17801 Rosewood Ter · Country Club Hills, IL 60478

$131,500

3 bd · 1.0 ba · 1,014 sqft · SingleFamily public records · 86 Days on market

Built 1962 10,062 sqft lot Est $185k · 29% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

There are no remarks available.

Key facts

• Large lot
• Huge back yard
• Newer vanity

Tags

• ENGINEERED HARDWOOD FLOORING
• JACUZZI TUB
• NEWER VANITY
• LARGE LOT
• HUGE BACK YARD
• DETACHED 2 CAR GARAGE

Property features AI

Finance

• Other: Commuter access: school bus service, commuter bus, commuter train, interstate access
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage (owned) with 2 garage spaces; Asphalt parking; 2 total parking spaces
• Utilities: Lake Michigan water source; Public sewer
• Home design: Detached single-family home; One-story; Fee simple ownership; Rehab completed in 2020; Built before 1978
• Construction: Brick and wood siding exterior; Home age estimate: 61–70 years
• Exterior features: Deck; Fenced yard; Lot smaller than 0.25 acre

Interior

• Kitchen: Kitchen on the main level (10 x 10); Kitchen/dining combo
• Bedrooms: 3 bedrooms (all on the main level); Master bedroom on the main level with a full bath
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Wall unit cooling
• Interior features: Granite counters; Six total rooms
• Laundry & utility: Main-level laundry (9 x 7) with gas dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $132k.

Deal economics

• At list price, monthly cash flow is $693 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $132k).
• Recommended offer: $124k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.6% vs local median 7.4% in Country Club Hills — 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 (#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; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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 $909 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $37k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($124k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 6y ago; this cycle's ask has dropped $24k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.2% of price.

Recommended offer $123,610 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 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 1962 — 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: 1.82% ✓
• Cap rate: 12.61%
• Cash-on-cash: 22.57%
• DSCR: 2.00
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $184,548
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17833 John Ave	0.10mi	3/1.0	1,014 (0%)	17mo	$185,000	$182	82
18155 Cicero Ave	0.50mi	3/1.0	1,000 (-1%)	0mo	$235,000	$235	74
17940 Michael Ave	0.21mi	4/1.0 (+1)	1,100 (+8%)	10mo	$195,000	$177	63
4720 179 Pl	0.18mi	3/1.0	1,100 (+8%)	18mo	$169,580	$154	62
18207 Ravisloe Ter	0.70mi	3/1.5	1,057 (+4%)	3mo	$250,000	$237	56
4431 182 Pl	0.62mi	3/1.0	932 (-8%)	2mo	$120,000	$129	56
18109 Idlewild Dr	0.65mi	4/2.0 (+1)	1,000 (-1%)	6mo	$195,000	$195	54
18140 Thomas Ln	0.47mi	3/1.0	1,100 (+8%)	14mo	$190,000	$173	52
4320 177th St	0.46mi	3/1.5	1,136 (+12%)	6mo	$178,000	$157	52
18008 Edwards Ave	0.69mi	3/1.5	1,136 (+12%)	0mo	$273,600	$241	45
18331 John Ave	0.71mi	3/1.0	1,100 (+8%)	12mo	$125,000	$114	43
18321 Anthony Ave	0.71mi	3/1.0	1,100 (+8%)	14mo	$217,000	$197	42

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: 15.5%
• Equity multiple: 1.63×
• Total profit: $23,018
• Equity at exit: $19,607

10-year hold

• IRR: 24.3%
• Equity multiple: 3.11×
• Total profit: $77,719
• Equity at exit: $11,370

Cash invested: $36,820 (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: 4.6×

Monthly cashflow live

• Estimated rent: $2,397 high
• Mortgage (P&I): −$690
• Tax from tax record: −$457 /mo · $5,478/yr
• Insurance: −$55
• HOA: −$0
• Vacancy / Maint / Mgmt: −$503
• Net cashflow: $693

Break-even live

Break-even rent $1,520

Max offer price $131,500

Occupancy floor 66%

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: $32,875
• Closing costs: $3,945
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18019 Ravisloe Ter Country Club Hills, IL	3.0	1.5	1150	$2,800	$2.43	1d	1	0.67mi
17984 Amherst Ct Country Club Hills, IL	2.0	1.0	1000	$1,900	$1.90	1d	1	0.80mi
2256 Windsor Ln Country Club Hills, IL	3.0	1.0	1212	$2,250	$1.86	1d	1	1.04mi
1153 Williamsburg Rd Country Club Hills, IL	2.0	1.5	1216	$1,900	$1.56	1d	1	1.11mi
17306 Peach Grove Ln Hazel Crest, IL	4.0	1.0	1034	$2,700	$2.61	1d	1	1.17mi
4453 Provincetown Dr Country Club Hills, IL	3.0	2.5	1300	$2,500	$1.92	1d	1	1.23mi
3501 177th St Country Club Hills, IL	2.0	2.0	839	$2,850	$3.40	1d	1	1.46mi

Listing history 16 events

1. 2026-05-19
   status Active
2. 2026-05-16
   status Pending
3. 2026-04-13
   price $131,500
4. 2026-03-09
   status Active
5. 2026-03-09
   status Pending
6. 2026-02-27
   listed $155,000 Active
7. 2021-07-08
   soldstatus $155,000
8. 2021-05-06
   soldstatus $155,000 Closed Sale 31-char remark

   Show marketing remark (31 chars)

   There are no remarks available.

9. 2021-03-07
   status Contingent 31-char remark

   Show marketing remark (31 chars)

   There are no remarks available.

10. 2021-02-26
    listed $140,000 New 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

11. 2021-02-26
    historical

    Show marketing remark (31 chars)

    There are no remarks available.

12. 2020-09-17
    status Reactivated
13. 2020-08-09
    status Contingent
14. 2020-03-21
    historical
15. 2020-02-19
    listed New
16. 1987-12-01
    soldstatus $51,500

ⓘ 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: $5,478 · $457/mo
• Projected year-2 tax: $5,478 · $457/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: $28,762
• − Mortgage interest: −$7,366
• − Property taxes: −$5,478
• − Insurance: −$658
• − Repairs & maintenance: −$2,301
• − Management: −$2,301
• − Depreciation: −$3,825
• Taxable income: $6,833
• Est. tax owed @ 24.0%: −$1,640
• After-tax cash flow: $6,671/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

+155.3% since first listed

16 events — show timeline

• 2026-05-19 Relisted — MRED as Distributed by MLS Grid
• 2026-05-16 Pending — MRED as Distributed by MLS Grid
• 2026-04-13 Price Changed $131,500 MRED as Distributed by MLS Grid
• 2026-03-09 Relisted — MRED as Distributed by MLS Grid
• 2026-03-09 Pending — MRED as Distributed by MLS Grid
• 2026-02-27 Listed $155,000 MRED as Distributed by MLS Grid
• 2021-07-08 Sold (Public Records) $155,000 Public Records
• 2021-05-06 Sold (MLS) $155,000 MRED as Distributed by MLS Grid
• 2021-03-07 Pending — MRED as Distributed by MLS Grid
• 2021-02-26 Listing Removed — MRED as Distributed by MLS Grid
• 2021-02-26 Listed $140,000 MRED as Distributed by MLS Grid
• 2020-09-17 Relisted — MRED as Distributed by MLS Grid
• 2020-08-09 Pending — MRED as Distributed by MLS Grid
• 2020-03-21 Listing Removed — MRED as Distributed by MLS Grid
• 2020-02-19 Listed — MRED as Distributed by MLS Grid
• 1987-12-01 Sold (Public Records) $51,500 Public Records

Property tax history

+3.3%/yr

Latest (2023): $5,478 · -16.6% YoY. Source: county tax records.