2229 170th St · Hazel Crest, IL 60429

$134,900

3 bd · 1.0 ba · 1,215 sqft · SingleFamily public records · 23 Days on market

Built 1949 6,250 sqft lot Est $169k · 20% 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 +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

ATTENTION INVESTORS!!!! GET YOUR BUYERS OUT TO SEE THIS GREAT DEAL!!! SOLD AS-IS, WHERE IS. PROOF OF FUNDS AND PRE-APPROVALS REQUIRED WITH ALL OFFERS. BUYER RESPONSIBLE FOR ALL INSPECTIONS AND CITY REQUIREMENTS. INFORMATION PROVIDED HEREIN IS NOT GUARANTEED. NO SURVEY OR DISCLOSURES. EM MUST BE CERTIFIED.

Key facts

• 6,250 sq ft lot
• Built 1949
• Listed 23 days

Property features AI

Finance

• Other: Parcel number: 29301260050000
• Financial info:
• HOA & community: No master association fee required

Exterior

• Parking:
• Security:
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; 1.5-story design; Fee simple ownership; Built before 1978
• Construction: Aluminum siding; Not recently rebuilt or rehabilitated; Age estimated 71–80 years
• Exterior features: Lot dimensions approximately 50 x 125; Lot smaller than 0.25 acre; School bus service and commuter bus access; close to interstate access

Interior

• Kitchen: Kitchen on main level
• Bedrooms: 4 bedrooms total; Master bedroom on the main level; Additional bedrooms on main and second levels
• Flooring: Vinyl flooring in dining room, kitchen, and living room
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating
• Interior features: Seven total rooms; Unfinished full basement
• Laundry & utility: Laundry room in basement (8 x 10)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $867 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $133k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.0% 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; 10 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 $933 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 $38k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 16y ago; this cycle's ask is 4552% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $88k; list at $135k implies a 52% 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 $132,876 (1.5% below list)

Questions for the listing agent

1. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.77% ✓
• Cap rate: 14.01%
• Cash-on-cash: 27.56%
• DSCR: 2.23
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $168,885
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16726 Head Ave	0.35mi	3/2.0	1,227 (+1%)	5mo	$205,000	$167	74
17089 Crane Ave	0.11mi	4/1.5 (+1)	1,295 (+7%)	4mo	$50,000	$39	74
16876 Head Ave	0.18mi	4/2.0 (+1)	1,147 (-6%)	1mo	$185,000	$161	73
16727 Head Ave	0.36mi	3/1.5	1,150 (-5%)	1mo	$157,000	$137	72
16918 S Orchard Ridge Ave	0.15mi	4/1.5 (+1)	1,295 (+7%)	4mo	$128,000	$99	72
17026 Bulger Ave	0.20mi	3/1.0	1,392 (+15%)	1mo	$171,390	$123	65
16784 Crane Ave	0.27mi	3/1.0	1,059 (-13%)	2mo	$155,000	$146	64
16738 Crane Ave	0.33mi	3/1.0	1,059 (-13%)	2mo	$147,000	$139	62
16628 Winchester Ave	0.60mi	2/1.0 (-1)	1,134 (-7%)	1mo	$84,000	$74	56
1924 169th St	0.43mi	2/1.0 (-1)	1,086 (-11%)	3mo	$189,900	$175	55
17561 Hillside Ave	0.73mi	2/1.0 (-1)	1,174 (-3%)	3mo	$155,000	$132	53
16607 Winchester Ave	0.65mi	3/2.0	1,053 (-13%)	5mo	$226,000	$215	40

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: 21.7%
• Equity multiple: 1.89×
• Total profit: $33,474
• Equity at exit: $20,114

10-year hold

• IRR: 29.8%
• Equity multiple: 3.66×
• Total profit: $100,652
• Equity at exit: $11,664

Cash invested: $37,772 (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: 4.7×

Monthly cashflow live

• Estimated rent: $2,391 high
• Mortgage (P&I): −$707
• Tax from tax record: −$258 /mo · $3,092/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$502
• Net cashflow: $867

Break-even live

Break-even rent $1,293

Max offer price $134,900

Occupancy floor 59%

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2308 170th St Hazel Crest, IL	3.0	2.0	1020	$2,400	$2.35	1d	1	0.06mi
16901 Orchard Ridge Ave Hazel Crest, IL	4.0	2.0	1406	$2,700	$1.92	1d	1	0.13mi
2173 171st St Hazel Crest, IL	3.0	1.5	1159	$2,350	$2.03	1d	1	0.19mi
2107 171st St Unit 2107 Hazel Crest, IL	3.0	1.5	1158	$2,300	$1.99	1d	1	0.26mi
16751 Crane Ave Hazel Crest, IL	3.0	1.0	1200	$1,800	$1.50	1d	1	0.29mi
16752 Artesian Ave Hazel Crest, IL	3.0	1.0	867	$2,500	$2.88	1d	1	0.37mi
17561 Hillside Ave Homewood, IL	3.0	1.0	1174	$2,300	$1.96	1d	1	0.76mi
17561 Hillside Ave Homewood, IL	3.0	1.0	1174	$2,500	$2.13	16d	1	0.76mi
2722 Larkspur Ln Hazel Crest, IL	3.0	1.5	1441	$2,650	$1.84	12d	1	0.98mi
16125 Marshfield Ave Markham, IL	3.0	1.0	1043	$2,400	$2.30	1d	1	1.33mi

Listing history 15 events

1. 2026-05-20
   status Pending
2. 2025-04-11
   historical $2,900
3. 2025-03-03
   listed $2,900
4. 2023-12-16
   historical $2,200
5. 2023-12-01
   listed $2,200
6. 2021-10-14
   soldstatus $88,500
7. 2010-12-16
   soldstatus $12,000 Closed Sale 306-char remark

   Show marketing remark (306 chars)

   ATTENTION INVESTORS!!!! GET YOUR BUYERS OUT TO SEE THIS GREAT DEAL!!! SOLD AS-IS, WHERE IS. PROOF OF FUNDS AND PRE-APPROVALS REQUIRED WITH ALL OFFERS. BUYER RESPONSIBLE FOR ALL INSPECTIONS AND CITY REQUIREMENTS. INFORMATION PROVIDED HEREIN IS NOT GUARANTEED. NO SURVEY OR DISCLOSURES. EM MUST BE CERTIFIED.

8. 2010-12-09
   status Pending 306-char remark

   Show marketing remark (306 chars)

   ATTENTION INVESTORS!!!! GET YOUR BUYERS OUT TO SEE THIS GREAT DEAL!!! SOLD AS-IS, WHERE IS. PROOF OF FUNDS AND PRE-APPROVALS REQUIRED WITH ALL OFFERS. BUYER RESPONSIBLE FOR ALL INSPECTIONS AND CITY REQUIREMENTS. INFORMATION PROVIDED HEREIN IS NOT GUARANTEED. NO SURVEY OR DISCLOSURES. EM MUST BE CERTIFIED.

9. 2010-12-01
   price $14,500 Price Change 306-char remark

   Show marketing remark (306 chars)

   ATTENTION INVESTORS!!!! GET YOUR BUYERS OUT TO SEE THIS GREAT DEAL!!! SOLD AS-IS, WHERE IS. PROOF OF FUNDS AND PRE-APPROVALS REQUIRED WITH ALL OFFERS. BUYER RESPONSIBLE FOR ALL INSPECTIONS AND CITY REQUIREMENTS. INFORMATION PROVIDED HEREIN IS NOT GUARANTEED. NO SURVEY OR DISCLOSURES. EM MUST BE CERTIFIED.

10. 2010-11-04
    price $16,900 Price Change 306-char remark

    Show marketing remark (306 chars)

    ATTENTION INVESTORS!!!! GET YOUR BUYERS OUT TO SEE THIS GREAT DEAL!!! SOLD AS-IS, WHERE IS. PROOF OF FUNDS AND PRE-APPROVALS REQUIRED WITH ALL OFFERS. BUYER RESPONSIBLE FOR ALL INSPECTIONS AND CITY REQUIREMENTS. INFORMATION PROVIDED HEREIN IS NOT GUARANTEED. NO SURVEY OR DISCLOSURES. EM MUST BE CERTIFIED.

11. 2010-10-18
    price $19,900 Price Change 306-char remark

    Show marketing remark (306 chars)

    ATTENTION INVESTORS!!!! GET YOUR BUYERS OUT TO SEE THIS GREAT DEAL!!! SOLD AS-IS, WHERE IS. PROOF OF FUNDS AND PRE-APPROVALS REQUIRED WITH ALL OFFERS. BUYER RESPONSIBLE FOR ALL INSPECTIONS AND CITY REQUIREMENTS. INFORMATION PROVIDED HEREIN IS NOT GUARANTEED. NO SURVEY OR DISCLOSURES. EM MUST BE CERTIFIED.

12. 2010-09-24
    price $22,500 Price Change 306-char remark

    Show marketing remark (306 chars)

    ATTENTION INVESTORS!!!! GET YOUR BUYERS OUT TO SEE THIS GREAT DEAL!!! SOLD AS-IS, WHERE IS. PROOF OF FUNDS AND PRE-APPROVALS REQUIRED WITH ALL OFFERS. BUYER RESPONSIBLE FOR ALL INSPECTIONS AND CITY REQUIREMENTS. INFORMATION PROVIDED HEREIN IS NOT GUARANTEED. NO SURVEY OR DISCLOSURES. EM MUST BE CERTIFIED.

13. 2010-09-08
    listed $24,900 New 306-char remark

    Show marketing remark (306 chars)

    ATTENTION INVESTORS!!!! GET YOUR BUYERS OUT TO SEE THIS GREAT DEAL!!! SOLD AS-IS, WHERE IS. PROOF OF FUNDS AND PRE-APPROVALS REQUIRED WITH ALL OFFERS. BUYER RESPONSIBLE FOR ALL INSPECTIONS AND CITY REQUIREMENTS. INFORMATION PROVIDED HEREIN IS NOT GUARANTEED. NO SURVEY OR DISCLOSURES. EM MUST BE CERTIFIED.

14. 2006-08-29
    soldstatus $116,000
15. 2001-08-22
    soldstatus $95,000

ⓘ 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: $3,092 · $258/mo
• Projected year-2 tax: $3,092 · $258/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: $28,688
• − Mortgage interest: −$7,556
• − Property taxes: −$3,092
• − Insurance: −$674
• − Repairs & maintenance: −$2,295
• − Management: −$2,295
• − Depreciation: −$3,924
• Taxable income: $8,851
• Est. tax owed @ 24.0%: −$2,124
• After-tax cash flow: $8,284/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

-96.9% since first listed

15 events — show timeline

• 2026-05-20 Pending — MRED as Distributed by MLS Grid
• 2025-04-11 Rental Removed $2,900 Avail
• 2025-03-03 Listed for Rent $2,900 Avail
• 2023-12-16 Rental Removed $2,200 APPFOLIO
• 2023-12-01 Listed for Rent $2,200 APPFOLIO
• 2021-10-14 Sold (Public Records) $88,500 Public Records
• 2010-12-16 Sold (MLS) $12,000 MRED as Distributed by MLS Grid
• 2010-12-09 Pending — MRED as Distributed by MLS Grid
• 2010-12-01 Price Changed $14,500 MRED as Distributed by MLS Grid
• 2010-11-04 Price Changed $16,900 MRED as Distributed by MLS Grid
• 2010-10-18 Price Changed $19,900 MRED as Distributed by MLS Grid
• 2010-09-24 Price Changed $22,500 MRED as Distributed by MLS Grid
• 2010-09-08 Listed $24,900 MRED as Distributed by MLS Grid
• 2006-08-29 Sold (Public Records) $116,000 Public Records
• 2001-08-22 Sold (Public Records) $95,000 Public Records

Property tax history

+4.1%/yr

Latest (2023): $3,092 · +32.6% YoY. Source: county tax records.