173 Williamsburg Rd · Country Club Hills, IL 60478

$69,900

3 bd · 1.5 ba · 1,216 sqft · Townhouse public records · 11 Days on market

Built 1970 $165/mo HOA · 7% of rent

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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 +7.5/15.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Incredible opportunity BACK ON MARKET in Country Club Hills! This 2-bedroom, 1.5-bath home offers the perfect mix of affordability and comfort, making it an excellent choice for first-time homebuyers looking to build equity and make a space their own. Recent updates include a roof replaced in 2023 and a newer water heater (approximately 1.5 years old), providing added peace of mind. The upper level includes 2 bedrooms that are connected with a Jack and Jill bathroom. The home also features a basement, offering extra storage, recreation space, or future finishing potential. With low monthly assessments and great value for the area, this is a fantastic opportunity to own instead of rent.

Key facts

• Extra storage
• Newer water heater
• Recreation space

Tags

• ROOF REPLACED
• NEWER WATER HEATER
• JACK AND JILL BATHROOM
• EXTRA STORAGE
• RECREATION SPACE
• FUTURE FINISHING POTENTIAL

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $70k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Cap rate 25.9% vs local median 6.7% 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+, amenities F.
• Rich Twp Hsd 227 (suburban): math 5% / reading 12% proficiency, ranked #577 of 620 in IL (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Zenon J Sykuta School (404 students, 0% FRL); Southwood Middle School (math 2% / reading 8%, grade F, #636 of 665 statewide, top 98%, 381 students, 0% FRL); Rich Township High School (math 5% / reading 12%, grade F, #584 of 693 statewide, top 85%, 2,487 students, 0% FRL).
• Market conditions: 91 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 0d 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 $483 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts; this cycle's ask is 17% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $50k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $69,900

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 3.24% ✓
• Cap rate: 25.90%
• Cash-on-cash: 70.03%
• DSCR: 4.12
• GRM: 2.6

CMA / ARV

• ARV (on-the-fly): $158,080
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1101 Williamsburg Rd	0.05mi	4/2.0 (+1)	1,200 (-1%)	0mo	$185,000	$154	88
1135 Williamsburg Rd	0.10mi	3/1.5	1,248 (+3%)	4mo	$130,000	$104	88
4542 Windsor Ln	0.14mi	3/1.5	1,306 (+7%)	0mo	$175,000	$134	81
2265 Windsor Ln	0.12mi	2/1.5 (-1)	1,200 (-1%)	11mo	$134,900	$112	78
2321 Windsor Ln	0.11mi	3/1.0	1,160 (-5%)	10mo	$165,000	$142	77
165 Williamsburg Rd	0.03mi	3/2.5	1,304 (+7%)	14mo	$145,000	$111	70
4474 Provincetown Dr	0.18mi	3/1.5	1,304 (+7%)	12mo	$160,000	$123	70
2323 Windsor Ln	0.12mi	3/2.5	1,375 (+13%)	3mo	$90,000	$65	66
4543 Windsor Ln	0.14mi	3/2.5	1,375 (+13%)	12mo	$180,000	$131	57
18600 Village West Dr #303	0.72mi	2/2.0 (-1)	1,180 (-3%)	1mo	$153,000	$130	54
18600 Village West Dr #206	0.72mi	2/2.0 (-1)	1,250 (+3%)	4mo	$155,000	$124	51
3505 Lakeview Dr #204	0.64mi	2/2.0 (-1)	1,350 (+11%)	6mo	$195,000	$144	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: 69.6%
• Equity multiple: 4.14×
• Total profit: $61,551
• Equity at exit: $10,422

10-year hold

• IRR: 73.7%
• Equity multiple: 8.55×
• Total profit: $147,816
• Equity at exit: $6,044

Cash invested: $19,572 (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 60478

• Home prices YoY: -27.3%
• Active inventory: 91
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $2,266 high
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$87 /mo · $1,048/yr
• Insurance: −$29
• HOA: −$165
• Vacancy / Maint / Mgmt: −$476
• Net cashflow: $1,142

Break-even live

Break-even rent $820

Max offer price $69,900

Occupancy floor 45%

Sensitivity live

Price	-10% $1,190	-5% $1,166	+0% $1,142	+5% $1,118	+10% $1,094
Rent	-10% $963	-5% $1,053	+0% $1,142	+5% $1,232	+10% $1,321
Rate	-1.0pp $1,177	-0.5pp $1,160	base $1,142	+0.5pp $1,124	+1.0pp $1,106

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1153 Williamsburg Rd Country Club Hills, IL	2.0	1.5	1216	$1,900	$1.56	0d	1	0.04mi
4453 Provincetown Dr Country Club Hills, IL	3.0	2.5	1300	$2,500	$1.92	0d	1	0.12mi
2256 Windsor Ln Country Club Hills, IL	3.0	1.0	1212	$2,250	$1.86	0d	1	0.17mi
18019 Ravisloe Ter Country Club Hills, IL	3.0	1.5	1150	$2,800	$2.43	0d	1	0.57mi
17984 Amherst Ct Country Club Hills, IL	2.0	1.0	1000	$1,900	$1.90	0d	1	0.63mi
3515 Bordeaux Ct Hazel Crest, IL	4.0	2.0	1486	$2,900	$1.95	3d	1	0.83mi
17950 Michael Ave Country Club Hills, IL	3.0	1.0	1400	$2,195	$1.57	0d	1	1.05mi
3212 Charlemagne Ave Hazel Crest, IL	3.0	2.5	1412	$2,650	$1.88	0d	1	1.13mi
3501 177th St Country Club Hills, IL	2.0	2.0	839	$2,850	$3.40	0d	1	1.17mi
17306 Peach Grove Ln Hazel Crest, IL	4.0	1.0	1034	$2,700	$2.61	0d	1	1.40mi

HOA detail

• Monthly dues: $165 · $1,980/yr
• Likely covers: water

Listing history 28 events

1. 2026-06-21
   days on market $69,900 Active 11 DOM
2. 2026-06-18
   days on market $69,900 Active 8 DOM
3. 2026-06-17
   days on market $69,900 Active 7 DOM
4. 2026-06-16
   days on market $69,900 Active 6 DOM
5. 2026-06-15
   days on market $69,900 Active 5 DOM
6. 2026-06-13
   remarks 694-char remark
7. 2026-06-13
   pricestatusdays on marketlisting id $69,900 Active 3 DOM
8. 2026-06-09
   days on market $59,900 Contingent - No Showings 20 DOM
9. 2026-06-08
   days on market $59,900 Contingent - No Showings 19 DOM
10. 2026-06-07
    days on market $59,900 Contingent - No Showings 18 DOM
11. 2026-06-04
    statusdays on market $59,900 Contingent - No Showings 15 DOM
12. 2026-06-03
    days on market $59,900 Active 14 DOM
13. 2026-06-02
    days on market $59,900 Active 13 DOM
14. 2026-06-01
    days on market $59,900 Active 12 DOM
15. 2026-05-31
    days on market $59,900 Active 11 DOM
16. 2026-05-20
    listed $59,900 Active
17. 2026-05-20
    historical
18. 2026-05-12
    listed Active
19. 2026-05-12
    historical
20. 2026-04-29
    listed Active
21. 2026-03-23
    historical
22. 2026-03-04
    price
23. 2026-02-26
    price
24. 2026-02-24
    price
25. 2026-02-10
    price
26. 2026-01-27
    listed Active
27. 1995-01-10
    soldstatus $50,400
28. 1994-10-20
    soldstatus $31,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $27,193
• − Mortgage interest: −$3,915
• − Property taxes: −$1,048
• − Insurance: −$350
• − Repairs & maintenance: −$2,175
• − Management: −$2,175
• − HOA: −$1,980
• − Depreciation: −$2,033
• Taxable income: $13,515
• Est. tax owed @ 24.0%: −$3,244
• After-tax cash flow: $10,462/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: Rich Twp Hsd 227
• NCES district ID: 1733420
• Math proficiency: 5% ▼ -3.00%
• Reading proficiency: 12% ▬ 0.00%
• Median HH income: $56,056
• Composite: 8.93/100
• National rank: #9885
• State rank: #577 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

+90.2% since first listed

13 events — show timeline

• 2026-05-20 Listing Removed — MRED as Distributed by MLS Grid
• 2026-05-20 Listed $59,900 MRED as Distributed by MLS Grid
• 2026-05-12 Listing Removed — MRED as Distributed by MLS Grid
• 2026-05-12 Listed — MRED as Distributed by MLS Grid
• 2026-04-29 Listed — MRED as Distributed by MLS Grid
• 2026-03-23 Listing Removed — MRED as Distributed by MLS Grid
• 2026-03-04 Price Changed — MRED as Distributed by MLS Grid
• 2026-02-26 Price Changed — MRED as Distributed by MLS Grid
• 2026-02-24 Price Changed — MRED as Distributed by MLS Grid
• 2026-02-10 Price Changed — MRED as Distributed by MLS Grid
• 2026-01-27 Listed — MRED as Distributed by MLS Grid
• 1995-01-10 Sold (Public Records) $50,400 Public Records
• 1994-10-20 Sold (Public Records) $31,500 Public Records

Property tax history

+6.7%/yr

Latest (2023): $6,557 · +80.7% YoY. Source: county tax records.