444 Wilson Ave · Calumet City, IL 60409

$199,000

5 bd · 1.5 ba · 1,811 sqft · SingleFamily public records · 102 Days on market

Built 1922 Est $205k · at est.

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Why this score? — see what drove the D+ 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 +16.5/30.0
• ARV discount +8.7/15.0
• 1% rule +7.9/10.0
• DSCR +5.1/10.0
• 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

Embrace comfort and style in this spacious 5 bedroom, 1.5 bathroom single family home offering a generous layout and great natural light throughout. The home includes a front interior sunroom style space, fully partitioned off from the living room, providing additional flex space for seating, storage, or a cozy retreat within the main level. Plus a driveway leading to a 2 car garage for added convenience. Located near parks, schools, and transportation. This home provides plenty of space and potential for a buyer looking to make it their own.

Key facts

• Near schools
• Driveway
• Flex space

Tags

• FRONT INTERIOR SUNROOM
• FLEX SPACE
• DRIVEWAY
• NEAR PARKS
• NEAR SCHOOLS
• NEAR TRANSPORTATION

Property features AI

Finance

• HOA & community: No master association fee required

Exterior

• Parking: Detached garage (garage owned), 2 garage spaces, 2 total parking spaces
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; 2-story; Built over 100 years ago; Fee simple ownership; School bus and commuter bus access
• Construction: Brick construction; Built before 1978
• Exterior features: Lot smaller than 0.25 acre; Lot dimensions listed as 4700

Interior

• Kitchen: Kitchen on main level; Range; Microwave; Dishwasher; Refrigerator
• Bedrooms: 5 bedrooms (master and additional bedrooms on second floor; others on main level); Bedroom dimensions include 14 x 12 (master), 13 x 10, 14 x 10, 12 x 10, and 10 x 10
• Bathrooms: 1 full bathroom; 1 half bathroom
• Fireplace: One masonry fireplace in the living room
• Heating & cooling: Natural gas heating
• Interior features: 8 total rooms; Separate dining room; Full, unfinished basement; Sun room
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 5-bed/1.5-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $117 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $199k).
• Recommended offer: $181k (9.0% 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 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); 196 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).
• At $2,573/mo this rent would consume 56% of the median local household income ($55k/yr) (locally 2415% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 102 days — a 9% lower offer ($181k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 14y ago; this cycle's ask has dropped $26k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $105k; list at $199k implies a 90% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.8% of price; built in 1922 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $181,090 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1922 — 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 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 1.29% ✓
• Cap rate: 7.00%
• Cash-on-cash: 2.53%
• DSCR: 1.11
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $204,643
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
422 Sibley Blvd	0.07mi	4/2.5 (-1)	1,803 (-0%)	7mo	$188,000	$104	82
346 Memorial Dr	0.17mi	4/1.5 (-1)	1,888 (+4%)	16mo	$190,000	$101	67
566 Hirsch Ave	0.37mi	4/2.0 (-1)	1,734 (-4%)	3mo	$92,500	$53	66
655 Hirsch Ave	0.44mi	4/1.5 (-1)	1,686 (-7%)	0mo	$191,000	$113	63
334 153rd St	0.26mi	6/3.0 (+1)	1,900 (+5%)	10mo	$240,000	$126	61
512 155th St	0.57mi	4/2.0 (-1)	1,800 (-1%)	15mo	$175,000	$97	53
455 Buffalo Ave	0.61mi	4/2.0 (-1)	1,700 (-6%)	4mo	$240,000	$141	51
329 153rd Pl	0.34mi	4/2.0 (-1)	2,036 (+12%)	9mo	$255,000	$125	49
512 156th Pl	0.73mi	4/2.0 (-1)	1,920 (+6%)	1mo	$45,000	$23	48
650 Mackinaw Ave	0.61mi	4/2.0 (-1)	2,000 (+10%)	4mo	$210,000	$105	43
207 156th Pl	0.69mi	4/2.5 (-1)	1,625 (-10%)	3mo	$200,000	$123	39
24 156th St	0.66mi	5/3.0	1,580 (-13%)	12mo	$240,495	$152	32

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: -7.4%
• Equity multiple: 0.71×
• Total profit: $-15,932
• Equity at exit: $29,672

10-year hold

• IRR: 6.9%
• Equity multiple: 1.62×
• Total profit: $34,339
• Equity at exit: $17,206

Cash invested: $55,720 (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: 196
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $2,573 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$788 /mo · $9,461/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$540
• Net cashflow: $117

Break-even live

Break-even rent $2,424

Max offer price $199,000

Occupancy floor 90%

Sensitivity live

Price	-10% $795	-5% $726	+0% $117	+5% $61	+10% $5
Rent	-10% $-86	-5% $16	+0% $117	+5% $219	+10% $321
Rate	-1.0pp $218	-0.5pp $168	base $117	+0.5pp $66	+1.0pp $13

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4624 Towle Ave Hammond, IN	4.0	2.0	1500	$2,500	$1.67	3d	1	1.00mi
4624 Towle Ave Hammond, IN	4.0	2.0	1500	$2,500	$1.67	2d	1	1.00mi
617 Kane St Hammond, IN	4.0	2.0	2146	$2,300	$1.07	2d	1	1.05mi

Listing history 43 events

1. 2026-06-21
   days on market $199,000 Active 102 DOM
2. 2026-06-18
   days on market $199,000 Active 99 DOM
3. 2026-06-17
   days on market $199,000 Active 98 DOM
4. 2026-06-16
   days on market $199,000 Active 97 DOM
5. 2026-06-15
   days on market $199,000 Active 96 DOM
6. 2026-06-13
   days on market $199,000 Active 94 DOM
7. 2026-06-09
   days on market $199,000 Active 90 DOM
8. 2026-06-08
   days on market $199,000 Active 89 DOM
9. 2026-06-07
   days on market $199,000 Active 88 DOM
10. 2026-06-04
    days on market $199,000 Active 85 DOM
11. 2026-06-03
    days on market $199,000 Active 84 DOM
12. 2026-06-02
    days on market $199,000 Active 83 DOM
13. 2026-06-01
    days on market $199,000 Active 82 DOM
14. 2026-05-31
    days on market $199,000 Active 81 DOM
15. 2026-05-07
    price $199,000
16. 2026-05-01
    price $200,000
17. 2026-03-23
    price $210,000
18. 2026-03-10
    listed $225,000 Active
19. 2025-12-18
    soldstatus $105,000
20. 2023-04-26
    historical
21. 2023-04-14
    historical
22. 2023-02-17
    historical
23. 2019-11-05
    historical
24. 2019-09-04
    historical Contingent (Do Not Show)
25. 2019-08-19
    listed New
26. 2019-02-06
    status Contingent (Do Not Show)
27. 2019-02-06
    historical
28. 2019-01-16
    listed New
29. 2017-05-02
    historical
30. 2017-04-28
    price
31. 2017-04-19
    status Active
32. 2017-04-19
    historical
33. 2017-04-08
    listed New
34. 2015-09-09
    historical
35. 2015-08-12
    price
36. 2015-08-05
    price
37. 2015-07-30
    price
38. 2015-07-14
    listed New
39. 2012-08-03
    soldstatus $40,000 Closed Sale
40. 2012-07-17
    status Pending
41. 2012-06-12
    price $34,900 Price Change
42. 2012-05-24
    listed $49,900 New
43. 2004-01-20
    soldstatus $120,000

ⓘ 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: $9,461 · $788/mo
• Projected year-2 tax: $9,461 · $788/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 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,871
• − Mortgage interest: −$11,147
• − Property taxes: −$9,461
• − Insurance: −$995
• − Repairs & maintenance: −$2,470
• − Management: −$2,470
• − Depreciation: −$5,789
• Taxable loss: −$1,461
• Est. tax savings @ 24.0%: +$351
• After-tax cash flow: $1,760/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

+65.8% since first listed

29 events — show timeline

• 2026-05-07 Price Changed $199,000 MRED as Distributed by MLS Grid
• 2026-05-01 Price Changed $200,000 MRED as Distributed by MLS Grid
• 2026-03-23 Price Changed $210,000 MRED as Distributed by MLS Grid
• 2026-03-10 Listed $225,000 MRED as Distributed by MLS Grid
• 2025-12-18 Sold (Public Records) $105,000 Public Records
• 2023-04-26 Listing Removed — MRED as Distributed by MLS Grid
• 2023-04-14 Listing Removed — MRED as Distributed by MLS Grid
• 2023-02-17 Listing Removed — MRED as Distributed by MLS Grid
• 2019-11-05 Listing Removed — MRED as Distributed by MLS Grid
• 2019-09-04 Contingent — MRED as Distributed by MLS Grid
• 2019-08-19 Listed — MRED as Distributed by MLS Grid
• 2019-02-06 Pending — MRED as Distributed by MLS Grid
• 2019-02-06 Listing Removed — MRED as Distributed by MLS Grid
• 2019-01-16 Listed — MRED as Distributed by MLS Grid
• 2017-05-02 Listing Removed — MRED as Distributed by MLS Grid
• 2017-04-28 Price Changed — MRED as Distributed by MLS Grid
• 2017-04-19 Relisted — MRED as Distributed by MLS Grid
• 2017-04-19 Listing Removed — MRED as Distributed by MLS Grid
• 2017-04-08 Listed — MRED as Distributed by MLS Grid
• 2015-09-09 Listing Removed — MRED as Distributed by MLS Grid
• 2015-08-12 Price Changed — MRED as Distributed by MLS Grid
• 2015-08-05 Price Changed — MRED as Distributed by MLS Grid
• 2015-07-30 Price Changed — MRED as Distributed by MLS Grid
• 2015-07-14 Listed — MRED as Distributed by MLS Grid
• 2012-08-03 Sold (MLS) $40,000 MRED as Distributed by MLS Grid
• 2012-07-17 Pending — MRED as Distributed by MLS Grid
• 2012-06-12 Price Changed $34,900 MRED as Distributed by MLS Grid
• 2012-05-24 Listed $49,900 MRED as Distributed by MLS Grid
• 2004-01-20 Sold (Public Records) $120,000 Public Records

Property tax history

+8.6%/yr

Latest (2023): $9,461 · +115.0% YoY. Source: county tax records.