267 Chappel Ave · Calumet City, IL 60409

$130,000

2 bd · 1.0 ba · 979 sqft · SingleFamily public records · 68 Days on market

Built 1962 3,125 sqft lot Est $111k · 18% over

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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 +27.2/30.0
• DSCR +9.4/10.0
• 1% rule +8.0/10.0
• Rent growth +4.0/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Attention investors! Prime value-add opportunity in Calumet City. This 3+1 bedroom home is ideal for a fix & flip or rental portfolio addition. Property requires updates and is sold AS-IS. New Roof and Windows. Cash buyers preferred. Seller is motivated-submit highest and best offers. Quick close desired.

Key facts

• New roof
• New windows
• 3,125 sq ft lot

Tags

• NEW ROOF
• NEW WINDOWS

Property features AI

Finance

• Other: Parcel number: 29121050340000
• Financial info: No special service area; Senior tax exemption noted
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage with 2 garage spaces (2 total parking spaces)
• Utilities: Water from Lake Michigan; Public sewer
• Home design: Detached single-family home; One-story layout; Fee simple ownership; Property is currently leased; Built before 1978 (age approx. 61–70 years)
• Construction: Frame construction
• Exterior features: Lot dimensions approximately 25 x 125; Lot smaller than 0.25 acre

Interior

• Kitchen: Kitchen (approx. 11 x 17)
• Bedrooms: 3 bedrooms (plus 1 possible bedroom); Main-level bedrooms (two approx. 9 x 10 and 8 x 10); Basement bedroom (approx. 11 x 11)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Finished full basement; 8 total rooms; Ceiling fan(s)
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $370 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $122k (6.0% below list) — sets the bar for market timing.

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 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: Rents rising fast (+6.2%/yr); 198 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).
• This rent runs 37% of the median local income ($55k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.2% rent growth), your $36k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $15k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $67k; list at $130k implies a 94% gain — meaningful room to come down on a strong offer.

Recommended offer $122,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 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 1962 — 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 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?
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: 1.30% ✓
• Cap rate: 9.71%
• Cash-on-cash: 12.20%
• DSCR: 1.54
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $110,627
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
295 Chappel Ave	0.05mi	3/2.0 (+1)	979 (0%)	5mo	$240,000	$245	84
370 Clyde Ave	0.24mi	3/2.0 (+1)	973 (-1%)	0mo	$105,000	$108	79
405 Clyde Ave	0.32mi	3/1.0 (+1)	973 (-1%)	3mo	$110,000	$113	76
283 Paxton Ave	0.19mi	3/2.0 (+1)	1,004 (+3%)	5mo	$80,000	$80	74
427 Clyde Ave	0.37mi	3/1.0 (+1)	1,025 (+5%)	3mo	$190,000	$185	67
14610 Blackstone Ave	0.47mi	3/1.0 (+1)	1,017 (+4%)	1mo	$150,000	$147	66
14738 Blackstone Ave	0.51mi	3/1.0 (+1)	1,017 (+4%)	1mo	$150,000	$147	64
14642 Dorchester Ave	0.60mi	3/1.0 (+1)	1,013 (+4%)	1mo	$170,000	$168	61
14622 Kenwood Ave	0.66mi	3/1.0 (+1)	1,017 (+4%)	5mo	$110,000	$108	54
14731 Kimbark Ave	0.71mi	3/1.0 (+1)	1,017 (+4%)	2mo	$115,000	$113	53
1429 Kasten Dr	0.50mi	3/1.0 (+1)	1,123 (+15%)	4mo	$119,000	$106	44
14613 Dante Ave	0.50mi	3/1.5 (+1)	1,112 (+14%)	5mo	$95,000	$85	43

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: 5.6%
• Equity multiple: 1.22×
• Total profit: $8,158
• Equity at exit: $19,383

10-year hold

• IRR: 17.8%
• Equity multiple: 2.71×
• Total profit: $62,183
• Equity at exit: $11,240

Cash invested: $36,400 (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: 198
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,696 high
• Mortgage (P&I): −$682
• Tax from tax record: −$234 /mo · $2,805/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $370

Break-even live

Break-even rent $1,227

Max offer price $130,000

Occupancy floor 73%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1860 State St Calumet City, IL	3.0	1.0	1100	$1,800	$1.64	17d	1	0.07mi
405 Clyde Ave Calumet City, IL	3.0	1.0	973	$2,300	$2.36	1d	1	0.34mi
101 Oglesby Ave Calumet City, IL	2.0	1.0	1000	$1,800	$1.80	19d	1	0.39mi
101 Oglesby Ave Calumet City, IL	2.0	1.0	1000	$1,800	$1.80	22d	1	0.39mi
101 Oglesby Ave Calumet City, IL	2.0	1.0	1100	$1,800	$1.64	12d	1	0.39mi
250 Yates Ave Unit 1616 Dolton 1E Calumet City, IL	2.0	1.0	875	$1,465	$1.67	7d	1	0.40mi
1601 Downs Dr Unit 3S Calumet City, IL	2.0	1.0	750	$1,400	$1.87	24d	1	0.41mi
14610 Blackstone Ave Dolton, IL	3.0	1.0	1017	$2,400	$2.36	6d	1	0.48mi
14738 Blackstone Ave Dolton, IL	3.0	1.0	1017	$2,400	$2.36	10d	1	0.52mi
495 Madison Ave Unit 1D Calumet City, IL	1.0	1.0	595	$1,175	$1.97	14d	1	0.56mi
14446 Torrence Ave Unit 2C Burnham, IL	1.0	1.0	700	$1,195	$1.71	24d	1	0.66mi
14500 Torrence Ave Unit 1B Burnham, IL	1.0	1.0	675	$1,195	$1.77	24d	1	0.67mi
14507 Torrence Ave Unit 1C Burnham, IL	1.0	1.0	675	$1,095	$1.62	10d	1	0.68mi
14507 Torrence Ave Unit 3C Burnham, IL	1.0	1.0	675	$1,150	$1.70	10d	1	0.68mi
14501 Torrence Ave Unit 3A Burnham, IL	2.0	1.0	800	$1,250	$1.56	10d	1	0.69mi
14501 S Torrence Ave Chicago, IL	1.0–2.0	1.0	737	$1,250	$1.69	12d	2	0.69mi
14501 Torrence Ave Unit 1B Chicago, IL	1.0	1.0	675	$1,095	$1.62	10d	1	0.69mi
460 Hoxie Ave Unit R Calumet City, IL	2.0	1.0	800	$1,650	$2.06	14d	1	0.75mi
460 Hoxie Ave Unit R Calumet City, IL	2.0	1.0	800	$1,650	$2.06	7d	1	0.75mi
2790 E State St Apt 2E Burnham, IL	3.0	2.0	1100	$1,695	$1.54	24d	1	1.16mi
1450 E 154th Pl Dolton, IL	1.0	1.0	800	$1,250	$1.56	24d	1	1.22mi
14502 Cottage Grove Ave Unit 1S Dolton, IL	1.0	1.0	900	$1,425	$1.58	7d	1	1.36mi
14500 Cottage Grove Ave Unit 3 Dolton, IL	2.0	1.0	1000	$1,475	$1.48	24d	1	1.36mi

Listing history 34 events

1. 2026-06-18
   days on market $130,000 Active 68 DOM
2. 2026-06-17
   days on market $130,000 Active 67 DOM
3. 2026-06-16
   days on market $130,000 Active 66 DOM
4. 2026-06-15
   days on market $130,000 Active 65 DOM
5. 2026-06-13
   days on market $130,000 Active 63 DOM
6. 2026-06-13
   days on market $130,000 Active 62 DOM
7. 2026-06-09
   days on market $130,000 Active 59 DOM
8. 2026-06-08
   days on market $130,000 Active 58 DOM
9. 2026-06-07
   days on market $130,000 Active 57 DOM
10. 2026-06-04
    days on market $130,000 Active 54 DOM
11. 2026-06-03
    days on market $130,000 Active 53 DOM
12. 2026-06-02
    days on market $130,000 Active 52 DOM
13. 2026-06-01
    days on market $130,000 Active 51 DOM
14. 2026-05-31
    days on market $130,000 Active 50 DOM
15. 2026-05-09
    status Active
16. 2026-05-09
    price $130,000
17. 2026-05-05
    status Pending
18. 2026-04-07
    listed $145,000 Active
19. 2026-04-06
    historical
20. 2026-03-28
    price
21. 2026-02-24
    price
22. 2026-02-04
    price
23. 2026-01-06
    listed Active
24. 2025-07-08
    historical
25. 2025-03-11
    price
26. 2025-02-27
    price
27. 2024-11-02
    price
28. 2024-10-10
    price
29. 2024-10-02
    listed Active
30. 1993-03-25
    soldstatus $67,000
31. 1993-03-25
    soldstatus $67,000
32. 1992-06-19
    soldstatus $42,886
33. 1988-08-05
    soldstatus $9,000
34. 1929-12-10
    soldstatus $42,886

ⓘ 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: $2,805 · $234/mo
• Projected year-2 tax: $2,878 · $240/mo
• Expected delta: +$73/yr (+$6/mo · 2.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% 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 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,351
• − Mortgage interest: −$7,282
• − Property taxes: −$2,805
• − Insurance: −$650
• − Repairs & maintenance: −$1,628
• − Management: −$1,628
• − Depreciation: −$3,782
• Taxable income: $2,576
• Est. tax owed @ 24.0%: −$618
• After-tax cash flow: $3,823/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 — 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

+203.1% since first listed

20 events — show timeline

• 2026-05-09 Relisted — MRED as Distributed by MLS Grid
• 2026-05-09 Price Changed $130,000 MRED as Distributed by MLS Grid
• 2026-05-05 Pending — MRED as Distributed by MLS Grid
• 2026-04-07 Listed $145,000 MRED as Distributed by MLS Grid
• 2026-04-06 Listing Removed — MRED as Distributed by MLS Grid
• 2026-03-28 Price Changed — MRED as Distributed by MLS Grid
• 2026-02-24 Price Changed — MRED as Distributed by MLS Grid
• 2026-02-04 Price Changed — MRED as Distributed by MLS Grid
• 2026-01-06 Listed — MRED as Distributed by MLS Grid
• 2025-07-08 Listing Removed — MRED as Distributed by MLS Grid
• 2025-03-11 Price Changed — MRED as Distributed by MLS Grid
• 2025-02-27 Price Changed — MRED as Distributed by MLS Grid
• 2024-11-02 Price Changed — MRED as Distributed by MLS Grid
• 2024-10-10 Price Changed — MRED as Distributed by MLS Grid
• 2024-10-02 Listed — MRED as Distributed by MLS Grid
• 1993-03-25 Sold (Public Records) $67,000 Public Records
• 1993-03-25 Sold (Public Records) $67,000 Public Records
• 1992-06-19 Sold (Public Records) $42,886 Public Records
• 1988-08-05 Sold (Public Records) $9,000 Public Records
• 1929-12-10 Sold (Public Records) $42,886 Public Records

Property tax history

-3.5%/yr

Latest (2017): $2,805 · +13.5% YoY. Source: county tax records.