16927 Crane Ave · Hazel Crest, IL 60429

$12,000

2 bd · 1.0 ba · 777 sqft · SingleFamily public records · 248 Days on market

Built 1925 3,101 sqft lot

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Frame home with 2 bedrooms, 1 bath, living room, kitchen and enclosed porch. Good size yard for those BBQ parties. Being sold in "as-is" condition. Some repairs needed. Plz note: No survey or termite inspection and taxes are prorated 100%. Buyer's responsible for all city inspections, if any. Seller's addendums will be forwarded after an accepted offer. * Download copy of Village Inspection Rpt. *

Key facts

• Large backyard
• 3,101 sq ft lot
• Built 1925

Tags

• LARGE BACKYARD

Property features AI

Finance

• Other: Property not currently leased; Possession at closing; Living area is estimated; Directions: 167th to Western S. to 170th E. 3 blks to Crane
• HOA & community: No master association fee required

Exterior

• Utilities: Water: Lake Michigan and public; Sewer: Public sewer; Electric: Circuit breakers
• Home design: Detached single-family home; One-story; Fee simple ownership; Built over 100 years ago; Frame construction; Built before 1978
• Construction: Frame construction
• Exterior features: Lot less than 0.25 acre; Lot dimensions listed as 3100

Interior

• Kitchen: Kitchen on main level (approx. 7 x 14)
• Bedrooms: Main level master bedroom (approx. 12 x 12); Main level second bedroom (approx. 10 x 9)
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas forced-air heating
• Interior features: Enclosed porch; Family room; Dining room; Living room; Laundry room; Total of 4 rooms
• Laundry & utility: Main level laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $12k.

Deal economics

• At list price, monthly cash flow is $2k ($22k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $12k).
• Recommended offer: $11k (12.0% below list) — sets the bar for market timing.
• Cap rate 189.8% vs local median 9.0% in Hazel Crest — 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 75/100 on livability (#229 in IL, #4,242 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: health & safety C-, schools D-, 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: 79 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $83 of loan paydown is wiped out by about $360 of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $3k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 248 days — a 12% lower offer ($11k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 18y 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 $8k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $10,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 248 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 1925 — 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 D-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 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?
7. 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?
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: 20.23% ✓
• Cap rate: 189.80%
• Cash-on-cash: 655.39%
• DSCR: 30.16
• GRM: 0.4

CMA / ARV

• ARV (on-the-fly): $69,153
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2222 170th St	0.08mi	2/1.0	864 (+11%)	9mo	$182,000	$211	70
17089 Trapet Ave	0.23mi	2/1.0	760 (-2%)	18mo	$68,000	$89	70
16777 Head Ave	0.20mi	2/1.0	830 (+7%)	12mo	$150,000	$181	70
16973 Jodave Ave	0.50mi	3/2.0 (+1)	800 (+3%)	9mo	$17,500	$22	55
16942 Winchester Ave	0.35mi	2/1.0	874 (+12%)	10mo	$75,000	$86	55
17092 Jodave Ave	0.51mi	2/1.0	728 (-6%)	13mo	$19,000	$26	54
1724 Charleston Ln	0.61mi	3/1.0 (+1)	827 (+6%)	16mo	$146,000	$177	43

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 35.22×
• Total profit: $114,970
• Equity at exit: $1,789

10-year hold

• IRR: —
• Equity multiple: 75.63×
• Total profit: $250,762
• Equity at exit: $1,038

Cash invested: $3,360 (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 60429

• Home prices YoY: -14.0%
• Active inventory: 79
• Price-to-rent: 0.4×

Monthly cashflow live

• Estimated rent: $2,428 medium
• Mortgage (P&I): −$63
• Tax est. 1.5%: −$15 /mo · $180/yr
• Insurance: −$5
• HOA: −$0
• Vacancy / Maint / Mgmt: −$510
• Net cashflow: $1,835

Break-even live

Break-even rent $105

Max offer price $12,000

Occupancy floor 19%

Sensitivity live

Price	-10% $1,843	-5% $1,839	+0% $1,835	+5% $1,831	+10% $1,827
Rent	-10% $1,643	-5% $1,739	+0% $1,835	+5% $1,931	+10% $2,027
Rate	-1.0pp $1,841	-0.5pp $1,838	base $1,835	+0.5pp $1,832	+1.0pp $1,829

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: $3,000
• Closing costs: $360
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2308 170th St Hazel Crest, IL	3.0	2.0	1020	$2,400	$2.35	0d	1	0.13mi
16752 Artesian Ave Hazel Crest, IL	3.0	1.0	867	$2,500	$2.88	0d	1	0.36mi
16125 Marshfield Ave Markham, IL	3.0	1.0	1043	$2,400	$2.30	0d	1	1.24mi

Listing history 41 events

1. 2026-06-21
   days on market $12,000 Active 248 DOM
2. 2026-06-18
   days on market $12,000 Active 245 DOM
3. 2026-06-17
   days on market $12,000 Active 244 DOM
4. 2026-06-16
   days on market $12,000 Active 243 DOM
5. 2026-06-15
   days on market $12,000 Active 242 DOM
6. 2026-06-13
   days on market $12,000 Active 240 DOM
7. 2026-06-13
   days on market $12,000 Active 239 DOM
8. 2026-06-09
   days on market $12,000 Active 236 DOM
9. 2026-06-08
   days on market $12,000 Active 235 DOM
10. 2026-06-07
    days on market $12,000 Active 234 DOM
11. 2026-06-04
    days on market $12,000 Active 231 DOM
12. 2026-06-03
    days on market $12,000 Active 230 DOM
13. 2026-06-02
    days on market $12,000 Active 229 DOM
14. 2026-06-01
    days on market $12,000 Active 228 DOM
15. 2026-05-31
    days on market $12,000 Active 227 DOM
16. 2025-10-16
    listed $12,000 Active
17. 2021-11-03
    historical
18. 2021-03-11
    price
19. 2021-03-11
    status Reactivated
20. 2021-01-28
    status Pending
21. 2021-01-17
    price
22. 2021-01-08
    listed New
23. 2009-07-24
    soldstatus $8,500
24. 2009-07-21
    soldstatus $8,500 Closed Sale 410-char remark

    Show marketing remark (410 chars)

    Frame home with 2 bedrooms, 1 bath, living room, kitchen and enclosed porch. Good size yard for those BBQ parties. Being sold in "as-is" condition. Some repairs needed. Plz note: No survey or termite inspection and taxes are prorated 100%. Buyer's responsible for all city inspections, if any. Seller's addendums will be forwarded after an accepted offer. * Download copy of Village Inspection Rpt. *

25. 2009-07-02
    status Pending 410-char remark

    Show marketing remark (410 chars)

    Frame home with 2 bedrooms, 1 bath, living room, kitchen and enclosed porch. Good size yard for those BBQ parties. Being sold in "as-is" condition. Some repairs needed. Plz note: No survey or termite inspection and taxes are prorated 100%. Buyer's responsible for all city inspections, if any. Seller's addendums will be forwarded after an accepted offer. * Download copy of Village Inspection Rpt. *

26. 2009-06-19
    price $12,900 410-char remark

    Show marketing remark (410 chars)

    Frame home with 2 bedrooms, 1 bath, living room, kitchen and enclosed porch. Good size yard for those BBQ parties. Being sold in "as-is" condition. Some repairs needed. Plz note: No survey or termite inspection and taxes are prorated 100%. Buyer's responsible for all city inspections, if any. Seller's addendums will be forwarded after an accepted offer. * Download copy of Village Inspection Rpt. *

27. 2009-05-20
    price $15,000 410-char remark

    Show marketing remark (410 chars)

    Frame home with 2 bedrooms, 1 bath, living room, kitchen and enclosed porch. Good size yard for those BBQ parties. Being sold in "as-is" condition. Some repairs needed. Plz note: No survey or termite inspection and taxes are prorated 100%. Buyer's responsible for all city inspections, if any. Seller's addendums will be forwarded after an accepted offer. * Download copy of Village Inspection Rpt. *

28. 2009-05-11
    listed $19,900 410-char remark

    Show marketing remark (410 chars)

    Frame home with 2 bedrooms, 1 bath, living room, kitchen and enclosed porch. Good size yard for those BBQ parties. Being sold in "as-is" condition. Some repairs needed. Plz note: No survey or termite inspection and taxes are prorated 100%. Buyer's responsible for all city inspections, if any. Seller's addendums will be forwarded after an accepted offer. * Download copy of Village Inspection Rpt. *

29. 2009-05-07
    historical
30. 2009-04-20
    price
31. 2009-03-23
    price
32. 2009-03-19
    listed
33. 2008-10-11
    historical
34. 2008-10-07
    listed
35. 2008-09-30
    historical
36. 2008-09-17
    price
37. 2008-09-12
    price
38. 2008-07-21
    price
39. 2008-05-12
    listed
40. 2006-09-08
    soldstatus $115,000
41. 2003-03-04
    soldstatus $50,000

ⓘ 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 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: $29,135
• − Mortgage interest: −$672
• − Property taxes: −$180
• − Insurance: −$60
• − Repairs & maintenance: −$2,331
• − Management: −$2,331
• − Depreciation: −$349
• Taxable income: $23,212
• Est. tax owed @ 24.0%: −$5,571
• After-tax cash flow: $16,450/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 — Hazel Crest

• Score: 75/100
• State rank: #229
• US rank: #4242

Category grades

Amenities F Commute A+ Cost of living A+ Crime F Employment C+ Housing A+ Health & safety C- User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hazel Crest, IL
• City population: 14,602
• Population (ZIP): 14,602

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 (83%)
• Race & ethnicity: Black 83% White 7% Hispanic / Latino 7% Two or more races 4%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 1% Iranian 1%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Spanish 6%

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: ▼ -46.04%
• Current HPI: 282.3552
• 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

-76.0% since first listed

26 events — show timeline

• 2025-10-16 Listed $12,000 MRED as Distributed by MLS Grid
• 2021-11-03 Listing Removed — MRED as Distributed by MLS Grid
• 2021-03-11 Price Changed — MRED as Distributed by MLS Grid
• 2021-03-11 Relisted — MRED as Distributed by MLS Grid
• 2021-01-28 Pending — MRED as Distributed by MLS Grid
• 2021-01-17 Price Changed — MRED as Distributed by MLS Grid
• 2021-01-08 Listed — MRED as Distributed by MLS Grid
• 2009-07-24 Sold (Public Records) $8,500 Public Records
• 2009-07-21 Sold (MLS) $8,500 MRED as Distributed by MLS Grid
• 2009-07-02 Pending — MRED as Distributed by MLS Grid
• 2009-06-19 Price Changed $12,900 MRED as Distributed by MLS Grid
• 2009-05-20 Price Changed $15,000 MRED as Distributed by MLS Grid
• 2009-05-11 Listed $19,900 MRED as Distributed by MLS Grid
• 2009-05-07 Listing Removed — MRED as Distributed by MLS Grid
• 2009-04-20 Price Changed — MRED as Distributed by MLS Grid
• 2009-03-23 Price Changed — MRED as Distributed by MLS Grid
• 2009-03-19 Listed — MRED as Distributed by MLS Grid
• 2008-10-11 Listing Removed — MRED as Distributed by MLS Grid
• 2008-10-07 Listed — MRED as Distributed by MLS Grid
• 2008-09-30 Listing Removed — MRED as Distributed by MLS Grid
• 2008-09-17 Price Changed — MRED as Distributed by MLS Grid
• 2008-09-12 Price Changed — MRED as Distributed by MLS Grid
• 2008-07-21 Price Changed — MRED as Distributed by MLS Grid
• 2008-05-12 Listed — MRED as Distributed by MLS Grid
• 2006-09-08 Sold (Public Records) $115,000 Public Records
• 2003-03-04 Sold (Public Records) $50,000 Public Records

Property tax history

+6.1%/yr

Latest (2023): $5,444 · +26.5% YoY. Source: county tax records.