4024 W 172nd Pl · Country Club Hills, IL 60478

$211,000

3 bd · 1.5 ba · 1,222 sqft · SingleFamily public records · 34 Days on market

Built 1990 Est $222k · 5% under

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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 +13.6/30.0
• ARV discount +9.8/15.0
• 1% rule +7.2/10.0
• DSCR +4.1/10.0
• 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

There are no remarks available.

Key facts

• Huge backyard
• Walk-out basement
• 2 garage spots

Tags

• WALK-OUT BASEMENT
• HUGE BACKYARD

Property features AI

Finance

• Other: Possession at closing
• HOA & community: No master association fee required

Exterior

• Parking: Detached owned garage (2 garage spaces; 2 total parking spaces)
• Utilities: Lake Michigan water; Public sewer; Electric with circuit breakers
• Home design: Detached single-family home; Split-level design; Fee simple ownership
• Construction: Aluminum and vinyl siding with brick; Estimated age 31–40 years
• Exterior features: Lot smaller than 0.25 acre; Lot dimensions listed

Interior

• Kitchen: Kitchen on main level (approx. 17 x 11)
• Bedrooms: Three bedrooms (master on second level; two additional bedrooms on second level)
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Seven total rooms; Unfinished full basement; One fireplace
• Laundry & utility: Laundry room (level not specified)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $211k.

Deal economics

• At list price, monthly cash flow is $13 ($152/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $211k).
• Recommended offer: $205k (3.0% 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+, amenities 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.
• Zoned schools: Nob Hill Elem School (math 5% / reading 5%, grade F, #1,741 of 2,056 statewide, top 93%, 200 students, 0% FRL); Prairie-Hills Junior High School (math 7% / reading 10%, grade F, #605 of 665 statewide, top 91%, 825 students, 0% FRL); Hillcrest High School (math 4% / reading 4%, grade F, #657 of 693 statewide, top 95%, 1,314 students, 0% FRL).
• Market conditions: 91 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 1d 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 $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($205k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 17y 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 $125k; list at $211k implies a 69% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.7% of price.

Recommended offer $204,670 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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: 1.22% ✓
• Cap rate: 6.36%
• Cash-on-cash: 0.26%
• DSCR: 1.01
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $222,404
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17555 Cypress Ave	0.42mi	3/2.0	1,239 (+1%)	1mo	$163,000	$132	76
17137 Coventry Ln	0.14mi	3/2.0	1,095 (-10%)	2mo	$150,000	$137	72
4050 Russet Way	0.07mi	3/2.0	1,058 (-13%)	1mo	$259,000	$245	71
3704 Tamarind Ln	0.32mi	3/1.5	1,066 (-13%)	1mo	$189,000	$177	63
17000 Magnolia Dr	0.56mi	4/2.0 (+1)	1,184 (-3%)	3mo	$265,000	$224	59
3800 171st St	0.34mi	3/1.5	1,066 (-13%)	5mo	$280,000	$263	59
17004 Central Park Ave	0.60mi	4/1.5 (+1)	1,287 (+5%)	1mo	$137,000	$106	57
17620 Winston Dr	0.46mi	3/1.0	1,091 (-11%)	3mo	$195,000	$179	56
3617 Coventry Ct	0.49mi	3/2.0	1,064 (-13%)	1mo	$240,000	$226	52
16843 Briargate Dr	0.60mi	3/1.5	1,072 (-12%)	2mo	$135,000	$126	50
16943 Old Elm Dr	0.45mi	4/2.0 (+1)	1,400 (+15%)	3mo	$255,000	$182	46
4131 178th St	0.72mi	3/3.0	1,372 (+12%)	1mo	$254,000	$185	39

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: -15.7%
• Equity multiple: 0.44×
• Total profit: $-32,998
• Equity at exit: $31,461

10-year hold

• IRR: -6.9%
• Equity multiple: 0.56×
• Total profit: $-26,121
• Equity at exit: $18,243

Cash invested: $59,080 (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: 91
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $2,581 high
• Mortgage (P&I): −$1,107
• Tax from tax record: −$832 /mo · $9,981/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$542
• Net cashflow: $13

Break-even live

Break-even rent $2,565

Max offer price $211,000

Occupancy floor 95%

Sensitivity live

Price	-10% $726	-5% $72	+0% $13	+5% $-47	+10% $-107
Rent	-10% $-191	-5% $-89	+0% $13	+5% $115	+10% $217
Rate	-1.0pp $119	-0.5pp $66	base $13	+0.5pp $-42	+1.0pp $-98

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: $52,750
• Closing costs: $6,330
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17306 Peach Grove Ln Hazel Crest, IL	4.0	1.0	1034	$2,700	$2.61	1d	1	0.30mi
3501 177th St Country Club Hills, IL	2.0	2.0	839	$2,850	$3.40	0d	1	0.88mi
17984 Amherst Ct Country Club Hills, IL	2.0	1.0	1000	$1,900	$1.90	0d	1	0.89mi
18019 Ravisloe Ter Country Club Hills, IL	3.0	1.5	1150	$2,800	$2.43	0d	1	0.99mi
17950 Michael Ave Country Club Hills, IL	3.0	1.0	1400	$2,195	$1.57	0d	1	1.24mi
3515 Bordeaux Ct Hazel Crest, IL	4.0	2.0	1486	$2,900	$1.95	3d	1	1.28mi
3212 Charlemagne Ave Hazel Crest, IL	3.0	2.5	1412	$2,650	$1.88	1d	1	1.35mi
16450 Roy St Oak Forest, IL	3.0	1.5	1500	$2,400	$1.60	19d	1	1.36mi

Listing history 39 events

1. 2026-06-21
   days on market $211,000 Active 34 DOM
2. 2026-06-18
   days on market $211,000 Active 31 DOM
3. 2026-06-17
   price $211,000 Active 30 DOM
4. 2026-06-17
   days on market $215,000 Active 30 DOM
5. 2026-06-16
   days on market $215,000 Active 29 DOM
6. 2026-06-15
   days on market $215,000 Active 28 DOM
7. 2026-06-13
   days on market $215,000 Active 26 DOM
8. 2026-06-09
   days on market $215,000 Active 22 DOM
9. 2026-06-08
   days on market $215,000 Active 21 DOM
10. 2026-06-07
    days on market $215,000 Active 20 DOM
11. 2026-06-04
    days on market $215,000 Active 17 DOM
12. 2026-06-03
    days on market $215,000 Active 16 DOM
13. 2026-06-02
    days on market $215,000 Active 15 DOM
14. 2026-06-01
    days on market $215,000 Active 14 DOM
15. 2026-05-31
    days on market $215,000 Active 13 DOM
16. 2026-05-18
    listed $215,000 Active
17. 2012-01-27
    soldstatus $125,000 Closed Sale 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

18. 2012-01-03
    historical 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

19. 2012-01-03
    listed $130,000 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

20. 2011-11-29
    soldstatus $44,399 Closed Sale 440-char remark

    Show marketing remark (440 chars)

    REO - BANK OWNED.PROPERTY SOLD "AS IS" WITHOUT REPAIR, WARRANTY OR SELLER DISCLOSURE. Listing Broker & Seller assume no responsibility & make no guarantees/warranties or representations as to the availability or accuracy of the property information, photographs or other information depicted/described herein. Buyer/Buyer's Agent is responsible for utility activation related to inspections. CASH & CONVENTIONAL OFFERS

21. 2011-10-04
    status Pending 440-char remark

    Show marketing remark (440 chars)

    REO - BANK OWNED.PROPERTY SOLD "AS IS" WITHOUT REPAIR, WARRANTY OR SELLER DISCLOSURE. Listing Broker & Seller assume no responsibility & make no guarantees/warranties or representations as to the availability or accuracy of the property information, photographs or other information depicted/described herein. Buyer/Buyer's Agent is responsible for utility activation related to inspections. CASH & CONVENTIONAL OFFERS

22. 2011-09-29
    price $50,685 Reactivated 440-char remark

    Show marketing remark (440 chars)

    REO - BANK OWNED.PROPERTY SOLD "AS IS" WITHOUT REPAIR, WARRANTY OR SELLER DISCLOSURE. Listing Broker & Seller assume no responsibility & make no guarantees/warranties or representations as to the availability or accuracy of the property information, photographs or other information depicted/described herein. Buyer/Buyer's Agent is responsible for utility activation related to inspections. CASH & CONVENTIONAL OFFERS

23. 2011-09-29
    status Reactivated 440-char remark

    Show marketing remark (440 chars)

    REO - BANK OWNED.PROPERTY SOLD "AS IS" WITHOUT REPAIR, WARRANTY OR SELLER DISCLOSURE. Listing Broker & Seller assume no responsibility & make no guarantees/warranties or representations as to the availability or accuracy of the property information, photographs or other information depicted/described herein. Buyer/Buyer's Agent is responsible for utility activation related to inspections. CASH & CONVENTIONAL OFFERS

24. 2011-08-08
    status Pending 440-char remark

    Show marketing remark (440 chars)

    REO - BANK OWNED.PROPERTY SOLD "AS IS" WITHOUT REPAIR, WARRANTY OR SELLER DISCLOSURE. Listing Broker & Seller assume no responsibility & make no guarantees/warranties or representations as to the availability or accuracy of the property information, photographs or other information depicted/described herein. Buyer/Buyer's Agent is responsible for utility activation related to inspections. CASH & CONVENTIONAL OFFERS

25. 2011-06-29
    price $54,500 Price Change 440-char remark

    Show marketing remark (440 chars)

    REO - BANK OWNED.PROPERTY SOLD "AS IS" WITHOUT REPAIR, WARRANTY OR SELLER DISCLOSURE. Listing Broker & Seller assume no responsibility & make no guarantees/warranties or representations as to the availability or accuracy of the property information, photographs or other information depicted/described herein. Buyer/Buyer's Agent is responsible for utility activation related to inspections. CASH & CONVENTIONAL OFFERS

26. 2011-06-29
    status Price Change 440-char remark

    Show marketing remark (440 chars)

    REO - BANK OWNED.PROPERTY SOLD "AS IS" WITHOUT REPAIR, WARRANTY OR SELLER DISCLOSURE. Listing Broker & Seller assume no responsibility & make no guarantees/warranties or representations as to the availability or accuracy of the property information, photographs or other information depicted/described herein. Buyer/Buyer's Agent is responsible for utility activation related to inspections. CASH & CONVENTIONAL OFFERS

27. 2011-06-10
    status Pending 440-char remark

    Show marketing remark (440 chars)

    REO - BANK OWNED.PROPERTY SOLD "AS IS" WITHOUT REPAIR, WARRANTY OR SELLER DISCLOSURE. Listing Broker & Seller assume no responsibility & make no guarantees/warranties or representations as to the availability or accuracy of the property information, photographs or other information depicted/described herein. Buyer/Buyer's Agent is responsible for utility activation related to inspections. CASH & CONVENTIONAL OFFERS

28. 2011-06-08
    listed $58,500 New 440-char remark

    Show marketing remark (440 chars)

    REO - BANK OWNED.PROPERTY SOLD "AS IS" WITHOUT REPAIR, WARRANTY OR SELLER DISCLOSURE. Listing Broker & Seller assume no responsibility & make no guarantees/warranties or representations as to the availability or accuracy of the property information, photographs or other information depicted/described herein. Buyer/Buyer's Agent is responsible for utility activation related to inspections. CASH & CONVENTIONAL OFFERS

29. 2011-01-02
    historical
30. 2010-08-12
    historical Contingent
31. 2010-08-06
    historical
32. 2010-07-26
    historical Contingent
33. 2010-07-26
    listed New
34. 2010-07-20
    historical
35. 2009-12-16
    status Pending
36. 2009-08-27
    price Price Change
37. 2009-07-20
    listed New
38. 2006-04-27
    soldstatus $170,000
39. 2000-03-01
    soldstatus $111,000

ⓘ 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: $9,981 · $832/mo
• Projected year-2 tax: $9,981 · $832/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: $30,969
• − Mortgage interest: −$11,819
• − Property taxes: −$9,981
• − Insurance: −$1,055
• − Repairs & maintenance: −$2,478
• − Management: −$2,478
• − Depreciation: −$6,138
• Taxable loss: −$2,979
• Est. tax savings @ 24.0%: +$715
• After-tax cash flow: $867/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

+93.7% since first listed

24 events — show timeline

• 2026-05-18 Listed $215,000 MRED as Distributed by MLS Grid
• 2012-01-27 Sold (MLS) $125,000 MRED as Distributed by MLS Grid
• 2012-01-03 Listed $130,000 MRED as Distributed by MLS Grid
• 2012-01-03 Listing Removed — MRED as Distributed by MLS Grid
• 2011-11-29 Sold (MLS) $44,399 MRED as Distributed by MLS Grid
• 2011-10-04 Pending — MRED as Distributed by MLS Grid
• 2011-09-29 Relisted — MRED as Distributed by MLS Grid
• 2011-09-29 Price Changed $50,685 MRED as Distributed by MLS Grid
• 2011-08-08 Pending — MRED as Distributed by MLS Grid
• 2011-06-29 Relisted — MRED as Distributed by MLS Grid
• 2011-06-29 Price Changed $54,500 MRED as Distributed by MLS Grid
• 2011-06-10 Pending — MRED as Distributed by MLS Grid
• 2011-06-08 Listed $58,500 MRED as Distributed by MLS Grid
• 2011-01-02 Listing Removed — MRED as Distributed by MLS Grid
• 2010-08-12 Contingent — MRED as Distributed by MLS Grid
• 2010-08-06 Listing Removed — MRED as Distributed by MLS Grid
• 2010-07-26 Contingent — MRED as Distributed by MLS Grid
• 2010-07-26 Listed — MRED as Distributed by MLS Grid
• 2010-07-20 Listing Removed — MRED as Distributed by MLS Grid
• 2009-12-16 Pending — MRED as Distributed by MLS Grid
• 2009-08-27 Price Changed — MRED as Distributed by MLS Grid
• 2009-07-20 Listed — MRED as Distributed by MLS Grid
• 2006-04-27 Sold (Public Records) $170,000 Public Records
• 2000-03-01 Sold (Public Records) $111,000 Public Records

Property tax history

+3.5%/yr

Latest (2023): $9,981 · -0.9% YoY. Source: county tax records.