6901 167th St · Tinley Park, IL 60477

$269,900

3 bd · 1.5 ba · 1,128 sqft · SingleFamily public records · 43 Days on market

Built 1949 7,500 sqft lot Est $293k · 8% 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 +13.0/30.0
• ARV discount +11.1/15.0
• 1% rule +4.3/10.0
• DSCR +3.9/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Charming and well-maintained 3-bedroom, 1-bath ranch offering comfort, convenience, and classic appeal! This home features beautiful hardwood floors and an updated kitchen with modern finishes, providing a perfect blend of style and functionality. Enjoy easy one-level living with a bright and inviting layout, ideal for both everyday living and entertaining. The oversized 2.5-car detached garage offers ample space for parking, storage, or a workshop. Roof replaced in 2014; Windows replaced in 2012; Furnace replaced in 2020; tankless hot water heater replaced in 2019; patio installed in 2023; new gutters & soffits replaced in 2024. 2 - 40 volt breakers on separate circuits in garage. I

Key facts

• One-level living
• Updated kitchen
• Hardwood floors

Tags

• HARDWOOD FLOORS
• UPDATED KITCHEN
• ONE-LEVEL LIVING
• OVERSIZED DETACHED GARAGE
• CLOSE PROXIMITY TO SHOPPING
• CLOSE PROXIMITY TO RESTAURANTS

Property features AI

Finance

• Other: Living area sourced from assessor; Approximately 1,128 total finished square feet; Property not currently leased; Some photos virtually staged
• HOA & community: No master association fee required; Neighborhood features: curbs, sidewalks, street lights, paved streets

Exterior

• Parking: Detached owned garage (approx. 2.5 garage/parking spaces); Asphalt driveway
• Utilities: Water source: Lake Michigan; Public sewer
• Home design: Detached single-family home; One-story; Fee simple ownership; Rehab completed in 2018; Built before 1978
• Construction: Aluminum and steel siding; Asphalt roof; Approximate age: 71–80 years; Rehab year: 2018
• Exterior features: Patio; Corner lot; Lot dimensions approximately 60 x 125

Interior

• Kitchen: Range; Microwave; Dishwasher; Refrigerator; Hardwood flooring in kitchen
• Bedrooms: Master bedroom on main level (11 x 10); Bedroom 2 on main level (11 x 10); Bedroom 3 on main level (10 x 10)
• Flooring: Hardwood in living areas and dining room; Carpet in bedrooms; Other flooring in laundry
• Bathrooms: One full bathroom (first floor)
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: First-floor bedroom; First-floor full bathroom; 6 total rooms; Crawl space basement; Disability access
• Laundry & utility: Main-level laundry (in unit); Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $-16 ($-197/yr) — negative.
• To cash-flow at today's rent, offer at most $267k (1.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $251k (6.9% below list).
• Recommended offer: $251k (6.9% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 4.3% in Tinley Park — 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 74/100 on livability (#246 in IL, #4,453 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, housing A+; Watch: amenities F, health & safety 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: 151 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).
• This rent runs 32% of the median local income ($95k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($262k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $59k; list at $270k implies a 358% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $251,188 (6.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
3. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.93% ✗
• Cap rate: 6.22%
• Cash-on-cash: -0.26%
• DSCR: 0.99
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $293,280
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6901 167th St	0.00mi	3/1.0	1,128 (0%)	0mo	$269,900	$239	98
6721 165th Pl	0.29mi	3/1.5	1,131 (+0%)	0mo	$300,000	$265	86
6613 Glenview Dr	0.46mi	3/1.0	1,125 (-0%)	1mo	$280,000	$249	76
6666 Ravinia Dr	0.42mi	3/1.0	1,137 (+1%)	4mo	$285,000	$251	74
6607 Hubbard Ln	0.42mi	3/1.0	1,125 (-0%)	6mo	$306,000	$272	73
6723 Tinley Park Dr	0.22mi	3/1.0	1,000 (-11%)	4mo	$260,000	$260	65
16317 66th Ct	0.55mi	4/2.5 (+1)	1,120 (-1%)	1mo	$340,000	$304	64
7513 Dorothy Ln	0.69mi	3/2.0	1,095 (-3%)	9mo	$380,000	$347	54
6528 163rd Pl	0.66mi	4/2.0 (+1)	1,120 (-1%)	9mo	$365,000	$326	53
6423 163rd Pl	0.73mi	3/2.0	1,167 (+4%)	9mo	$275,000	$236	51
6337 Carlsbad Dr	0.69mi	3/2.0	1,248 (+11%)	7mo	$319,900	$256	42
6500 163rd Pl	0.71mi	4/2.0 (+1)	1,290 (+14%)	2mo	$291,000	$226	34

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: -16.7%
• Equity multiple: 0.41×
• Total profit: $-44,658
• Equity at exit: $40,243

10-year hold

• IRR: -8.4%
• Equity multiple: 0.47×
• Total profit: $-39,740
• Equity at exit: $23,336

Cash invested: $75,572 (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 60477

• Active inventory: 151
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,512 high
• Mortgage (P&I): −$1,415
• Tax from tax record: −$473 /mo · $5,675/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$527
• Net cashflow: $-16

Break-even live

Break-even rent $2,533

Max offer price $267,003

Occupancy floor 96%

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16851 Harlem Ave Tinley Park, IL	1.0–2.0	1.0–2.0	857	$3,065	$3.58	1d	24	0.39mi
6661 Glenview Dr Tinley Park, IL	3.0	2.0	1125	$3,200	$2.84	1d	1	0.41mi
17212 Oak Park Ave Unit 2SE Tinley Park, IL	2.0	2.0	1200	$2,600	$2.17	10d	1	0.66mi
17385 70th Ave Apt I Tinley Park, IL	2.0	1.0	900	$1,350	$1.50	16d	1	0.93mi
17537 70th Ct Tinley Park, IL	3.0	1.5	1170	$3,000	$2.56	1d	1	1.11mi
17545 71st Ave Tinley Park, IL	3.0	1.5	1144	$1,800	$1.57	1d	1	1.16mi
16703 Lakewood Dr Tinley Park, IL	1.0–2.0	1.0–2.0	972	$1,505	$1.55	2d	1	1.25mi

Listing history 9 events

1. 2026-06-01
   status $269,900 Pending 43 DOM
2. 2026-05-31
   days on market $269,900 Contingent - Continue to Show 43 DOM
3. 2026-05-06
   historical Contingent - Continue to Show
4. 2026-04-29
   status Active
5. 2026-04-22
   historical Contingent - Continue to Show
6. 2026-04-18
   listed $269,900 Active
7. 1986-08-01
   soldstatus $58,900
8. 1984-08-21
   soldstatus $45,000
9. 1984-07-01
   soldstatus $45,000

ⓘ 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: $5,675 · $473/mo
• Projected year-2 tax: $5,901 · $492/mo
• Expected delta: +$226/yr (+$19/mo · 4.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% 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 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,143
• − Mortgage interest: −$15,119
• − Property taxes: −$5,675
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,411
• − Management: −$2,411
• − Depreciation: −$7,852
• Taxable loss: −$4,675
• Est. tax savings @ 24.0%: +$1,122
• After-tax cash flow: $925/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 — Tinley Park

• Score: 74/100
• State rank: #246
• US rank: #4453

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tinley Park, IL
• County: Cook County · 4,486,803 people
• City population: 35,976
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 35,976
• Household income: $94,927
• Rent vs Own: 17.8% rent · 82.2% own
• Severe rent burden: 753.0

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 White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 12% Two or more races 9% Black 7% Asian 3%
• Hispanic origin (detail): Mexican 9% Puerto Rican 2%
• Common ancestry: Romanian 14% Iranian 3% Lithuanian 2%
• Foreign-born: 9% · Canada, China
• Languages at home: 85% English-only · Spanish 6% Arabic 5% Other Indo-European 1%

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: ▼ -272.64%
• Current HPI: 190.7548
• Rent YoY: —
• 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

+499.8% since first listed

7 events — show timeline

• 2026-05-06 Contingent — MRED as Distributed by MLS Grid
• 2026-04-29 Relisted — MRED as Distributed by MLS Grid
• 2026-04-22 Contingent — MRED as Distributed by MLS Grid
• 2026-04-18 Listed $269,900 MRED as Distributed by MLS Grid
• 1986-08-01 Sold (Public Records) $58,900 Public Records
• 1984-08-21 Sold (Public Records) $45,000 Public Records
• 1984-07-01 Sold (Public Records) $45,000 Public Records

Property tax history

+3.0%/yr

Latest (2023): $5,675 · +19.5% YoY. Source: county tax records.