17831 Community St · Lansing, IL 60438

$200,000

3 bd · 1.0 ba · 1,272 sqft · SingleFamily public records · 92 Days on market

Built 1957 4,961 sqft lot Est $191k · at est.

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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 +16.0/30.0
• 1% rule +5.4/10.0
• ARV discount +5.3/15.0
• DSCR +4.9/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well Cared for Raised Ranch Home with great floor plan and ample room for a growing family. 3 Bedrooms, Full Bath, Kitchen, Dining Rm, and Living Room on main level. 4th Bedroom, REC Room, 2nd Kitchen, and 3/4th Bath in Lower Level.

Key facts

• Renovated bathrooms
• Second kitchen
• Finished basement

Tags

• UPDATED KITCHEN
• RENOVATED BATHROOMS
• FINISHED BASEMENT
• COZY FIREPLACE
• SECOND KITCHEN

Property features AI

Finance

• HOA & community: No master association fee required; Community features include curbs, sidewalks, street lights and paved streets

Exterior

• Parking: Detached garage with garage door opener (garage owned); Off-alley access; Approximately 1.5 garage/total parking spaces
• Utilities: Water from Lake Michigan and public supply; Public sewer and storm sewer; Electric with circuit breakers
• Home design: Detached single-family raised ranch; Fee-simple ownership; Rehab completed in 2019; Built before 1978 (61–70 years old)
• Construction: Vinyl siding exterior; Asphalt roof
• Exterior features: Street paved with curbs, sidewalks and street lights; Commuter access: bus, train and interstate access

Interior

• Kitchen: Range; Microwave; Dishwasher; Refrigerator; Second kitchen area in the basement (13 x 13)
• Bedrooms: Master bedroom on the main level (12 x 13); Second bedroom on the main level (12 x 12); Third bedroom on the main level (10 x 12); Fourth bedroom in the basement (13 x 18) — lower-level bedroom
• Flooring: Laminate flooring throughout main areas; Wood laminate in master bedroom, kitchen, family room and some bedrooms; Carpet in one bedroom; Tile flooring in basement kitchen, family room and laundry
• Bathrooms: 2 full bathrooms; Basement has a bathroom
• Heating & cooling: Natural gas forced-air heating; Central air conditioning; Gas water heater; Circuit breaker electrical
• Interior features: First-floor bedroom; First-floor full bathroom; Finished, full basement; 1 fireplace in the basement; 9 total rooms
• Laundry & utility: In-unit laundry (washer and dryer); 8 x 8 laundry room in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $98 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $182k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#296 in IL) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools D+, crime D+, health & safety D+.
• Thornton Fractional Twp Hsd 215 (suburban): math 9% / reading 13% proficiency, ranked #563 of 620 in IL (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 132 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).
• This rent runs 33% of the median local income ($76k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 92 days — a 9% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y 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 $110k; list at $200k implies a 82% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $182,000 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 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 1957 — 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 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.04% ✓
• Cap rate: 6.88%
• Cash-on-cash: 2.10%
• DSCR: 1.09
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $190,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17821 Roy St	0.07mi	3/1.0	1,188 (-7%)	1mo	$117,500	$99	85
17714 Burnham Ave	0.27mi	3/1.5	1,303 (+2%)	1mo	$164,494	$126	80
17908 Lorenz Ave	0.36mi	3/2.0	1,294 (+2%)	1mo	$225,000	$174	76
17913 Oakwood Ave	0.57mi	3/1.0	1,257 (-1%)	2mo	$182,000	$145	70
17518 Roy St	0.42mi	2/1.0 (-1)	1,200 (-6%)	0mo	$160,000	$133	66
3634 178th St	0.39mi	3/2.0	1,350 (+6%)	3mo	$277,000	$205	65
18013 Park Ave	0.43mi	3/2.0	1,200 (-6%)	3mo	$180,000	$150	64
17526 Shirley Dr	0.49mi	3/1.5	1,175 (-8%)	3mo	$120,000	$102	60
18032 Wildwood Ave	0.70mi	3/1.5	1,224 (-4%)	1mo	$170,000	$139	58
3316 Ann St	0.70mi	3/2.5	1,264 (-1%)	3mo	$260,000	$206	58
17759 Maple St	0.48mi	4/2.0 (+1)	1,328 (+4%)	4mo	$276,999	$209	58
7741 Hohman Ave	0.71mi	2/1.0 (-1)	1,193 (-6%)	4mo	$230,000	$193	49

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: -12.9%
• Equity multiple: 0.54×
• Total profit: $-26,023
• Equity at exit: $29,821

10-year hold

• IRR: -3.8%
• Equity multiple: 0.75×
• Total profit: $-14,063
• Equity at exit: $17,292

Cash invested: $56,000 (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 60438

• Active inventory: 132
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,087 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$419 /mo · $5,025/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $98

Break-even live

Break-even rent $1,963

Max offer price $200,000

Occupancy floor 90%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3020 178th St Unit C1 Lansing, IL	2.0	1.0	900	$1,550	$1.72	1d	1	0.47mi
3020 178th St Apt C7 Lansing, IL	2.0	1.0	900	$1,550	$1.72	24d	1	0.47mi
3069 Bernice Rd Apt 2N Lansing, IL	3.0	1.0	950	$1,535	$1.62	20d	1	0.67mi
3069 Bernice Rd Apt 2S Lansing, IL	3.0	1.0	950	$1,535	$1.62	2d	1	0.67mi
18335 Sherman St Unit 3 Lansing, IL	3.0	1.0	1000	$1,700	$1.70	1d	1	0.70mi
3023 Bernice Rd Apt 2S Lansing, IL	3.0	1.0	1000	$1,600	$1.60	1d	1	0.71mi
3649 173rd Ct Lansing, IL	2.0	2.0	972	$1,357	$1.40	24d	1	0.72mi
232 Gregory Ave Munster, IN	3.0	1.5	1600	$2,450	$1.53	1d	1	0.74mi
7611 Kinsley Pl Munster, IN	3.0	2.0	1700	$4,700	$2.76	1d	1	0.79mi
7610 Manor Ave Munster, IN	3.0	2.0	1700	$4,750	$2.79	1d	1	0.82mi
17723 Exchange Ave Unit 17723-1N Lansing, IL	3.0	2.0	1100	$1,800	$1.64	1d	1	0.86mi
18343 Oakwood Ave Lansing, IL	4.0	2.0	1700	$2,700	$1.59	1d	1	0.87mi
3341 S Schultz Dr Lansing, IL	4.0	2.0	1452	$2,250	$1.55	10d	1	0.87mi
2824 186th St Lansing, IL	3.0	2.0	1400	$2,900	$2.07	10d	1	1.12mi
1539 Wentworth Ave Unit 3W Calumet City, IL	3.0	1.0	1100	$1,700	$1.55	12d	1	1.26mi
18361 Glen Oak Ave Unit 1E Lansing, IL	2.0	1.0	900	$1,400	$1.56	24d	1	1.31mi
18381 Torrence Ave Lansing, IL	2.0	1.0	900	$1,300	$1.44	24d	1	1.39mi

Listing history 20 events

1. 2026-06-18
   days on market $200,000 Active 92 DOM
2. 2026-06-17
   days on market $200,000 Active 91 DOM
3. 2026-06-16
   days on market $200,000 Active 90 DOM
4. 2026-06-15
   days on market $200,000 Active 89 DOM
5. 2026-06-13
   days on market $200,000 Active 87 DOM
6. 2026-06-09
   days on market $200,000 Active 83 DOM
7. 2026-06-08
   days on market $200,000 Active 82 DOM
8. 2026-06-07
   days on market $200,000 Active 81 DOM
9. 2026-06-04
   days on market $200,000 Active 78 DOM
10. 2026-06-03
    days on market $200,000 Active 77 DOM
11. 2026-06-02
    days on market $200,000 Active 76 DOM
12. 2026-06-01
    days on market $200,000 Active 75 DOM
13. 2026-05-31
    days on market $200,000 Active 74 DOM
14. 2026-03-18
    listed $200,000 Active
15. 2017-09-12
    soldstatus $110,000
16. 2017-09-01
    soldstatus $113,000 Closed Sale 232-char remark

    Show marketing remark (232 chars)

    Well Cared for Raised Ranch Home with great floor plan and ample room for a growing family. 3 Bedrooms, Full Bath, Kitchen, Dining Rm, and Living Room on main level. 4th Bedroom, REC Room, 2nd Kitchen, and 3/4th Bath in Lower Level.

17. 2017-08-16
    historical Contingent 232-char remark

    Show marketing remark (232 chars)

    Well Cared for Raised Ranch Home with great floor plan and ample room for a growing family. 3 Bedrooms, Full Bath, Kitchen, Dining Rm, and Living Room on main level. 4th Bedroom, REC Room, 2nd Kitchen, and 3/4th Bath in Lower Level.

18. 2017-07-20
    listed $119,999 New 232-char remark

    Show marketing remark (232 chars)

    Well Cared for Raised Ranch Home with great floor plan and ample room for a growing family. 3 Bedrooms, Full Bath, Kitchen, Dining Rm, and Living Room on main level. 4th Bedroom, REC Room, 2nd Kitchen, and 3/4th Bath in Lower Level.

19. 1987-06-01
    soldstatus $67,500
20. 1978-10-06
    soldstatus $56,500

ⓘ 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: $5,025 · $419/mo
• Projected year-2 tax: $5,025 · $419/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 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,048
• − Mortgage interest: −$11,203
• − Property taxes: −$5,025
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,004
• − Management: −$2,004
• − Depreciation: −$5,818
• Taxable loss: −$2,005
• Est. tax savings @ 24.0%: +$481
• After-tax cash flow: $1,659/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 Fractional Twp Hsd 215
• NCES district ID: 1738940
• Math proficiency: 9% ▼ -3.00%
• Reading proficiency: 13% ▼ -3.00%
• Median HH income: $48,207
• Composite: 10.27/100
• National rank: #9793
• State rank: #563 of 620 in IL

Livability — Lansing

• Score: 73/100
• State rank: #296
• US rank: #5698

Category grades

Amenities F Commute A+ Cost of living A+ Crime D+ Employment C+ Housing A+ Health & safety D+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lansing, IL
• County: Cook County · 4,486,803 people
• City population: 28,806
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 28,806
• Household income: $75,681
• Rent vs Own: 27.7% rent · 72.3% own
• Severe rent burden: 830.0

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: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: Black 51% White 25% Hispanic / Latino 18% Two or more races 7% Asian 2%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Romanian 5% Iranian 3% Lithuanian 1%
• Foreign-born: 10% · Canada
• Languages at home: 83% English-only · Spanish 12% Vietnamese 1% French/Haitian/Cajun 1%

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: ▼ -151.65%
• Current HPI: 210.3398
• Rent YoY: —
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• 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

+254.0% since first listed

7 events — show timeline

• 2026-03-18 Listed $200,000 MRED as Distributed by MLS Grid
• 2017-09-12 Sold (Public Records) $110,000 Public Records
• 2017-09-01 Sold (MLS) $113,000 MRED as Distributed by MLS Grid
• 2017-08-16 Contingent — MRED as Distributed by MLS Grid
• 2017-07-20 Listed $119,999 MRED as Distributed by MLS Grid
• 1987-06-01 Sold (Public Records) $67,500 Public Records
• 1978-10-06 Sold (Public Records) $56,500 Public Records

Property tax history

+8.3%/yr

Latest (2023): $5,025 · +26.7% YoY. Source: county tax records.