17800 Dogwood Ln · Hazel Crest, IL 60429

$174,999

3 bd · 1.5 ba · 1,489 sqft · SingleFamily public records · 229 Days on market

Built 1963 Est $228k · 23% 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
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• 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

Brick & Frame Split Level with 4 bedrooms, 1 1/ 2 baths, lower level family room, living room, dining room and 1 car attached garage. Being sold in "as-is" condition. Plz note: no survey or termite inspection and taxes are prorated 100%. Buyer responsible for all city inspections, if any. Seller's addendums will be forwarded after an accepted offer.

Key facts

• Tree-lined street
• Brick home
• Close to dining

Tags

• BRICK HOME
• GENEROUS BACKYARD
• TREE-LINED STREET
• BUSTLING NEIGHBORHOOD
• CLOSE TO SHOPPING
• CLOSE TO DINING

Property features AI

Finance

• HOA & community: No master association fee required

Exterior

• Parking: Attached garage (1 car)
• Utilities: Water from Lake Michigan and public supply; Public sewer
• Home design: Detached single-family home; Two-story design; Fee simple ownership; Built 61–70 years ago; Built before 1978
• Construction: Brick and frame construction
• Exterior features: Patio

Interior

• Kitchen: Kitchen with eating area/table space (18 x 12)
• Bedrooms: Five bedrooms; Master bedroom (third level); Bedroom sizes include: 15 x 12, 15 x 10, 13 x 12, 11 x 9, 10 x 10 (various third-level bedrooms)
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Natural gas heating with forced air; Central air conditioning
• Interior features: Partially finished basement; Nine total rooms
• Laundry & utility: Laundry room (on property)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $750 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.4% vs local median 9.0% in Hazel Crest — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• 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: 79 active listings in the ZIP; 14 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $49k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 229 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 18y ago; this cycle's ask has dropped $45k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $140k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $153,999 (12.0% below list)

Questions for the listing agent

1. It's been on market 229 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.42% ✓
• Cap rate: 11.44%
• Cash-on-cash: 18.37%
• DSCR: 1.82
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $227,817
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2711 Larkspur Ln	0.27mi	3/1.5	1,441 (-3%)	0mo	$191,000	$133	82
17731 Larkspur Ln	0.20mi	3/2.0	1,373 (-8%)	2mo	$280,000	$204	74
3216 Charlemagne Ave	0.60mi	3/1.5	1,399 (-6%)	2mo	$195,000	$139	60
2817 173rd St	0.61mi	4/2.0 (+1)	1,500 (+1%)	4mo	$219,900	$147	60
17218 Hillside Ave	0.75mi	3/2.0	1,421 (-5%)	1mo	$220,000	$155	55
3100 Longfellow Ave	0.61mi	3/2.0	1,601 (+8%)	3mo	$210,000	$131	55
3403 Fountainbleau Dr	0.72mi	4/2.5 (+1)	1,550 (+4%)	0mo	$246,500	$159	50
17220 Highland Ave	0.73mi	3/1.5	1,389 (-7%)	8mo	$230,000	$166	48
18120 Versailles Ln	0.70mi	3/2.0	1,360 (-9%)	4mo	$219,000	$161	47
3003 Longfellow Ave	0.61mi	3/2.0	1,326 (-11%)	5mo	$178,000	$134	47
2612 175th St	0.51mi	3/1.0	1,280 (-14%)	6mo	$98,200	$77	46
2803 172nd St	0.75mi	3/1.5	1,334 (-10%)	9mo	$204,500	$153	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: 10.1%
• Equity multiple: 1.40×
• Total profit: $19,460
• Equity at exit: $26,093

10-year hold

• IRR: 19.2%
• Equity multiple: 2.60×
• Total profit: $78,622
• Equity at exit: $15,131

Cash invested: $49,000 (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: 79
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $2,480 high
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$521
• Net cashflow: $750

Break-even live

Break-even rent $1,531

Max offer price $174,999

Occupancy floor 65%

Sensitivity live

Price	-10% $871	-5% $811	+0% $750	+5% $690	+10% $629
Rent	-10% $554	-5% $652	+0% $750	+5% $848	+10% $946
Rate	-1.0pp $838	-0.5pp $795	base $750	+0.5pp $705	+1.0pp $659

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 14 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	0.31mi
3212 Charlemagne Ave Hazel Crest, IL	3.0	2.5	1412	$2,650	$1.88	0d	1	0.59mi
17306 Holmes Ave Hazel Crest, IL	3.0	2.0	1535	$2,195	$1.43	5d	1	0.60mi
2223 Hawthorne Rd Homewood, IL	3.0	2.0	1552	$2,300	$1.48	25d	1	0.78mi
2420 183rd St Homewood, IL	2.0	1.0	1100	$1,750	$1.59	12d	1	0.79mi
17561 Hillside Ave Homewood, IL	3.0	1.0	1174	$2,500	$2.13	18d	1	0.80mi
17561 Hillside Ave Homewood, IL	3.0	1.0	1174	$2,300	$1.96	0d	1	0.80mi
3515 Bordeaux Ct Hazel Crest, IL	4.0	2.0	1486	$2,900	$1.95	3d	1	0.89mi
2173 171st St Hazel Crest, IL	3.0	1.5	1159	$2,350	$2.03	0d	1	1.21mi
2308 170th St Hazel Crest, IL	3.0	2.0	1020	$2,400	$2.35	0d	1	1.23mi
2107 171st St Unit 2107 Hazel Crest, IL	3.0	1.5	1158	$2,300	$1.99	0d	1	1.28mi
16901 Orchard Ridge Ave Hazel Crest, IL	4.0	2.0	1406	$2,700	$1.92	0d	1	1.30mi
17306 Peach Grove Ln Hazel Crest, IL	4.0	1.0	1034	$2,700	$2.61	0d	1	1.36mi
1802 Evergreen Rd Homewood, IL	4.0	2.0	1716	$2,836	$1.65	0d	1	1.46mi

Listing history 28 events

1. 2026-06-21
   days on market $174,999 Active 229 DOM
2. 2026-06-18
   days on market $174,999 Active 226 DOM
3. 2026-06-17
   days on market $174,999 Active 225 DOM
4. 2026-06-16
   days on market $174,999 Active 224 DOM
5. 2026-06-15
   remarks 470-char remark
6. 2026-06-15
   pricedays on market $174,999 Active 223 DOM
7. 2026-06-13
   statusdays on market $189,900 Active 221 DOM
8. 2026-06-09
   days on market $189,900 Contingent - Continue to Show 217 DOM
9. 2026-06-08
   days on market $189,900 Contingent - Continue to Show 216 DOM
10. 2026-06-07
    days on market $189,900 Contingent - Continue to Show 215 DOM
11. 2026-06-04
    days on market $189,900 Contingent - Continue to Show 212 DOM
12. 2026-06-03
    days on market $189,900 Contingent - Continue to Show 211 DOM
13. 2026-06-02
    days on market $189,900 Contingent - Continue to Show 210 DOM
14. 2026-06-02
    status $189,900 Contingent - Continue to Show 209 DOM
15. 2026-06-01
    days on market $189,900 Active 209 DOM
16. 2026-05-31
    days on market $189,900 Active 208 DOM
17. 2026-05-15
    price $189,900
18. 2026-04-24
    price $194,900
19. 2026-04-09
    status Active
20. 2026-04-03
    historical Contingent - Continue to Show
21. 2026-02-06
    price $204,900
22. 2025-12-16
    price $209,900
23. 2025-11-04
    listed $219,900 Active
24. 2016-07-06
    soldstatus $140,000
25. 2009-03-05
    price $57,500 Closed Sale 367-char remark

    Show marketing remark (367 chars)

    Brick & Frame Split Level with 4 bedrooms, 1 1/ 2 baths, lower level family room, living room, dining room and 1 car attached garage. Being sold in "as-is" condition. Plz note: no survey or termite inspection and taxes are prorated 100%. Buyer responsible for all city inspections, if any. Seller's addendums will be forwarded after an accepted offer.

26. 2009-03-05
    soldstatus $57,500 Closed Sale 367-char remark

    Show marketing remark (367 chars)

    Brick & Frame Split Level with 4 bedrooms, 1 1/ 2 baths, lower level family room, living room, dining room and 1 car attached garage. Being sold in "as-is" condition. Plz note: no survey or termite inspection and taxes are prorated 100%. Buyer responsible for all city inspections, if any. Seller's addendums will be forwarded after an accepted offer.

27. 2009-01-22
    historical 367-char remark

    Show marketing remark (367 chars)

    Brick & Frame Split Level with 4 bedrooms, 1 1/ 2 baths, lower level family room, living room, dining room and 1 car attached garage. Being sold in "as-is" condition. Plz note: no survey or termite inspection and taxes are prorated 100%. Buyer responsible for all city inspections, if any. Seller's addendums will be forwarded after an accepted offer.

28. 2008-12-31
    listed $115,000 367-char remark

    Show marketing remark (367 chars)

    Brick & Frame Split Level with 4 bedrooms, 1 1/ 2 baths, lower level family room, living room, dining room and 1 car attached garage. Being sold in "as-is" condition. Plz note: no survey or termite inspection and taxes are prorated 100%. Buyer responsible for all city inspections, if any. Seller's addendums will be forwarded after an accepted offer.

ⓘ 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: $29,766
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$2,381
• − Management: −$2,381
• − Depreciation: −$5,091
• Taxable income: $6,610
• Est. tax owed @ 24.0%: −$1,586
• After-tax cash flow: $7,416/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 — 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

+65.1% since first listed

12 events — show timeline

• 2026-05-15 Price Changed $189,900 MRED as Distributed by MLS Grid
• 2026-04-24 Price Changed $194,900 MRED as Distributed by MLS Grid
• 2026-04-09 Relisted — MRED as Distributed by MLS Grid
• 2026-04-03 Contingent — MRED as Distributed by MLS Grid
• 2026-02-06 Price Changed $204,900 MRED as Distributed by MLS Grid
• 2025-12-16 Price Changed $209,900 MRED as Distributed by MLS Grid
• 2025-11-04 Listed $219,900 MRED as Distributed by MLS Grid
• 2016-07-06 Sold (Public Records) $140,000 Public Records
• 2009-03-05 Sold (MLS) $57,500 MRED as Distributed by MLS Grid
• 2009-03-05 Price Changed $57,500 MRED as Distributed by MLS Grid
• 2009-01-22 Listing Removed — MRED as Distributed by MLS Grid
• 2008-12-31 Listed $115,000 MRED as Distributed by MLS Grid

Property tax history

+6.6%/yr

Latest (2023): $10,245 · +20.9% YoY. Source: county tax records.