Occupancy floor 62%

Sensitivity live

Price	-10% $503	-5% $483	+0% $464	+5% $444	+10% $424
Rent	-10% $353	-5% $408	+0% $464	+5% $519	+10% $575
Rate	-1.0pp $499	-0.5pp $481	base $464	+0.5pp $445	+1.0pp $427

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14629 Hoyne Ave Dixmoor, IL	3.0	1.0	920	$1,495	$1.62	25d	1	0.77mi
455 W 144th St Unit 2W Riverdale, IL	1.0	1.0	750	$1,250	$1.67	0d	1	1.22mi

Listing history 31 events

1. 2026-06-21
   days on market $69,900 Active 30 DOM
2. 2026-06-18
   days on market $69,900 Active 27 DOM
3. 2026-06-17
   days on market $69,900 Active 26 DOM
4. 2026-06-16
   days on market $69,900 Active 25 DOM
5. 2026-06-15
   days on market $69,900 Active 24 DOM
6. 2026-06-13
   days on market $69,900 Active 22 DOM
7. 2026-06-13
   days on market $69,900 Active 21 DOM
8. 2026-06-09
   days on market $69,900 Active 18 DOM
9. 2026-06-08
   days on market $69,900 Active 17 DOM
10. 2026-06-07
    days on market $69,900 Active 16 DOM
11. 2026-06-04
    days on market $69,900 Active 13 DOM
12. 2026-06-03
    days on market $69,900 Active 12 DOM
13. 2026-06-02
    days on market $69,900 Active 11 DOM
14. 2026-06-01
    days on market $69,900 Active 10 DOM
15. 2026-05-31
    days on market $69,900 Active 9 DOM
16. 2026-05-22
    listed $69,900 Active
17. 2024-10-20
    historical
18. 2024-09-27
    price
19. 2024-09-23
    price
20. 2024-09-20
    price
21. 2024-09-07
    price
22. 2024-08-23
    price
23. 2024-08-15
    price
24. 2024-08-04
    listed Active
25. 2023-11-13
    historical
26. 2023-10-16
    listed Active
27. 2023-06-21
    historical
28. 2018-10-26
    soldstatus $8,001 Closed Sale
29. 2018-09-11
    status Pending
30. 2018-09-06
    listed $7,000 New
31. 1985-03-07
    soldstatus $30,000

ⓘ 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: $3,006 · $251/mo
• Projected year-2 tax: $3,006 · $251/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 ≥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: $16,857
• − Mortgage interest: −$3,915
• − Property taxes: −$3,006
• − Insurance: −$350
• − Repairs & maintenance: −$1,349
• − Management: −$1,349
• − Depreciation: −$2,033
• Taxable income: $4,855
• Est. tax owed @ 24.0%: −$1,165
• After-tax cash flow: $4,397/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

+133.0% since first listed

16 events — show timeline

• 2026-05-22 Listed $69,900 MRED as Distributed by MLS Grid
• 2024-10-20 Listing Removed — MRED as Distributed by MLS Grid
• 2024-09-27 Price Changed — MRED as Distributed by MLS Grid
• 2024-09-23 Price Changed — MRED as Distributed by MLS Grid
• 2024-09-20 Price Changed — MRED as Distributed by MLS Grid
• 2024-09-07 Price Changed — MRED as Distributed by MLS Grid
• 2024-08-23 Price Changed — MRED as Distributed by MLS Grid
• 2024-08-15 Price Changed — MRED as Distributed by MLS Grid
• 2024-08-04 Listed — MRED as Distributed by MLS Grid
• 2023-11-13 Listing Removed — MRED as Distributed by MLS Grid
• 2023-10-16 Listed — MRED as Distributed by MLS Grid
• 2023-06-21 Rental Removed — MRED
• 2018-10-26 Sold (MLS) $8,001 MRED as Distributed by MLS Grid
• 2018-09-11 Pending — MRED as Distributed by MLS Grid
• 2018-09-06 Listed $7,000 MRED as Distributed by MLS Grid
• 1985-03-07 Sold (Public Records) $30,000 Public Records

Property tax history

+2.3%/yr

Latest (2023): $3,006 · +14.5% YoY. Source: county tax records.