15627 Ashland Ave · Harvey, IL 60426

$120,000

7 bd · 1.0 ba · 2,952 sqft · SingleFamily public records · 222 Days on market

Built 1927

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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 +28.6/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 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

Lovely Tutor style home with 3 bedrooms, 1 bath, and large family room. Living room has a wood burning fireplace with mantle. Ceramic floor foyer and hardwood floors in living and dining rooms. Family room has parquet floor, see thru to dining room, patio doors that open to rear porch and large rear yard. Home features updated windows, 100 amp service with circuit breakers, gas forced air furnace, and sump pump. Come see this cozy home.

Key facts

• Tudor style
• Parquet flooring
• Rear porch

Tags

• TUDOR STYLE
• WOOD BURNING FIREPLACE
• HARDWOOD FLOORS
• CERAMIC TILE FOYER
• PARQUET FLOORING
• REAR PORCH

Property features AI

Finance

• HOA & community: No master association fees required

Exterior

• Parking: One parking space
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; Two-story
• Construction: Brick construction; Built before 1978 (age 91–100 years)
• Exterior features: Property is served by school bus; Lot smaller than 0.25 acre

Interior

• Kitchen: Kitchen on main level (vinyl flooring)
• Bedrooms: Three bedrooms (all on the second floor); Primary bedroom on second floor
• Flooring: Hardwood flooring in living room, dining room, and bedrooms; Parquet flooring in family room; Vinyl flooring in kitchen
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Seven total rooms; Full, unfinished basement
• Laundry & utility: Laundry room in basement (10 x 10)

What this means for you Summary

Snapshot

• This is a 7-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $395 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.

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; 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($830 loan paydown + $12k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 222 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago; this cycle's ask has dropped $55k (31%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $70k; list at $120k implies a 71% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.8% of price; built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $105,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 222 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1927 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.54% ✓
• Cap rate: 10.25%
• Cash-on-cash: 14.12%
• DSCR: 1.63
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $274,536
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
50 E 155th St	0.21mi	7/3.0	2,900 (-2%)	14mo	$270,000	$93	68

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: 34.7%
• Equity multiple: 3.70×
• Total profit: $90,712
• Equity at exit: $108,106

10-year hold

• IRR: 30.0%
• Equity multiple: 8.37×
• Total profit: $247,662
• Equity at exit: $233,134

Cash invested: $33,600 (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: 5.4×

Monthly cashflow live

• Estimated rent: $1,842 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$380 /mo · $4,565/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $395

Break-even live

Break-even rent $1,341

Max offer price $120,000

Occupancy floor 74%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $120,000 Active 222 DOM
2. 2026-06-17
   days on market $120,000 Active 221 DOM
3. 2026-06-16
   days on market $120,000 Active 220 DOM
4. 2026-06-15
   days on market $120,000 Active 219 DOM
5. 2026-06-13
   days on market $120,000 Active 217 DOM
6. 2026-06-13
   days on market $120,000 Active 216 DOM
7. 2026-06-09
   days on market $120,000 Active 213 DOM
8. 2026-06-08
   days on market $120,000 Active 212 DOM
9. 2026-06-07
   days on market $120,000 Active 211 DOM
10. 2026-06-04
    days on market $120,000 Active 208 DOM
11. 2026-06-03
    days on market $120,000 Active 207 DOM
12. 2026-06-02
    days on market $120,000 Active 206 DOM
13. 2026-06-01
    days on market $120,000 Active 205 DOM
14. 2026-05-31
    days on market $120,000 Active 204 DOM
15. 2026-03-20
    price $120,000
16. 2025-11-07
    listed $175,000 Active
17. 2018-04-30
    soldstatus $70,000
18. 2018-03-28
    soldstatus $69,999 Closed Sale 440-char remark

    Show marketing remark (440 chars)

    Lovely Tutor style home with 3 bedrooms, 1 bath, and large family room. Living room has a wood burning fireplace with mantle. Ceramic floor foyer and hardwood floors in living and dining rooms. Family room has parquet floor, see thru to dining room, patio doors that open to rear porch and large rear yard. Home features updated windows, 100 amp service with circuit breakers, gas forced air furnace, and sump pump. Come see this cozy home.

19. 2018-02-06
    status Pending 440-char remark

    Show marketing remark (440 chars)

    Lovely Tutor style home with 3 bedrooms, 1 bath, and large family room. Living room has a wood burning fireplace with mantle. Ceramic floor foyer and hardwood floors in living and dining rooms. Family room has parquet floor, see thru to dining room, patio doors that open to rear porch and large rear yard. Home features updated windows, 100 amp service with circuit breakers, gas forced air furnace, and sump pump. Come see this cozy home.

20. 2018-02-06
    status Reactivated 440-char remark

    Show marketing remark (440 chars)

    Lovely Tutor style home with 3 bedrooms, 1 bath, and large family room. Living room has a wood burning fireplace with mantle. Ceramic floor foyer and hardwood floors in living and dining rooms. Family room has parquet floor, see thru to dining room, patio doors that open to rear porch and large rear yard. Home features updated windows, 100 amp service with circuit breakers, gas forced air furnace, and sump pump. Come see this cozy home.

21. 2017-10-17
    historical Contingent 440-char remark

    Show marketing remark (440 chars)

    Lovely Tutor style home with 3 bedrooms, 1 bath, and large family room. Living room has a wood burning fireplace with mantle. Ceramic floor foyer and hardwood floors in living and dining rooms. Family room has parquet floor, see thru to dining room, patio doors that open to rear porch and large rear yard. Home features updated windows, 100 amp service with circuit breakers, gas forced air furnace, and sump pump. Come see this cozy home.

22. 2017-10-16
    historical 440-char remark

    Show marketing remark (440 chars)

    Lovely Tutor style home with 3 bedrooms, 1 bath, and large family room. Living room has a wood burning fireplace with mantle. Ceramic floor foyer and hardwood floors in living and dining rooms. Family room has parquet floor, see thru to dining room, patio doors that open to rear porch and large rear yard. Home features updated windows, 100 amp service with circuit breakers, gas forced air furnace, and sump pump. Come see this cozy home.

23. 2017-08-26
    listed $69,999 New 440-char remark

    Show marketing remark (440 chars)

    Lovely Tutor style home with 3 bedrooms, 1 bath, and large family room. Living room has a wood burning fireplace with mantle. Ceramic floor foyer and hardwood floors in living and dining rooms. Family room has parquet floor, see thru to dining room, patio doors that open to rear porch and large rear yard. Home features updated windows, 100 amp service with circuit breakers, gas forced air furnace, and sump pump. Come see this cozy home.

ⓘ 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: $4,565 · $380/mo
• Projected year-2 tax: $4,565 · $380/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 3/10 Moderate FEMA zone X (unshaded) · 20% 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: $22,104
• − Mortgage interest: −$6,722
• − Property taxes: −$4,565
• − Insurance: −$600
• − Repairs & maintenance: −$1,768
• − Management: −$1,768
• − Depreciation: −$3,491
• Taxable income: $3,190
• Est. tax owed @ 24.0%: −$765
• After-tax cash flow: $3,980/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

+71.4% since first listed

9 events — show timeline

• 2026-03-20 Price Changed $120,000 MRED as Distributed by MLS Grid
• 2025-11-07 Listed $175,000 MRED as Distributed by MLS Grid
• 2018-04-30 Sold (Public Records) $70,000 Public Records
• 2018-03-28 Sold (MLS) $69,999 MRED as Distributed by MLS Grid
• 2018-02-06 Pending — MRED as Distributed by MLS Grid
• 2018-02-06 Relisted — MRED as Distributed by MLS Grid
• 2017-10-17 Contingent — MRED as Distributed by MLS Grid
• 2017-10-16 Listing Removed — MRED as Distributed by MLS Grid
• 2017-08-26 Listed $69,999 MRED as Distributed by MLS Grid

Property tax history

+1.4%/yr

Latest (2023): $4,565 · -2.0% YoY. Source: county tax records.