131 W 150th St · Harvey, IL 60426

$89,000

3 bd · 1.0 ba · 864 sqft · SingleFamily public records · 13 Days on market

Built 1959 5,438 sqft lot Est $96k · 7% under ↓ 19% 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 +10.7/15.0
• 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 MLS

Harvey's Finest all Brick home located among other well maintained homes. Features 4 nice size BR's w/MBR (22x11), 2BA's, fin bsmt w/FP, summer KT, nice enclosed rear porch, 2.5 car garage. Freshly painted, newer roof, gutters, furnace, c/a & hot water heater. Seller is motivated & may contribute towards cc w/full price offer. This is a winner A MUST SEE!

Key facts

• Solid brick ranch
• Single story layout
• 5,438 sq ft lot

Tags

• SOLID BRICK RANCH
• SINGLE STORY LAYOUT
• ORIGINAL HARDWOOD FLOORING
• FULL UNFINISHED BASEMENT
• DURABLE BRICK CONSTRUCTION
• ATTRACTIVE CURB APPEAL

Property features AI

Finance

• HOA & community: No master association fee required

Exterior

• Parking: Detached garage; Two garage spaces (two total parking spaces)
• Utilities: Water from Lake Michigan; Public sewer; Electric service with circuit breakers and 100 amp service
• Home design: Detached single-family raised ranch; Fee simple ownership; Built before 1978
• Construction: Brick construction; Asphalt roof; Concrete perimeter foundation; Estimated age: 61–70 years
• Exterior features: Fenced lot; Standard Chicago lot (approximately 145 x 37.5)

Interior

• Kitchen: Kitchen with eating area/table space
• Bedrooms: Three bedrooms on main level; One additional bedroom below grade (possible 4th bedroom); Master bedroom located in the basement
• Flooring: Carpet in several bedrooms and living areas; Vinyl flooring in the kitchen; Other flooring in screened porch, family room, and basement master bedroom
• Bathrooms: Two full bathrooms; Basement contains a bathroom
• Heating & cooling: Natural gas forced air heating; Central air conditioning
• Interior features: Finished full basement with walk-out access; Screened porch; Dining room; Family room; Living room; Total of 7 rooms; One fireplace with gas starter located in the basement
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $668 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $89k).
• Cap rate 15.3% 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: 134 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 $10k of equity ($615 loan paydown + $9k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 20y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $89,000

Questions for the listing agent

1. Built in 1959 — 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 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?
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: 1.91% ✓
• Cap rate: 15.30%
• Cash-on-cash: 32.15%
• DSCR: 2.43
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $95,904
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15015 Winchester Ave	0.06mi	3/1.0	864 (0%)	11mo	$60,000	$69	88
14921 Lincoln Ave	0.07mi	3/1.0	900 (+4%)	6mo	$149,900	$167	85
15028 Lincoln Ave	0.09mi	3/1.0	836 (-3%)	10mo	$30,000	$36	82
15133 S Honore Ave	0.26mi	3/1.0	900 (+4%)	0mo	$149,900	$167	81
14911 Page Ave	0.25mi	3/1.5	923 (+7%)	2mo	$110,000	$119	74
15125 Marshfield Ave S	0.42mi	3/1.0	900 (+4%)	3mo	$127,500	$142	71
14727 Wood St	0.34mi	3/1.5	900 (+4%)	6mo	$60,000	$67	70
15112 Vine Ave	0.51mi	3/1.0	912 (+6%)	7mo	$43,000	$47	61
14827 Marshfield Ave	0.40mi	3/1.5	923 (+7%)	10mo	$120,000	$130	60
42 E 149th St	0.55mi	3/1.0	900 (+4%)	11mo	$100,000	$111	58
15024 Western Ave	0.62mi	2/1.0 (-1)	900 (+4%)	3mo	$18,000	$20	57
14839 Cooper Ave	0.30mi	3/1.0	992 (+15%)	6mo	$42,000	$42	56

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: 48.8%
• Equity multiple: 4.65×
• Total profit: $91,062
• Equity at exit: $80,178

10-year hold

• IRR: 42.6%
• Equity multiple: 10.42×
• Total profit: $234,843
• Equity at exit: $172,907

Cash invested: $24,920 (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: 4.4×

Monthly cashflow live

• Estimated rent: $1,699 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$170 /mo · $2,046/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $668

Break-even live

Break-even rent $854

Max offer price $89,000

Occupancy floor 56%

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: $22,250
• Closing costs: $2,670
• 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	0.48mi
16125 Marshfield Ave Markham, IL	3.0	1.0	1043	$2,400	$2.30	1d	1	1.46mi

Listing history 11 events

1. 2026-06-18
   days on market $89,000 Active 13 DOM
2. 2026-06-18
   price $89,000 Active 12 DOM
3. 2026-06-17
   days on market $99,000 Active 12 DOM
4. 2026-06-16
   days on market $99,000 Active 11 DOM
5. 2026-06-15
   days on market $99,000 Active 10 DOM
6. 2026-06-13
   days on market $99,000 Active 8 DOM
7. 2026-06-13
   days on market $99,000 Active 7 DOM
8. 2026-06-09
   days on market $99,000 Active 4 DOM
9. 2026-06-08
   days on market $99,000 Active 3 DOM
10. 2026-06-07
    remarks 699-char remark
11. 2026-06-07
    listed $99,000 Active 2 DOM

ⓘ 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: $2,046 · $170/mo
• Projected year-2 tax: $2,046 · $170/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: $20,385
• − Mortgage interest: −$4,985
• − Property taxes: −$2,046
• − Insurance: −$445
• − Repairs & maintenance: −$1,631
• − Management: −$1,631
• − Depreciation: −$2,589
• Taxable income: $7,058
• Est. tax owed @ 24.0%: −$1,694
• After-tax cash flow: $6,319/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

-19.4% since first listed

5 events — show timeline

• 2026-06-05 Listed $99,000 MRED as Distributed by MLS Grid
• 2007-02-23 Sold (Public Records) $118,500 Public Records
• 2007-02-14 Sold (MLS) $118,450 MRED as Distributed by MLS Grid
• 2007-01-09 Listing Removed — MRED as Distributed by MLS Grid
• 2006-10-27 Listed $122,900 MRED as Distributed by MLS Grid

Property tax history

-3.1%/yr

Latest (2023): $2,046 · +115.4% YoY. Source: county tax records.