17 167th Pl · Calumet City, IL 60409

$49,990

2 bd · 1.0 ba · 972 sqft · SingleFamily public records · 159 Days on market

Built 1952 ↓ 17% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Brick and frame ranch features 2 bedrooms, 1 bathroom, living room, kitchen, family room, Bring your ideas and toolbelt to bring back this homes beauty.

Key facts

• Built 1952
• Listed 159 days

Property features AI

Finance

• HOA & community: No master association fee required

Exterior

• Utilities: Water source: Lake Michigan; Public sewer
• Home design: Detached single-family home; One-story; Fee simple ownership; Property is in a flood zone; Built before 1978 (71–80 years old)
• Construction: Aluminum siding and brick exterior
• Exterior features: Lot dimensions approximately 50 x 80 x 58 x 110

Interior

• Kitchen: Kitchen on main level (approximately 10 x 18)
• Bedrooms: Master bedroom on main level (approximately 12 x 11); Second bedroom on main level (approximately 10 x 11); Additional bedrooms (two listed)
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas forced-air heating
• Interior features: Five total rooms; Flood zone
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $381 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.
• Cap rate 26.5% 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); 198 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).
• This rent runs 33% 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 $346 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.2% rent growth), your $14k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 159 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $15k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo; built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $43,991 (12.0% below list)

Questions for the listing agent

1. It's been on market 159 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 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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?
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: 3.00% ✓
• Cap rate: 26.48%
• Cash-on-cash: 72.11%
• DSCR: 4.21
• GRM: 2.8

CMA / ARV

• ARV (on-the-fly): $154,548
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1647 Shirley Dr	0.04mi	2/1.0	972 (0%)	4mo	$53,500	$55	94
7115 Harrison Ave	0.54mi	2/1.0	973 (+0%)	2mo	$155,000	$159	73
17222 Roy St	0.61mi	2/1.0	945 (-3%)	1mo	$149,900	$159	66
1636 State Line Rd	0.03mi	3/3.0 (+1)	1,084 (+12%)	2mo	$241,000	$222	65
513 173rd St	0.62mi	2/1.0	982 (+1%)	7mo	$180,000	$183	64
1554 Burnham Ave	0.73mi	2/1.0	945 (-3%)	2mo	$125,000	$132	60
7124 Van Buren Ave	0.58mi	2/1.0	912 (-6%)	4mo	$203,000	$223	59
7113 Harrison Ave	0.54mi	2/1.5	890 (-8%)	2mo	$180,000	$202	57
1531 Lincoln Ave	0.38mi	3/1.0 (+1)	1,109 (+14%)	1mo	$170,000	$153	53
1481 Lincoln Pl	0.50mi	3/1.5 (+1)	1,047 (+8%)	6mo	$85,000	$81	52
19 Schrum Rd	0.66mi	3/1.5 (+1)	1,062 (+9%)	3mo	$109,000	$103	45
1374 Kenilworth Dr	0.65mi	3/2.0 (+1)	1,111 (+14%)	0mo	$138,000	$124	36

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: 33.7%
• Equity multiple: 2.53×
• Total profit: $21,396
• Equity at exit: $7,454

10-year hold

• IRR: 43.3%
• Equity multiple: 6.20×
• Total profit: $72,746
• Equity at exit: $4,322

Cash invested: $13,997 (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: 2.8×

Monthly cashflow live

• Estimated rent: $1,502 high
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $750/yr
• Insurance: −$21
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $381

Break-even live

Break-even rent $1,020

Max offer price $49,990

Occupancy floor 70%

Sensitivity live

Price	-10% $415	-5% $398	+0% $381	+5% $363	+10% $346
Rent	-10% $262	-5% $321	+0% $381	+5% $440	+10% $499
Rate	-1.0pp $406	-0.5pp $393	base $381	+0.5pp $368	+1.0pp $355

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: $12,498
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1539 Wentworth Ave Unit 3W Calumet City, IL	3.0	1.0	1100	$1,700	$1.55	13d	1	0.32mi
3649 173rd Ct Lansing, IL	2.0	2.0	972	$1,357	$1.40	25d	1	0.38mi
1338 Wentworth Ave Unit 1338 Calumet City, IL	2.0	1.0	800	$1,430	$1.79	25d	1	0.78mi
3069 Bernice Rd Apt 2N Lansing, IL	3.0	1.0	950	$1,535	$1.62	21d	1	0.94mi
3069 Bernice Rd Apt 2S Lansing, IL	3.0	1.0	950	$1,535	$1.62	3d	1	0.94mi
3023 Bernice Rd Apt 2S Lansing, IL	3.0	1.0	1000	$1,600	$1.60	2d	1	0.99mi
407 Kenwood St Hammond, IN	2.0	1.0	920	$1,495	$1.62	17d	1	1.08mi
407 Kenwood St Hammond, IN	2.0	1.0	920	$1,495	$1.62	25d	1	1.08mi
230 Wildwood Rd Unit 103 Hammond, IN	1.0	1.0	750	$1,295	$1.73	25d	1	1.08mi
3020 178th St Unit C1 Lansing, IL	2.0	1.0	900	$1,550	$1.72	2d	1	1.27mi
3020 178th St Apt C7 Lansing, IL	2.0	1.0	900	$1,550	$1.72	25d	1	1.27mi
7234 Columbia Ave Hammond, IN	2.0	1.0	960	$1,300	$1.35	25d	1	1.34mi
7129 Columbia Ave Unit 1E Hammond, IN	2.0	1.0	900	$1,195	$1.33	11d	1	1.36mi
5950 Hohman Ave Unit 416 Hammond, IN	1.0	1.0	550	$1,095	$1.99	7d	1	1.41mi
5945 Hyslop Pl Unit 204 Hammond, IN	1.0	1.0	700	$1,195	$1.71	25d	1	1.43mi
5940 Hyslop Pl #226 Hammond, IN	1.0	1.0	800	$950	$1.19	2d	1	1.46mi

Listing history 12 events

1. 2026-06-04
   status $49,990 Pending 159 DOM
2. 2026-06-03
   days on market $49,990 Active 159 DOM
3. 2026-06-02
   days on market $49,990 Active 158 DOM
4. 2026-06-01
   days on market $49,990 Active 157 DOM
5. 2026-05-31
   days on market $49,990 Active 156 DOM
6. 2026-05-13
   status Active
7. 2026-05-02
   historical Contingent - Continue to Show
8. 2026-04-13
   price $49,990
9. 2026-03-01
   status Active
10. 2025-11-14
    status Pending
11. 2025-09-09
    listed $64,500 Active
12. 1999-06-14
    soldstatus $60,000

ⓘ 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 5/10 Major FEMA zone AE · 24% 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: $18,024
• − Mortgage interest: −$2,800
• − Property taxes: −$750
• − Insurance: −$5,775
• − Repairs & maintenance: −$1,442
• − Management: −$1,442
• − Depreciation: −$1,454
• Taxable income: $4,361
• Est. tax owed @ 24.0%: −$1,047
• After-tax cash flow: $3,522/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

-16.7% since first listed

7 events — show timeline

• 2026-05-13 Relisted — MRED as Distributed by MLS Grid
• 2026-05-02 Contingent — MRED as Distributed by MLS Grid
• 2026-04-13 Price Changed $49,990 MRED as Distributed by MLS Grid
• 2026-03-01 Relisted — MRED as Distributed by MLS Grid
• 2025-11-14 Pending — MRED as Distributed by MLS Grid
• 2025-09-09 Listed $64,500 MRED as Distributed by MLS Grid
• 1999-06-14 Sold (Public Records) $60,000 Public Records

Property tax history

+10.5%/yr

Latest (2023): $5,589 · -1.8% YoY. Source: county tax records.