17807 Grandview Dr · Hazel Crest, IL 60429

$184,900

3 bd · 1.0 ba · 1,172 sqft · SingleFamily public records · 99 Days on market

Built 1962 6,480 sqft lot Est $197k · 6% 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 +21.7/30.0
• ARV discount +10.2/15.0
• 1% rule +8.4/10.0
• DSCR +6.9/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

3 bedroom, 2.5 bath split-level home with a 1 car attached garage. SELLER DOES NOT PROVIDE SURVEY, TAXES PRORATED AT 100. SOLD AS-IS.

Key facts

• 6,480 sq ft lot
• Garage
• Built 1962

Property features AI

Finance

• Other: Directions: Kedzie to 175th, east to Oakwood, south to Grandview
• HOA & community: No master association fee required

Exterior

• Parking: Attached garage (1 garage space; 1 total parking space)
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; Split-level design; Fee simple ownership; Built before 1978 (61-70 years old)
• Construction: Brick and frame construction
• Exterior features: Lot dimensions approximately 60 x 108; Lot smaller than 0.25 acre

Interior

• Kitchen: Kitchen on main level (11 x 15)
• Bedrooms: 3 bedrooms (master bedroom on second level, two additional bedrooms on second level)
• Bathrooms: 2 full bathrooms, 1 half bathroom; Basement includes a bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Finished full basement; 7 total rooms
• Laundry & utility: Laundry room on lower level (7 x 11)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $285 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $168k (9.0% below list) — sets the bar for market timing.

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.
• Homewood Flossmoor Chsd 233 (suburban): math 21% / reading 27% proficiency, ranked #272 of 620 in IL (top 44%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 80 active listings in the ZIP; 12 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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($168k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 19y ago; this cycle's ask is 23% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $147k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 4.1% of price.

Recommended offer $168,259 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% 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 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: 1.34% ✓
• Cap rate: 8.14%
• Cash-on-cash: 6.60%
• DSCR: 1.29
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $196,896
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17622 Oakwood Dr	0.23mi	3/1.5	1,257 (+7%)	3mo	$115,000	$91	72
2722 Cherrywood Pl	0.26mi	3/1.5	1,258 (+7%)	3mo	$260,000	$207	71
2810 Lexington Dr	0.50mi	3/1.0	1,243 (+6%)	5mo	$123,000	$99	63
17312 Poe Ave	0.73mi	4/1.0 (+1)	1,187 (+1%)	0mo	$199,000	$168	59
2800 Lexington Dr	0.50mi	3/2.0	1,073 (-8%)	0mo	$180,000	$168	58
2912 175th St	0.47mi	3/1.0	1,044 (-11%)	3mo	$209,500	$201	57
2612 175th St	0.50mi	3/1.0	1,280 (+9%)	6mo	$98,200	$77	57
17510 Western Ave	0.63mi	2/1.0 (-1)	1,215 (+4%)	5mo	$130,000	$107	55
17417 Kedzie Ave	0.68mi	3/2.0	1,100 (-6%)	0mo	$200,000	$182	54
2818 Tennyson Pl	0.63mi	3/1.0	1,085 (-7%)	6mo	$130,000	$120	53
2933 183rd St	0.63mi	3/2.0	1,027 (-12%)	5mo	$255,000	$248	42
3003 Longfellow Ave	0.66mi	3/2.0	1,326 (+13%)	5mo	$178,000	$134	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: -6.0%
• Equity multiple: 0.78×
• Total profit: $-11,554
• Equity at exit: $27,569

10-year hold

• IRR: 3.8%
• Equity multiple: 1.28×
• Total profit: $14,421
• Equity at exit: $15,987

Cash invested: $51,772 (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: 6.2×

Monthly cashflow live

• Estimated rent: $2,479 high
• Mortgage (P&I): −$970
• Tax from tax record: −$627 /mo · $7,522/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$521
• Net cashflow: $285

Break-even live

Break-even rent $2,118

Max offer price $184,900

Occupancy floor 84%

Sensitivity live

Price	-10% $389	-5% $337	+0% $285	+5% $232	+10% $180
Rent	-10% $89	-5% $187	+0% $285	+5% $383	+10% $480
Rate	-1.0pp $378	-0.5pp $332	base $285	+0.5pp $237	+1.0pp $188

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: $46,225
• Closing costs: $5,547
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2722 Larkspur Ln Hazel Crest, IL	3.0	1.5	1441	$2,650	$1.84	13d	1	0.29mi
2420 183rd St Homewood, IL	2.0	1.0	1100	$1,750	$1.59	11d	1	0.75mi
17561 Hillside Ave Homewood, IL	3.0	1.0	1174	$2,300	$1.96	2d	1	0.76mi
17561 Hillside Ave Homewood, IL	3.0	1.0	1174	$2,500	$2.13	17d	1	0.76mi
3501 177th St Country Club Hills, IL	2.0	2.0	839	$2,850	$3.40	0d	1	0.89mi
3515 Bordeaux Ct Hazel Crest, IL	4.0	2.0	1486	$2,900	$1.95	2d	1	0.94mi
2173 171st St Hazel Crest, IL	3.0	1.5	1159	$2,350	$2.03	2d	1	1.18mi
2308 170th St Hazel Crest, IL	3.0	2.0	1020	$2,400	$2.35	2d	1	1.21mi
2107 171st St Unit 2107 Hazel Crest, IL	3.0	1.5	1158	$2,300	$1.99	2d	1	1.24mi
16901 Orchard Ridge Ave Hazel Crest, IL	4.0	2.0	1406	$2,700	$1.92	2d	1	1.28mi
16752 Artesian Ave Hazel Crest, IL	3.0	1.0	867	$2,500	$2.88	2d	1	1.39mi
17306 Peach Grove Ln Hazel Crest, IL	4.0	1.0	1034	$2,700	$2.61	2d	1	1.40mi

Listing history 43 events

1. 2026-06-18
   days on market $184,900 Active 99 DOM
2. 2026-06-17
   days on market $184,900 Active 98 DOM
3. 2026-06-16
   days on market $184,900 Active 97 DOM
4. 2026-06-15
   days on market $184,900 Active 96 DOM
5. 2026-06-13
   days on market $184,900 Active 94 DOM
6. 2026-06-09
   days on market $184,900 Active 90 DOM
7. 2026-06-08
   days on market $184,900 Active 89 DOM
8. 2026-06-07
   days on market $184,900 Active 88 DOM
9. 2026-06-04
   days on market $184,900 Active 85 DOM
10. 2026-06-03
    days on market $184,900 Active 84 DOM
11. 2026-06-02
    days on market $184,900 Active 83 DOM
12. 2026-06-01
    days on market $184,900 Active 82 DOM
13. 2026-05-31
    days on market $184,900 Active 81 DOM
14. 2026-04-09
    historical
15. 2025-07-01
    status Pending
16. 2025-07-01
    price
17. 2025-07-01
    historical
18. 2025-06-03
    listed Auction
19. 2024-01-24
    historical
20. 2023-11-27
    status Active
21. 2023-11-27
    price
22. 2023-11-13
    historical
23. 2023-11-13
    status Temporarily No Showings
24. 2023-08-05
    status Pending
25. 2023-07-19
    status Active
26. 2023-07-06
    historical
27. 2023-07-06
    status Temporarily No Showings
28. 2023-05-30
    historical Contingent - No Showings
29. 2023-05-26
    status Active
30. 2023-05-26
    price
31. 2023-03-20
    status Pending
32. 2023-03-01
    listed Active
33. 2013-03-01
    historical
34. 2012-12-08
    price Price Change
35. 2012-08-17
    price Price Change
36. 2012-06-10
    listed New
37. 2007-12-27
    soldstatus $147,000
38. 2007-12-21
    soldstatus $147,000
39. 2007-11-16
    historical
40. 2007-10-22
    listed $149,900
41. 2007-10-21
    historical
42. 2007-07-21
    listed
43. 1985-01-01
    soldstatus $62,000

ⓘ 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: $7,522 · $627/mo
• Projected year-2 tax: $7,522 · $627/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: $29,744
• − Mortgage interest: −$10,357
• − Property taxes: −$7,522
• − Insurance: −$924
• − Repairs & maintenance: −$2,380
• − Management: −$2,380
• − Depreciation: −$5,379
• Taxable income: $802
• Est. tax owed @ 24.0%: −$192
• After-tax cash flow: $3,223/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: Homewood Flossmoor Chsd 233
• NCES district ID: 1719560
• Math proficiency: 21% ▼ -15.00%
• Reading proficiency: 27% ▼ -13.00%
• Median HH income: $83,564
• Composite: 24.42/100
• National rank: #7681
• State rank: #272 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

+137.1% since first listed

30 events — show timeline

• 2026-04-09 Listing Removed — MRED as Distributed by MLS Grid
• 2025-07-01 Pending — MRED as Distributed by MLS Grid
• 2025-07-01 Price Changed — MRED as Distributed by MLS Grid
• 2025-07-01 Listing Removed — MRED as Distributed by MLS Grid
• 2025-06-03 Listed — MRED as Distributed by MLS Grid
• 2024-01-24 Listing Removed — MRED as Distributed by MLS Grid
• 2023-11-27 Relisted — MRED as Distributed by MLS Grid
• 2023-11-27 Price Changed — MRED as Distributed by MLS Grid
• 2023-11-13 Listing Removed — MRED as Distributed by MLS Grid
• 2023-11-13 Relisted — MRED as Distributed by MLS Grid
• 2023-08-05 Pending — MRED as Distributed by MLS Grid
• 2023-07-19 Relisted — MRED as Distributed by MLS Grid
• 2023-07-06 Listing Removed — MRED as Distributed by MLS Grid
• 2023-07-06 Relisted — MRED as Distributed by MLS Grid
• 2023-05-30 Contingent — MRED as Distributed by MLS Grid
• 2023-05-26 Relisted — MRED as Distributed by MLS Grid
• 2023-05-26 Price Changed — MRED as Distributed by MLS Grid
• 2023-03-20 Pending — MRED as Distributed by MLS Grid
• 2023-03-01 Listed — MRED as Distributed by MLS Grid
• 2013-03-01 Listing Removed — MRED as Distributed by MLS Grid
• 2012-12-08 Price Changed — MRED as Distributed by MLS Grid
• 2012-08-17 Price Changed — MRED as Distributed by MLS Grid
• 2012-06-10 Listed — MRED as Distributed by MLS Grid
• 2007-12-27 Sold (Public Records) $147,000 Public Records
• 2007-12-21 Sold (MLS) $147,000 MRED as Distributed by MLS Grid
• 2007-11-16 Listing Removed — MRED as Distributed by MLS Grid
• 2007-10-22 Listed $149,900 MRED as Distributed by MLS Grid
• 2007-10-21 Listing Removed — MRED as Distributed by MLS Grid
• 2007-07-21 Listed — MRED as Distributed by MLS Grid
• 1985-01-01 Sold (Public Records) $62,000 Public Records

Property tax history

+14.1%/yr

Latest (2023): $7,522 · +49.7% YoY. Source: county tax records.