16808 Shea Ave · Hazel Crest, IL 60429

$140,000

2 bd · 1.0 ba · 1,020 sqft · SingleFamily public records · 71 Days on market

Built 1931 4,839 sqft lot Est $140k · at est.

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.4/15.0
• 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

Solid Brick home on oversized lot. Lots of potential. Full Basement. This property is now under auction terms/conditions. This property is subject to a 5% buyer's premium pursuant to Auction Terms & Conditions. All offers are subject to seller's approval.

Key facts

• 4,839 sq ft lot
• Built 1931
• Listed 71 days

Property features AI

Finance

• HOA & community: No master association fee required

Exterior

• Utilities: Public water; Public sewer
• Home design: Detached single-family home; 2 stories; Fee simple ownership; Close to commuter train and interstate access
• Construction: Brick construction; Built more than 90 years ago; Built before 1978
• Exterior features: Less than 0.25 acre lot; Lot dimensions: 9680

Interior

• Kitchen: Kitchen on main level (12 x 8)
• Bedrooms: 3 bedrooms; Master bedroom on second level (14 x 15); Bedroom 2 on second level (11 x 18); Bedroom 3 on main level (12 x 11)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas forced air heating; Central air conditioning
• Interior features: 6 total rooms; Unfinished full basement
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $684 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $132k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.2% vs local median 8.9% 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: 80 active listings in the ZIP; 9 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 $968 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 $39k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y 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 $15k; list at $140k implies a 833% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1931 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $131,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 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 1931 — 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 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?
7. 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?
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: 1.61% ✓
• Cap rate: 12.15%
• Cash-on-cash: 20.93%
• DSCR: 1.93
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $139,740
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16735 Dixie Hwy	0.11mi	2/1.0	965 (-5%)	1mo	$153,000	$159	85
16768 Bulger Ave	0.08mi	2/1.0	954 (-6%)	4mo	$125,000	$131	82
16784 Trapet Ave	0.13mi	3/1.0 (+1)	970 (-5%)	1mo	$96,000	$99	80
1924 169th St	0.16mi	2/1.0	1,086 (+6%)	3mo	$189,900	$175	79
16784 Crane Ave	0.26mi	3/1.0 (+1)	1,059 (+4%)	2mo	$155,000	$146	75
16738 Crane Ave	0.27mi	3/1.0 (+1)	1,059 (+4%)	2mo	$147,000	$139	75
16807 Wood St	0.34mi	3/1.0 (+1)	985 (-3%)	0mo	$90,000	$91	73
16628 Winchester Ave	0.25mi	2/1.0	1,134 (+11%)	1mo	$84,000	$74	69
16607 Winchester Ave	0.31mi	3/2.0 (+1)	1,053 (+3%)	5mo	$226,000	$215	68
16727 Head Ave	0.19mi	3/1.5 (+1)	1,150 (+13%)	1mo	$157,000	$137	62
16300 Winchester Ave	0.65mi	3/1.0 (+1)	1,012 (-1%)	2mo	$97,500	$96	62
16444 Wolcott Ave	0.48mi	3/1.5 (+1)	1,080 (+6%)	3mo	$112,500	$104	58

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: 13.4%
• Equity multiple: 1.54×
• Total profit: $20,983
• Equity at exit: $20,874

10-year hold

• IRR: 22.3%
• Equity multiple: 2.91×
• Total profit: $74,826
• Equity at exit: $12,105

Cash invested: $39,200 (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: 80
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $2,261 high
• Mortgage (P&I): −$734
• Tax from tax record: −$310 /mo · $3,715/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$475
• Net cashflow: $684

Break-even live

Break-even rent $1,395

Max offer price $140,000

Occupancy floor 65%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16751 Crane Ave Hazel Crest, IL	3.0	1.0	1200	$1,800	$1.50	1d	1	0.24mi
2107 171st St Unit 2107 Hazel Crest, IL	3.0	1.5	1158	$2,300	$1.99	1d	1	0.37mi
2308 170th St Hazel Crest, IL	3.0	2.0	1020	$2,400	$2.35	1d	1	0.38mi
2173 171st St Hazel Crest, IL	3.0	1.5	1159	$2,350	$2.03	1d	1	0.39mi
16752 Artesian Ave Hazel Crest, IL	3.0	1.0	867	$2,500	$2.88	1d	1	0.50mi
17561 Hillside Ave Homewood, IL	3.0	1.0	1174	$2,300	$1.96	1d	1	0.99mi
17561 Hillside Ave Homewood, IL	3.0	1.0	1174	$2,500	$2.13	16d	1	0.99mi
16125 Marshfield Ave Markham, IL	3.0	1.0	1043	$2,400	$2.30	1d	1	1.01mi
2722 Larkspur Ln Hazel Crest, IL	3.0	1.5	1441	$2,650	$1.84	12d	1	1.30mi

Listing history 31 events

1. 2026-06-18
   days on market $140,000 Active 71 DOM
2. 2026-06-17
   days on market $140,000 Active 70 DOM
3. 2026-06-16
   days on market $140,000 Active 69 DOM
4. 2026-06-15
   days on market $140,000 Active 68 DOM
5. 2026-06-13
   days on market $140,000 Active 66 DOM
6. 2026-06-13
   days on market $140,000 Active 65 DOM
7. 2026-06-09
   days on market $140,000 Active 62 DOM
8. 2026-06-08
   days on market $140,000 Active 61 DOM
9. 2026-06-07
   days on market $140,000 Active 60 DOM
10. 2026-06-04
    days on market $140,000 Active 57 DOM
11. 2026-06-03
    days on market $140,000 Active 56 DOM
12. 2026-06-02
    days on market $140,000 Active 55 DOM
13. 2026-06-01
    days on market $140,000 Active 54 DOM
14. 2026-05-31
    days on market $140,000 Active 53 DOM
15. 2026-04-08
    historical
16. 2026-04-08
    listed $140,000 Active
17. 2025-09-17
    listed Active
18. 2014-11-21
    soldstatus $15,000 Closed Sale 262-char remark

    Show marketing remark (262 chars)

    Solid Brick home on oversized lot. Lots of potential. Full Basement. This property is now under auction terms/conditions. This property is subject to a 5% buyer's premium pursuant to Auction Terms & Conditions. All offers are subject to seller's approval.

19. 2014-11-11
    status Pending 262-char remark

    Show marketing remark (262 chars)

    Solid Brick home on oversized lot. Lots of potential. Full Basement. This property is now under auction terms/conditions. This property is subject to a 5% buyer's premium pursuant to Auction Terms & Conditions. All offers are subject to seller's approval.

20. 2014-10-29
    historical 262-char remark

    Show marketing remark (262 chars)

    Solid Brick home on oversized lot. Lots of potential. Full Basement. This property is now under auction terms/conditions. This property is subject to a 5% buyer's premium pursuant to Auction Terms & Conditions. All offers are subject to seller's approval.

21. 2014-10-24
    status Reactivated 262-char remark

    Show marketing remark (262 chars)

    Solid Brick home on oversized lot. Lots of potential. Full Basement. This property is now under auction terms/conditions. This property is subject to a 5% buyer's premium pursuant to Auction Terms & Conditions. All offers are subject to seller's approval.

22. 2014-10-14
    historical 262-char remark

    Show marketing remark (262 chars)

    Solid Brick home on oversized lot. Lots of potential. Full Basement. This property is now under auction terms/conditions. This property is subject to a 5% buyer's premium pursuant to Auction Terms & Conditions. All offers are subject to seller's approval.

23. 2014-10-07
    price $18,999 262-char remark

    Show marketing remark (262 chars)

    Solid Brick home on oversized lot. Lots of potential. Full Basement. This property is now under auction terms/conditions. This property is subject to a 5% buyer's premium pursuant to Auction Terms & Conditions. All offers are subject to seller's approval.

24. 2014-09-13
    price $22,999 Price Change 262-char remark

    Show marketing remark (262 chars)

    Solid Brick home on oversized lot. Lots of potential. Full Basement. This property is now under auction terms/conditions. This property is subject to a 5% buyer's premium pursuant to Auction Terms & Conditions. All offers are subject to seller's approval.

25. 2014-08-14
    price $24,000 Price Change 262-char remark

    Show marketing remark (262 chars)

    Solid Brick home on oversized lot. Lots of potential. Full Basement. This property is now under auction terms/conditions. This property is subject to a 5% buyer's premium pursuant to Auction Terms & Conditions. All offers are subject to seller's approval.

26. 2014-07-15
    price $25,999 Price Change 262-char remark

    Show marketing remark (262 chars)

    Solid Brick home on oversized lot. Lots of potential. Full Basement. This property is now under auction terms/conditions. This property is subject to a 5% buyer's premium pursuant to Auction Terms & Conditions. All offers are subject to seller's approval.

27. 2014-06-14
    price $26,999 Price Change 262-char remark

    Show marketing remark (262 chars)

    Solid Brick home on oversized lot. Lots of potential. Full Basement. This property is now under auction terms/conditions. This property is subject to a 5% buyer's premium pursuant to Auction Terms & Conditions. All offers are subject to seller's approval.

28. 2014-05-15
    listed $27,999 New 262-char remark

    Show marketing remark (262 chars)

    Solid Brick home on oversized lot. Lots of potential. Full Basement. This property is now under auction terms/conditions. This property is subject to a 5% buyer's premium pursuant to Auction Terms & Conditions. All offers are subject to seller's approval.

29. 2004-04-06
    soldstatus $105,000
30. 1998-01-26
    soldstatus $80,500
31. 1996-11-19
    soldstatus $80,000

ⓘ 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: $3,715 · $310/mo
• Projected year-2 tax: $3,715 · $310/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 ≥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: $27,127
• − Mortgage interest: −$7,842
• − Property taxes: −$3,715
• − Insurance: −$700
• − Repairs & maintenance: −$2,170
• − Management: −$2,170
• − Depreciation: −$4,073
• Taxable income: $6,457
• Est. tax owed @ 24.0%: −$1,550
• After-tax cash flow: $6,656/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

+75.0% since first listed

17 events — show timeline

• 2026-04-08 Listed $140,000 MRED as Distributed by MLS Grid
• 2026-04-08 Listing Removed — MRED as Distributed by MLS Grid
• 2025-09-17 Listed — MRED as Distributed by MLS Grid
• 2014-11-21 Sold (MLS) $15,000 MRED as Distributed by MLS Grid
• 2014-11-11 Pending — MRED as Distributed by MLS Grid
• 2014-10-29 Listing Removed — MRED as Distributed by MLS Grid
• 2014-10-24 Relisted — MRED as Distributed by MLS Grid
• 2014-10-14 Listing Removed — MRED as Distributed by MLS Grid
• 2014-10-07 Price Changed $18,999 MRED as Distributed by MLS Grid
• 2014-09-13 Price Changed $22,999 MRED as Distributed by MLS Grid
• 2014-08-14 Price Changed $24,000 MRED as Distributed by MLS Grid
• 2014-07-15 Price Changed $25,999 MRED as Distributed by MLS Grid
• 2014-06-14 Price Changed $26,999 MRED as Distributed by MLS Grid
• 2014-05-15 Listed $27,999 MRED as Distributed by MLS Grid
• 2004-04-06 Sold (Public Records) $105,000 Public Records
• 1998-01-26 Sold (Public Records) $80,500 Public Records
• 1996-11-19 Sold (Public Records) $80,000 Public Records

Property tax history

+1.4%/yr

Latest (2023): $3,715 · -10.9% YoY. Source: county tax records.