110 Forestdale Pkwy · Calumet City, IL 60409

$162,500

3 bd · 2.0 ba · 2,282 sqft · SingleFamily public records · 89 Days on market

Built 1927 Est $272k · 40% under

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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 +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• 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

This unique brick Tudor style home is a Historic home in a secluded portion of Calumet City. Serene location with views of the Parkways. . Home has 5 bedrooms and 2 bathrooms. Living room and Dining room combo & Breakfast nook Original hardwood flooring with wood burning fire place. Property being sold "As Is"! Court order sale. Seller will not do any repairs. Some TLC is needed! Open veiwing EVERY WEEKEND Beginning 5/23/26 Until further notice! Saturday & Sunday 1-3 pm

Key facts

• Secluded portion
• Historic home
• 2 garage spots

Tags

• BRICK TUDOR STYLE HOME
• HISTORIC HOME
• SECLUDED PORTION
• VIEWS OF THE PARKWAYS
• ORIGINAL HARDWOOD FLOORING
• WOOD BURNING FIRE PLACE

Property features AI

Finance

• Other: Property not currently leased; Possession is negotiable
• HOA & community: No required master association fee

Exterior

• Parking: Detached garage owned (2 garage spaces); Side driveway; Total parking for 2 vehicles
• Utilities: Public water; Public sewer; Electric service with circuit breakers
• Home design: Detached single-family home; Two-story design; Fee simple ownership; Built before 1978 (approximately 91–100 years old)
• Construction: Brick and stucco exterior; Block foundation; Asphalt roof
• Exterior features: Lot dimensions approximately 57 x 130 x 54 x 112; Less than 0.25 acre lot; Sidewalks, street lights, and paved streets in the neighborhood

Interior

• Kitchen: Galley kitchen (11 x 9); Breakfast room adjacent to kitchen (10 x 7)
• Bedrooms: 5 bedrooms total; Main level master bedroom; Second floor: three additional bedrooms; Main level bedroom (15 x 9)
• Flooring: Hardwood flooring in living room, dining room, kitchen, breakfast room and listed bedrooms
• Bathrooms: 2 full bathrooms; 1 half bathroom; Basement includes bathroom facilities
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Nine total rooms; Partially finished full basement; Window treatments on all main living room, dining room, breakfast room and bedrooms listed
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $162k.

Deal economics

• At list price, monthly cash flow is $703 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $162k).
• Recommended offer: $153k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.5% 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; 2 comparable units currently listed for rent nearby; 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).
• At $2,312/mo this rent would consume 50% 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 $5k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.2% rent growth), your $46k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($153k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 20y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $73k; list at $162k implies a 123% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $152,750 (6.0% below list)

Questions for the listing agent

1. It's been on market 89 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 1927 — 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: 1.42% ✓
• Cap rate: 11.49%
• Cash-on-cash: 18.54%
• DSCR: 1.83
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $271,558
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
23 E Elizabeth St	0.28mi	3/2.0	2,235 (-2%)	8mo	$275,000	$123	77
6 Highland St	0.18mi	4/2.0 (+1)	2,200 (-4%)	14mo	$170,000	$77	69
22 Wildwood Rd	0.26mi	3/2.0	2,343 (+3%)	18mo	$298,500	$127	68
6230 Moraine Ave	0.31mi	3/1.5	2,423 (+6%)	9mo	$302,000	$125	66
228 Elizabeth St	0.24mi	4/2.0 (+1)	2,029 (-11%)	10mo	$270,000	$133	57
6406 Forest Ave	0.43mi	3/2.5	2,368 (+4%)	18mo	$245,900	$104	56
6238 Garfield Ave	0.58mi	3/1.0	2,160 (-5%)	6mo	$217,000	$100	55
38 Detroit St #36	0.24mi	4/2.0 (+1)	2,089 (-8%)	19mo	$162,000	$78	54
63 Kenwood St	0.38mi	4/2.0 (+1)	1,964 (-14%)	3mo	$234,000	$119	51
6220 Garfield Ave	0.57mi	4/2.5 (+1)	2,074 (-9%)	1mo	$189,000	$91	50
956 Greenbay Ave	0.71mi	4/1.0 (+1)	2,164 (-5%)	10mo	$190,000	$88	41
34 156th Pl	0.61mi	4/3.0 (+1)	2,170 (-5%)	20mo	$273,000	$126	38

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: 13.8%
• Equity multiple: 1.57×
• Total profit: $26,092
• Equity at exit: $24,229

10-year hold

• IRR: 24.9%
• Equity multiple: 3.50×
• Total profit: $113,844
• Equity at exit: $14,050

Cash invested: $45,500 (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: 5.9×

Monthly cashflow live

• Estimated rent: $2,312 medium
• Mortgage (P&I): −$852
• Tax est. 1.5%: −$203 /mo · $2,438/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$485
• Net cashflow: $703

Break-even live

Break-even rent $1,422

Max offer price $162,500

Occupancy floor 65%

Sensitivity live

Price	-10% $815	-5% $759	+0% $703	+5% $647	+10% $591
Rent	-10% $521	-5% $612	+0% $703	+5% $794	+10% $886
Rate	-1.0pp $785	-0.5pp $744	base $703	+0.5pp $661	+1.0pp $618

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: $40,625
• Closing costs: $4,875
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
617 Kane St Hammond, IN	4.0	2.0	2146	$2,300	$1.07	2d	1	1.16mi
252 Lawndale St Hammond, IN	4.0	3.0	2016	$2,600	$1.29	2d	1	1.18mi

Listing history 50 events

1. 2026-06-18
   days on market $162,500 Active 89 DOM
2. 2026-06-17
   days on market $162,500 Active 88 DOM
3. 2026-06-16
   days on market $162,500 Active 87 DOM
4. 2026-06-15
   days on market $162,500 Active 86 DOM
5. 2026-06-13
   days on market $162,500 Active 84 DOM
6. 2026-06-09
   days on market $162,500 Active 80 DOM
7. 2026-06-08
   days on market $162,500 Active 79 DOM
8. 2026-06-07
   days on market $162,500 Active 78 DOM
9. 2026-06-04
   days on market $162,500 Active 75 DOM
10. 2026-06-03
    days on market $162,500 Active 74 DOM
11. 2026-06-02
    days on market $162,500 Active 73 DOM
12. 2026-06-01
    days on market $162,500 Active 72 DOM
13. 2026-05-31
    days on market $162,500 Active 71 DOM
14. 2026-05-21
    price $162,500
15. 2026-04-23
    price $165,000
16. 2026-03-21
    listed $170,000 Active
17. 2026-03-07
    historical
18. 2026-02-24
    price
19. 2026-01-27
    price
20. 2025-12-04
    price
21. 2025-11-25
    price
22. 2025-10-16
    price
23. 2025-09-16
    price
24. 2025-08-18
    price
25. 2025-07-15
    price
26. 2025-07-01
    price
27. 2025-03-05
    price
28. 2024-10-05
    status Active
29. 2024-10-03
    historical Contingent - Continue to Show
30. 2024-08-18
    listed Active
31. 2023-11-30
    historical
32. 2023-10-12
    status Active
33. 2023-10-12
    price
34. 2023-07-26
    historical
35. 2023-07-25
    status Temporarily No Showings
36. 2023-06-16
    historical Contingent - Continue to Show
37. 2023-05-31
    price
38. 2023-05-24
    listed Active
39. 2023-02-09
    historical
40. 2023-01-17
    price
41. 2022-11-22
    listed Active
42. 2022-11-16
    historical
43. 2022-10-28
    price
44. 2022-09-02
    price
45. 2022-08-01
    listed Active
46. 2015-12-31
    soldstatus $73,000 Closed Sale
47. 2015-06-22
    status Pending
48. 2015-06-22
    listed $95,000 New
49. 2015-06-19
    historical
50. 2015-04-29
    price

ⓘ 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 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: $27,739
• − Mortgage interest: −$9,103
• − Property taxes: −$2,438
• − Insurance: −$812
• − Repairs & maintenance: −$2,219
• − Management: −$2,219
• − Depreciation: −$4,727
• Taxable income: $6,221
• Est. tax owed @ 24.0%: −$1,493
• After-tax cash flow: $6,945/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

+58.5% since first listed

52 events — show timeline

• 2026-05-21 Price Changed $162,500 MRED as Distributed by MLS Grid
• 2026-04-23 Price Changed $165,000 MRED as Distributed by MLS Grid
• 2026-03-21 Listed $170,000 MRED as Distributed by MLS Grid
• 2026-03-07 Listing Removed — MRED as Distributed by MLS Grid
• 2026-02-24 Price Changed — MRED as Distributed by MLS Grid
• 2026-01-27 Price Changed — MRED as Distributed by MLS Grid
• 2025-12-04 Price Changed — MRED as Distributed by MLS Grid
• 2025-11-25 Price Changed — MRED as Distributed by MLS Grid
• 2025-10-16 Price Changed — MRED as Distributed by MLS Grid
• 2025-09-16 Price Changed — MRED as Distributed by MLS Grid
• 2025-08-18 Price Changed — MRED as Distributed by MLS Grid
• 2025-07-15 Price Changed — MRED as Distributed by MLS Grid
• 2025-07-01 Price Changed — MRED as Distributed by MLS Grid
• 2025-03-05 Price Changed — MRED as Distributed by MLS Grid
• 2024-10-05 Relisted — MRED as Distributed by MLS Grid
• 2024-10-03 Contingent — MRED as Distributed by MLS Grid
• 2024-08-18 Listed — MRED as Distributed by MLS Grid
• 2023-11-30 Listing Removed — MRED as Distributed by MLS Grid
• 2023-10-12 Relisted — MRED as Distributed by MLS Grid
• 2023-10-12 Price Changed — MRED as Distributed by MLS Grid
• 2023-07-26 Listing Removed — MRED as Distributed by MLS Grid
• 2023-07-25 Relisted — MRED as Distributed by MLS Grid
• 2023-06-16 Contingent — MRED as Distributed by MLS Grid
• 2023-05-31 Price Changed — MRED as Distributed by MLS Grid
• 2023-05-24 Listed — MRED as Distributed by MLS Grid
• 2023-02-09 Listing Removed — MRED as Distributed by MLS Grid
• 2023-01-17 Price Changed — MRED as Distributed by MLS Grid
• 2022-11-22 Listed — MRED as Distributed by MLS Grid
• 2022-11-16 Listing Removed — MRED as Distributed by MLS Grid
• 2022-10-28 Price Changed — MRED as Distributed by MLS Grid
• 2022-09-02 Price Changed — MRED as Distributed by MLS Grid
• 2022-08-01 Listed — MRED as Distributed by MLS Grid
• 2015-12-31 Sold (MLS) $73,000 MRED as Distributed by MLS Grid
• 2015-06-22 Pending — MRED as Distributed by MLS Grid
• 2015-06-22 Listed $95,000 MRED as Distributed by MLS Grid
• 2015-06-19 Listing Removed — MRED as Distributed by MLS Grid
• 2015-04-29 Price Changed — MRED as Distributed by MLS Grid
• 2015-03-26 Price Changed — MRED as Distributed by MLS Grid
• 2015-03-20 Price Changed — MRED as Distributed by MLS Grid
• 2015-03-03 Price Changed — MRED as Distributed by MLS Grid
• 2015-01-28 Price Changed — MRED as Distributed by MLS Grid
• 2015-01-20 Price Changed — MRED as Distributed by MLS Grid
• 2015-01-08 Price Changed — MRED as Distributed by MLS Grid
• 2014-12-29 Listed — MRED as Distributed by MLS Grid
• 2007-12-17 Sold (Public Records) $185,000 Public Records
• 2007-10-31 Sold (MLS) $184,900 MRED as Distributed by MLS Grid
• 2007-10-24 Listing Removed — MRED as Distributed by MLS Grid
• 2007-09-10 Listed $184,900 MRED as Distributed by MLS Grid
• 2007-09-09 Listing Removed — MRED as Distributed by MLS Grid
• 2006-09-07 Listed — MRED as Distributed by MLS Grid
• 1993-12-08 Sold (Public Records) $102,500 Public Records
• 1993-12-08 Sold (Public Records) $102,500 Public Records

Property tax history

+7.7%/yr

Latest (2023): $9,781 · +99.2% YoY. Source: county tax records.