3924 167th Pl · Country Club Hills, IL 60478

$180,000

3 bd · 2.0 ba · 1,546 sqft · SingleFamily public records · 87 Days on market

Built 1961 6,268 sqft lot Est $249k · 28% under

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Why this score? — see what drove the C 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 +18.9/30.0
• ARV discount +15.0/15.0
• 1% rule +7.7/10.0
• DSCR +6.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

BEAUTIFUL 4 BED 2 FULL BATH CAPE COD NEWLY REMODELED! PRICED TO SELL QUICK! A HUGE LIST OF UPDATES INCLUDING CUSTOM CABINETS, NEW APPLIANCES, NEW COUNTERS, NEW FLOORING THROUGHOUT, NEW A/C, FURNACE, & HWT! NEW LIGHTING, PLUMBING, AND ALL NEW TRIMWORK! 4 SPACIOUS BEDROOMS AND 2 FULL BATHROOMS, ALSO INCLUDES A SEPARATE LAUNDRY ROOM W/ HOOK-UPS READY! TOO MUCH TO LIST, A MUST-SEE! GREAT LOCATION IN CC HILLS!

Key facts

• Custom backsplash
• Formal dining room
• 6,268 sq ft lot

Tags

• SUN FILLED LIVING ROOM
• WOOD LAMINATE FLOORING
• FORMAL DINING ROOM
• RICH CHERRY CABINETRY
• CUSTOM BACKSPLASH
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• Other: Property not currently leased; Located within Country Club Hills (Bremen Township)
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage (garage owned) with approximately 2.5 garage spaces; Asphalt driveway; Garage door opener
• Utilities: Public water; Public sewer; Electric service with circuit breakers
• Home design: Detached single-family home; 1.5-story design; Fee simple ownership; Rehab completed in 2011
• Construction: Built roughly 61–70 years ago; Vinyl siding and brick exterior; Asphalt roof; Concrete perimeter foundation
• Exterior features: Fenced yard; Lot dimensions approximately 55 x 114; Less than 0.25 acre lot; Curbs, street lights, and paved streets in the neighborhood

Interior

• Kitchen: Eating-area kitchen (11 x 11); Range; Dishwasher; Refrigerator; Ceramic tile in kitchen
• Bedrooms: Master bedroom on main level (12 x 14); Bedroom on main level (10 x 11); Two additional bedrooms on second level (each 14 x 14)
• Flooring: Wood laminate in living areas and bedrooms; Ceramic tile in kitchen
• Bathrooms: Two full bathrooms
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: First-floor bedroom; First-floor full bathroom; L-shaped dining room; Unfinished attic; 7 total rooms; Laminate flooring throughout main areas
• Laundry & utility: Upper-level laundry (6 x 7)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $185 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $169k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 75/100 on livability (#212 in IL, #3,963 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime D+, health & safety D+, schools F.
• Bremen Chsd 228 (suburban): math 15% / reading 17% proficiency, ranked #468 of 620 in IL (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 94 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 8d 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($169k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 16y ago; this cycle's ask has dropped $19k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $115k; list at $180k implies a 57% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.0% of price.

Recommended offer $169,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 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 1961 — 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. 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: 1.27% ✓
• Cap rate: 7.53%
• Cash-on-cash: 4.41%
• DSCR: 1.20
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $248,906
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3736 168th Pl	0.23mi	4/2.0 (+1)	1,533 (-1%)	3mo	$110,000	$72	80
3806 168th St	0.17mi	3/2.0	1,487 (-4%)	8mo	$204,000	$137	79
3742 W 168th St	0.20mi	3/2.0	1,620 (+5%)	9mo	$267,000	$165	76
16943 Old Elm Dr	0.27mi	4/2.0 (+1)	1,400 (-9%)	3mo	$255,000	$182	64
17110 Apple Tree Dr	0.58mi	4/1.0 (+1)	1,534 (-1%)	1mo	$255,000	$166	62
17142 Orchard Ln	0.56mi	3/1.0	1,610 (+4%)	2mo	$150,000	$93	62
16563 Belleplaine Dr	0.73mi	3/1.0	1,550 (+0%)	9mo	$125,000	$81	54
17005 Elm Dr	0.74mi	4/1.5 (+1)	1,500 (-3%)	8mo	$249,999	$167	47
17126 Central Park Ave	0.71mi	3/1.5	1,400 (-9%)	6mo	$195,000	$139	44
16426 Homan Ave	0.74mi	3/3.0	1,419 (-8%)	6mo	$190,000	$134	43
17115 Magnolia Dr	0.65mi	4/2.0 (+1)	1,352 (-12%)	7mo	$218,000	$161	38
4111 Russet Way	0.73mi	4/2.0 (+1)	1,400 (-9%)	10mo	$250,000	$179	37

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: -9.3%
• Equity multiple: 0.66×
• Total profit: $-17,109
• Equity at exit: $26,839

10-year hold

• IRR: 0.4%
• Equity multiple: 1.03×
• Total profit: $1,362
• Equity at exit: $15,563

Cash invested: $50,400 (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 60478

• Home prices YoY: -27.3%
• Active inventory: 94
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $2,282 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$599 /mo · $7,188/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$479
• Net cashflow: $185

Break-even live

Break-even rent $2,048

Max offer price $180,000

Occupancy floor 87%

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3900 171st St Country Club Hills, IL	3.0	1.0	1750	$2,250	$1.29	8d	1	0.53mi
16450 Roy St Oak Forest, IL	3.0	1.5	1500	$2,400	$1.60	17d	1	1.00mi
17306 Holmes Ave Hazel Crest, IL	3.0	2.0	1535	$2,195	$1.43	5d	1	1.45mi

Listing history 26 events

1. 2026-06-18
   days on market $180,000 Active 87 DOM
2. 2026-06-17
   days on market $180,000 Active 86 DOM
3. 2026-06-16
   days on market $180,000 Active 85 DOM
4. 2026-06-15
   days on market $180,000 Active 84 DOM
5. 2026-06-13
   days on market $180,000 Active 82 DOM
6. 2026-06-09
   days on market $180,000 Active 78 DOM
7. 2026-06-08
   days on market $180,000 Active 77 DOM
8. 2026-06-07
   days on market $180,000 Active 76 DOM
9. 2026-06-04
   days on market $180,000 Active 73 DOM
10. 2026-06-03
    days on market $180,000 Active 72 DOM
11. 2026-06-02
    days on market $180,000 Active 71 DOM
12. 2026-06-01
    days on market $180,000 Active 70 DOM
13. 2026-05-31
    days on market $180,000 Active 69 DOM
14. 2026-05-07
    price $180,000
15. 2026-03-23
    listed $199,000 Active
16. 2011-06-27
    soldstatus $114,900 Closed Sale 415-char remark

    Show marketing remark (415 chars)

    BEAUTIFUL 4 BED 2 FULL BATH CAPE COD NEWLY REMODELED! PRICED TO SELL QUICK! A HUGE LIST OF UPDATES INCLUDING CUSTOM CABINETS, NEW APPLIANCES, NEW COUNTERS, NEW FLOORING THROUGHOUT, NEW A/C, FURNACE, & HWT! NEW LIGHTING, PLUMBING, AND ALL NEW TRIMWORK! 4 SPACIOUS BEDROOMS AND 2 FULL BATHROOMS, ALSO INCLUDES A SEPARATE LAUNDRY ROOM W/ HOOK-UPS READY! TOO MUCH TO LIST, A MUST-SEE! GREAT LOCATION IN CC HILLS!

17. 2011-04-21
    status Pending 415-char remark

    Show marketing remark (415 chars)

    BEAUTIFUL 4 BED 2 FULL BATH CAPE COD NEWLY REMODELED! PRICED TO SELL QUICK! A HUGE LIST OF UPDATES INCLUDING CUSTOM CABINETS, NEW APPLIANCES, NEW COUNTERS, NEW FLOORING THROUGHOUT, NEW A/C, FURNACE, & HWT! NEW LIGHTING, PLUMBING, AND ALL NEW TRIMWORK! 4 SPACIOUS BEDROOMS AND 2 FULL BATHROOMS, ALSO INCLUDES A SEPARATE LAUNDRY ROOM W/ HOOK-UPS READY! TOO MUCH TO LIST, A MUST-SEE! GREAT LOCATION IN CC HILLS!

18. 2011-04-05
    price $114,900 Price Change 415-char remark

    Show marketing remark (415 chars)

    BEAUTIFUL 4 BED 2 FULL BATH CAPE COD NEWLY REMODELED! PRICED TO SELL QUICK! A HUGE LIST OF UPDATES INCLUDING CUSTOM CABINETS, NEW APPLIANCES, NEW COUNTERS, NEW FLOORING THROUGHOUT, NEW A/C, FURNACE, & HWT! NEW LIGHTING, PLUMBING, AND ALL NEW TRIMWORK! 4 SPACIOUS BEDROOMS AND 2 FULL BATHROOMS, ALSO INCLUDES A SEPARATE LAUNDRY ROOM W/ HOOK-UPS READY! TOO MUCH TO LIST, A MUST-SEE! GREAT LOCATION IN CC HILLS!

19. 2011-02-21
    listed $119,900 New 415-char remark

    Show marketing remark (415 chars)

    BEAUTIFUL 4 BED 2 FULL BATH CAPE COD NEWLY REMODELED! PRICED TO SELL QUICK! A HUGE LIST OF UPDATES INCLUDING CUSTOM CABINETS, NEW APPLIANCES, NEW COUNTERS, NEW FLOORING THROUGHOUT, NEW A/C, FURNACE, & HWT! NEW LIGHTING, PLUMBING, AND ALL NEW TRIMWORK! 4 SPACIOUS BEDROOMS AND 2 FULL BATHROOMS, ALSO INCLUDES A SEPARATE LAUNDRY ROOM W/ HOOK-UPS READY! TOO MUCH TO LIST, A MUST-SEE! GREAT LOCATION IN CC HILLS!

20. 2010-10-06
    soldstatus $41,000 Closed Sale 224-char remark

    Show marketing remark (224 chars)

    HUD FORECLOSURE SALE! CASE#137123347 SOLD"AS IS". INSURED STATUS:IE, "INSURED VALUE $42201". HUD ELEC AUCTION. USE HUD KEY. DISCLSR INCLD LBP, PROP COND REPORT, BID & PROC SEE SHOW INSTR. L/D 5.7.10

21. 2010-05-19
    status Pending 224-char remark

    Show marketing remark (224 chars)

    HUD FORECLOSURE SALE! CASE#137123347 SOLD"AS IS". INSURED STATUS:IE, "INSURED VALUE $42201". HUD ELEC AUCTION. USE HUD KEY. DISCLSR INCLD LBP, PROP COND REPORT, BID & PROC SEE SHOW INSTR. L/D 5.7.10

22. 2010-05-07
    listed $40,000 New 224-char remark

    Show marketing remark (224 chars)

    HUD FORECLOSURE SALE! CASE#137123347 SOLD"AS IS". INSURED STATUS:IE, "INSURED VALUE $42201". HUD ELEC AUCTION. USE HUD KEY. DISCLSR INCLD LBP, PROP COND REPORT, BID & PROC SEE SHOW INSTR. L/D 5.7.10

23. 2001-10-26
    soldstatus $99,500
24. 1995-10-24
    soldstatus $76,000
25. 1985-10-01
    soldstatus $53,000
26. 1978-04-18
    soldstatus $40,000

ⓘ 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: $7,188 · $599/mo
• Projected year-2 tax: $7,188 · $599/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 ≥101°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: $27,390
• − Mortgage interest: −$10,083
• − Property taxes: −$7,188
• − Insurance: −$900
• − Repairs & maintenance: −$2,191
• − Management: −$2,191
• − Depreciation: −$5,236
• Taxable loss: −$400
• Est. tax savings @ 24.0%: +$96
• After-tax cash flow: $2,318/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: Bremen Chsd 228
• NCES district ID: 1707050
• Math proficiency: 15% ▼ -4.00%
• Reading proficiency: 17% ▼ -5.00%
• Median HH income: $57,625
• Composite: 15.32/100
• National rank: #9327
• State rank: #468 of 620 in IL

Livability — Country Club Hills

• Score: 75/100
• State rank: #212
• US rank: #3963

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Country Club Hills, IL
• City population: 16,549
• Population (ZIP): 16,549

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 (87%)
• Race & ethnicity: Black 87% White 8% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Romanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Spanish 2%

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: ▼ -79.73%
• Current HPI: 212.3917
• 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

+350.0% since first listed

13 events — show timeline

• 2026-05-07 Price Changed $180,000 MRED as Distributed by MLS Grid
• 2026-03-23 Listed $199,000 MRED as Distributed by MLS Grid
• 2011-06-27 Sold (MLS) $114,900 MRED as Distributed by MLS Grid
• 2011-04-21 Pending — MRED as Distributed by MLS Grid
• 2011-04-05 Price Changed $114,900 MRED as Distributed by MLS Grid
• 2011-02-21 Listed $119,900 MRED as Distributed by MLS Grid
• 2010-10-06 Sold (MLS) $41,000 MRED as Distributed by MLS Grid
• 2010-05-19 Pending — MRED as Distributed by MLS Grid
• 2010-05-07 Listed $40,000 MRED as Distributed by MLS Grid
• 2001-10-26 Sold (Public Records) $99,500 Public Records
• 1995-10-24 Sold (Public Records) $76,000 Public Records
• 1985-10-01 Sold (Public Records) $53,000 Public Records
• 1978-04-18 Sold (Public Records) $40,000 Public Records

Property tax history

+4.1%/yr

Latest (2023): $7,188 · +78.1% YoY. Source: county tax records.