16729 Dixie Hwy · Hazel Crest, IL 60429

$225,000

4 bd · 1.0 ba · 1,260 sqft · SingleFamily public records · 13 Days on market

Built 1922 10,232 sqft lot Est $169k · 33% over

---

Why this score? — see what drove the D+ 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 +23.2/30.0
• DSCR +7.5/10.0
• 1% rule +5.2/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Case Number: 137-211506 Total Escrow Amount 2,992.00. FOR LBP, BIDDING, PROCEDURE & PCR SEE ATTACHED DOCUMENTS

Key facts

• Unfinished basement
• Eat-in kitchen
• Versatile spaces

Tags

• ENCLOSED FRONT PORCH
• WOOD LAMINATE FLOORING
• EAT-IN KITCHEN
• TILE BACKSPLASH
• UNFINISHED BASEMENT
• VERSATILE SPACES

Property features AI

Finance

• Other: School bus service available; Some photos virtually staged
• HOA & community: No master association fee required; Community has sidewalks, street lights, and paved streets

Exterior

• Parking: Detached garage (owned) with 2 garage spaces; 2 parking spaces total
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; 2-story layout; Fee simple ownership; Home is over 100 years old; Living area reported as estimated
• Construction: Brick and wood siding exterior; Block and brick/mortar foundation; Total finished + unfinished area reported; unfinished basement area noted
• Exterior features: Patio; Level lot; Lot dimensions approximately 83 x 125

Interior

• Kitchen: Kitchen with eating area/table space (16 x 10) and ceramic tile flooring
• Bedrooms: Master bedroom on the main level; Bedroom on the main level (11 x 12) with laminate flooring; Bedroom on the second level (12 x 9) with laminate flooring; Additional possible bedroom count: 3
• Flooring: Laminate flooring throughout main living areas where noted; Ceramic tile in kitchen
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: First-floor bedroom; First-floor full bathroom; Separate dining room (combined with living room)
• Laundry & utility: Basement laundry room (24 x 37)

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $408 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $225k).

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-, crime F, amenities 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.
• Zoned schools: Barack H Obama Learning Academy (math 24% / reading 24%, grade F, #850 of 2,056 statewide, top 45%, 468 students, 0% FRL); Thornwood High School (math 8% / reading 9%, grade F, #584 of 693 statewide, top 85%, 1,996 students, 0% FRL).
• Market conditions: 79 active listings in the ZIP; 11 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 15y 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 $18k; list at $225k implies a 1150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1922 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $225,000

Questions for the listing agent

1. Built in 1922 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.02% ✓
• Cap rate: 8.47%
• Cash-on-cash: 7.77%
• DSCR: 1.35
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $168,840
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16726 Head Ave	0.29mi	3/2.0 (-1)	1,227 (-3%)	5mo	$205,000	$167	69
16918 S Orchard Ridge Ave	0.52mi	4/1.5	1,295 (+3%)	4mo	$128,000	$99	66
16727 Head Ave	0.26mi	3/1.5 (-1)	1,150 (-9%)	1mo	$157,000	$137	66
17089 Crane Ave	0.52mi	4/1.5	1,295 (+3%)	4mo	$50,000	$39	66
16876 Head Ave	0.32mi	4/2.0	1,147 (-9%)	1mo	$185,000	$161	65
17026 Bulger Ave	0.38mi	3/1.0 (-1)	1,392 (+10%)	1mo	$171,390	$123	59
16619 Marshfield Ave	0.46mi	4/2.0	1,150 (-9%)	4mo	$240,000	$209	57
1945 W 163rd St	0.56mi	3/1.0 (-1)	1,188 (-6%)	4mo	$159,500	$134	56
16444 Wolcott Ave	0.37mi	3/1.5 (-1)	1,080 (-14%)	3mo	$112,500	$104	49
1848 172nd St	0.53mi	3/1.0 (-1)	1,135 (-10%)	6mo	$180,000	$159	48
16610 Paulina St	0.38mi	3/1.5 (-1)	1,087 (-14%)	6mo	$93,000	$86	47
16846 Orchard Ridge Ave	0.49mi	3/1.0 (-1)	1,076 (-15%)	6mo	$106,000	$99	43

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: -4.5%
• Equity multiple: 0.83×
• Total profit: $-10,522
• Equity at exit: $33,548

10-year hold

• IRR: 5.2%
• Equity multiple: 1.38×
• Total profit: $24,080
• Equity at exit: $19,454

Cash invested: $63,000 (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: 8.2×

Monthly cashflow live

• Estimated rent: $2,297 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$133 /mo · $1,591/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$482
• Net cashflow: $408

Break-even live

Break-even rent $1,780

Max offer price $225,000

Occupancy floor 77%

Sensitivity live

Price	-10% $536	-5% $472	+0% $408	+5% $344	+10% $281
Rent	-10% $227	-5% $317	+0% $408	+5% $499	+10% $590
Rate	-1.0pp $521	-0.5pp $465	base $408	+0.5pp $350	+1.0pp $291

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 11 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	0d	1	0.33mi
2107 171st St Unit 2107 Hazel Crest, IL	3.0	1.5	1158	$2,300	$1.99	0d	1	0.46mi
16901 Orchard Ridge Ave Hazel Crest, IL	4.0	2.0	1406	$2,700	$1.92	0d	1	0.48mi
2173 171st St Hazel Crest, IL	3.0	1.5	1159	$2,350	$2.03	0d	1	0.50mi
2308 170th St Hazel Crest, IL	3.0	2.0	1020	$2,400	$2.35	0d	1	0.50mi
16125 Marshfield Ave Markham, IL	3.0	1.0	1043	$2,400	$2.30	0d	1	0.90mi
17561 Hillside Ave Homewood, IL	3.0	1.0	1174	$2,300	$1.96	0d	1	1.09mi
17561 Hillside Ave Homewood, IL	3.0	1.0	1174	$2,500	$2.13	18d	1	1.09mi
2223 Hawthorne Rd Homewood, IL	3.0	2.0	1552	$2,300	$1.48	26d	1	1.19mi
2722 Larkspur Ln Hazel Crest, IL	3.0	1.5	1441	$2,650	$1.84	14d	1	1.42mi
17306 Holmes Ave Hazel Crest, IL	3.0	2.0	1535	$2,195	$1.43	6d	1	1.43mi

Listing history 20 events

1. 2026-06-21
   days on market $225,000 Active 13 DOM
2. 2026-06-18
   days on market $225,000 Active 10 DOM
3. 2026-06-17
   days on market $225,000 Active 9 DOM
4. 2026-06-16
   days on market $225,000 Active 8 DOM
5. 2026-06-15
   days on market $225,000 Active 7 DOM
6. 2026-06-13
   days on market $225,000 Active 5 DOM
7. 2026-06-13
   days on market $225,000 Active 4 DOM
8. 2026-06-08
   days on marketlisting id $225,000 Active 1 DOM
9. 2026-06-07
   days on market $225,000 Active 32 DOM
10. 2026-06-04
    days on market $225,000 Active 29 DOM
11. 2026-06-03
    days on market $225,000 Active 28 DOM
12. 2026-06-02
    days on market $225,000 Active 27 DOM
13. 2026-06-01
    days on market $225,000 Active 26 DOM
14. 2026-05-31
    days on market $225,000 Active 25 DOM
15. 2026-05-06
    listed $225,000 Active
16. 2012-02-03
    soldstatus $18,000 Closed Sale 116-char remark

    Show marketing remark (116 chars)

    Case Number: 137-211506 Total Escrow Amount 2,992.00. FOR LBP, BIDDING, PROCEDURE & PCR SEE ATTACHED DOCUMENTS

17. 2011-12-27
    status Reactivated 116-char remark

    Show marketing remark (116 chars)

    Case Number: 137-211506 Total Escrow Amount 2,992.00. FOR LBP, BIDDING, PROCEDURE & PCR SEE ATTACHED DOCUMENTS

18. 2011-12-14
    status Pending 116-char remark

    Show marketing remark (116 chars)

    Case Number: 137-211506 Total Escrow Amount 2,992.00. FOR LBP, BIDDING, PROCEDURE & PCR SEE ATTACHED DOCUMENTS

19. 2011-10-02
    listed $18,000 New 116-char remark

    Show marketing remark (116 chars)

    Case Number: 137-211506 Total Escrow Amount 2,992.00. FOR LBP, BIDDING, PROCEDURE & PCR SEE ATTACHED DOCUMENTS

20. 1988-09-16
    soldstatus $55,000

ⓘ 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: $1,591 · $133/mo
• Projected year-2 tax: $3,349 · $279/mo
• Expected delta: +$1,758/yr (+$147/mo · 110.5%)

ⓘ 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: $27,561
• − Mortgage interest: −$12,603
• − Property taxes: −$1,591
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,205
• − Management: −$2,205
• − Depreciation: −$6,545
• Taxable income: $1,286
• Est. tax owed @ 24.0%: −$309
• After-tax cash flow: $4,589/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

+309.1% since first listed

6 events — show timeline

• 2026-05-06 Listed $225,000 MRED as Distributed by MLS Grid
• 2012-02-03 Sold (MLS) $18,000 MRED as Distributed by MLS Grid
• 2011-12-27 Relisted — MRED as Distributed by MLS Grid
• 2011-12-14 Pending — MRED as Distributed by MLS Grid
• 2011-10-02 Listed $18,000 MRED as Distributed by MLS Grid
• 1988-09-16 Sold (Public Records) $55,000 Public Records

Property tax history

-3.8%/yr

Latest (2023): $1,591 · -60.7% YoY. Source: county tax records.