3110 173rd St · Hazel Crest, IL 60429

$204,900

3 bd · 1.5 ba · 1,210 sqft · SingleFamily public records · 61 Days on market

Built 1975 653 sqft lot Est $217k · 5% 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 +29.1/30.0
• DSCR +10.0/10.0
• ARV discount +9.9/15.0
• 1% rule +7.2/10.0
• 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

"Welcome to your new home! This charming three-bedroom, 1.5 bath brick house offers the perfect blend of comfort and style. Step inside to discover an open-concept kitchen and spacious living areas with two sitting areas, making it an ideal space for gatherings and relaxation. Notable updates include a roof that's only 15 years old, a modern AC system installed just 6 years ago, a furnace replaced just one year ago, and a water heater that's only 3 years old. The energy-efficient windows were upgraded 8 years ago, providing both insulation and natural light. The driveway was recently redone in the spring, adding to the property's curb appeal. Step outside to your private fenced yard, complete with a new wooden deck for outdoor entertainment and relaxation. Additionally, this property boasts a convenient two-car garage for your vehicles and extra storage. The basement comes with a unique feature-a built-in bunker in case of emergencies, providing peace of mind and added security. It's worth noting that this home has had only one owner, reflecting the care and pride taken in maintaining the property over the years. This well-maintained freshly painted home is ready for its new owner, offering the perfect canvas for your personal touch. Don't miss this opportunity to make it your own!"

Key facts

• 2 garage spots
• Built 1975
• Listed 61 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $707 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $205k).
• Recommended offer: $193k (6.0% below list) — sets the bar for market timing.

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.
• 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.
• Zoned schools: Mae Jemison School (math 2% / reading 17%, grade F, #1,517 of 2,056 statewide, top 78%, 376 students, 0% FRL); Prairie-Hills Junior High School (math 7% / reading 10%, grade F, #605 of 665 statewide, top 91%, 825 students, 0% FRL); Hillcrest High School (math 4% / reading 4%, grade F, #657 of 693 statewide, top 95%, 1,314 students, 0% FRL).
• 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 $6k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $57k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($193k) is reasonable based on typical stale-listing flexibility.

Recommended offer $192,606 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — 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: 1.22% ✓
• Cap rate: 10.43%
• Cash-on-cash: 14.78%
• DSCR: 1.66
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $216,590
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3213 Woodworth Pl	0.19mi	3/1.5	1,246 (+3%)	2mo	$145,000	$116	85
17312 Poe Ave	0.12mi	4/1.0 (+1)	1,187 (-2%)	0mo	$199,000	$168	84
3124 173rd St	0.07mi	4/2.0 (+1)	1,255 (+4%)	4mo	$238,000	$190	81
17417 Kedzie Ave	0.22mi	3/2.0	1,100 (-9%)	0mo	$200,000	$182	72
17622 Oakwood Dr	0.56mi	3/1.5	1,257 (+4%)	3mo	$115,000	$91	65
2722 Cherrywood Pl	0.59mi	3/1.5	1,258 (+4%)	3mo	$260,000	$207	64
3318 Tulip Dr	0.47mi	3/1.5	1,093 (-10%)	1mo	$225,000	$206	61
2800 Lexington Dr	0.42mi	3/2.0	1,073 (-11%)	1mo	$180,000	$168	59
3321 Tulip Dr	0.45mi	4/2.0 (+1)	1,287 (+6%)	4mo	$220,000	$171	58
2912 175th St	0.32mi	3/1.0	1,044 (-14%)	3mo	$209,500	$201	58
3425 Birchwood Dr	0.65mi	4/2.0 (+1)	1,256 (+4%)	1mo	$180,000	$143	55
3324 Laurel Ln	0.45mi	4/1.5 (+1)	1,056 (-13%)	4mo	$188,700	$179	50

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: 5.3%
• Equity multiple: 1.20×
• Total profit: $11,758
• Equity at exit: $30,551

10-year hold

• IRR: 14.7%
• Equity multiple: 2.18×
• Total profit: $67,971
• Equity at exit: $17,716

Cash invested: $57,372 (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: 6.9×

Monthly cashflow live

• Estimated rent: $2,490 high
• Mortgage (P&I): −$1,075
• Tax from tax record: −$100 /mo · $1,203/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$523
• Net cashflow: $707

Break-even live

Break-even rent $1,595

Max offer price $204,900

Occupancy floor 67%

Sensitivity live

Price	-10% $823	-5% $765	+0% $707	+5% $649	+10% $591
Rent	-10% $510	-5% $608	+0% $707	+5% $805	+10% $904
Rate	-1.0pp $810	-0.5pp $759	base $707	+0.5pp $654	+1.0pp $600

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: $51,225
• Closing costs: $6,147
• 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	14d	1	0.57mi
3501 177th St Country Club Hills, IL	2.0	2.0	839	$2,850	$3.40	0d	1	0.76mi
17306 Peach Grove Ln Hazel Crest, IL	4.0	1.0	1034	$2,700	$2.61	0d	1	0.94mi
3212 Charlemagne Ave Hazel Crest, IL	3.0	2.5	1412	$2,650	$1.88	0d	1	0.96mi
16752 Artesian Ave Hazel Crest, IL	3.0	1.0	867	$2,500	$2.88	0d	1	1.02mi
2308 170th St Hazel Crest, IL	3.0	2.0	1020	$2,400	$2.35	0d	1	1.04mi
16901 Orchard Ridge Ave Hazel Crest, IL	4.0	2.0	1406	$2,700	$1.92	0d	1	1.05mi
17561 Hillside Ave Homewood, IL	3.0	1.0	1174	$2,300	$1.96	0d	1	1.14mi
17561 Hillside Ave Homewood, IL	3.0	1.0	1174	$2,500	$2.13	18d	1	1.14mi
2173 171st St Hazel Crest, IL	3.0	1.5	1159	$2,350	$2.03	0d	1	1.16mi
3515 Bordeaux Ct Hazel Crest, IL	4.0	2.0	1486	$2,900	$1.95	3d	1	1.18mi
16751 Crane Ave Hazel Crest, IL	3.0	1.0	1200	$1,800	$1.50	0d	1	1.25mi
2107 171st St Unit 2107 Hazel Crest, IL	3.0	1.5	1158	$2,300	$1.99	0d	1	1.26mi
17984 Amherst Ct Country Club Hills, IL	2.0	1.0	1000	$1,900	$1.90	0d	1	1.49mi

Listing history 22 events

1. 2026-06-21
   days on market $204,900 Active 61 DOM
2. 2026-06-18
   days on market $204,900 Active 58 DOM
3. 2026-06-17
   days on market $204,900 Active 57 DOM
4. 2026-06-16
   days on market $204,900 Active 56 DOM
5. 2026-06-15
   days on market $204,900 Active 55 DOM
6. 2026-06-13
   days on market $204,900 Active 53 DOM
7. 2026-06-09
   days on market $204,900 Active 49 DOM
8. 2026-06-08
   days on market $204,900 Active 48 DOM
9. 2026-06-07
   days on market $204,900 Active 47 DOM
10. 2026-06-04
    days on market $204,900 Active 44 DOM
11. 2026-06-03
    days on market $204,900 Active 43 DOM
12. 2026-06-02
    days on market $204,900 Active 42 DOM
13. 2026-06-01
    days on market $204,900 Active 41 DOM
14. 2026-05-31
    days on market $204,900 Active 40 DOM
15. 2026-05-12
    price $204,900
16. 2026-05-04
    price $209,900
17. 2026-04-09
    historical
18. 2026-04-01
    historical
19. 2023-12-27
    soldstatus $190,000
20. 2023-12-22
    soldstatus $189,900 Closed 1313-char remark

    Show marketing remark (1313 chars)

    "Welcome to your new home! This charming three-bedroom, 1.5 bath brick house offers the perfect blend of comfort and style. Step inside to discover an open-concept kitchen and spacious living areas with two sitting areas, making it an ideal space for gatherings and relaxation. Notable updates include a roof that's only 15 years old, a modern AC system installed just 6 years ago, a furnace replaced just one year ago, and a water heater that's only 3 years old. The energy-efficient windows were upgraded 8 years ago, providing both insulation and natural light. The driveway was recently redone in the spring, adding to the property's curb appeal. Step outside to your private fenced yard, complete with a new wooden deck for outdoor entertainment and relaxation. Additionally, this property boasts a convenient two-car garage for your vehicles and extra storage. The basement comes with a unique feature-a built-in bunker in case of emergencies, providing peace of mind and added security. It's worth noting that this home has had only one owner, reflecting the care and pride taken in maintaining the property over the years. This well-maintained freshly painted home is ready for its new owner, offering the perfect canvas for your personal touch. Don't miss this opportunity to make it your own!"

21. 2023-11-22
    historical Contingent - No Showings 1313-char remark

    Show marketing remark (1313 chars)

    "Welcome to your new home! This charming three-bedroom, 1.5 bath brick house offers the perfect blend of comfort and style. Step inside to discover an open-concept kitchen and spacious living areas with two sitting areas, making it an ideal space for gatherings and relaxation. Notable updates include a roof that's only 15 years old, a modern AC system installed just 6 years ago, a furnace replaced just one year ago, and a water heater that's only 3 years old. The energy-efficient windows were upgraded 8 years ago, providing both insulation and natural light. The driveway was recently redone in the spring, adding to the property's curb appeal. Step outside to your private fenced yard, complete with a new wooden deck for outdoor entertainment and relaxation. Additionally, this property boasts a convenient two-car garage for your vehicles and extra storage. The basement comes with a unique feature-a built-in bunker in case of emergencies, providing peace of mind and added security. It's worth noting that this home has had only one owner, reflecting the care and pride taken in maintaining the property over the years. This well-maintained freshly painted home is ready for its new owner, offering the perfect canvas for your personal touch. Don't miss this opportunity to make it your own!"

22. 2023-11-14
    listed $179,900 Active 1313-char remark

    Show marketing remark (1313 chars)

    "Welcome to your new home! This charming three-bedroom, 1.5 bath brick house offers the perfect blend of comfort and style. Step inside to discover an open-concept kitchen and spacious living areas with two sitting areas, making it an ideal space for gatherings and relaxation. Notable updates include a roof that's only 15 years old, a modern AC system installed just 6 years ago, a furnace replaced just one year ago, and a water heater that's only 3 years old. The energy-efficient windows were upgraded 8 years ago, providing both insulation and natural light. The driveway was recently redone in the spring, adding to the property's curb appeal. Step outside to your private fenced yard, complete with a new wooden deck for outdoor entertainment and relaxation. Additionally, this property boasts a convenient two-car garage for your vehicles and extra storage. The basement comes with a unique feature-a built-in bunker in case of emergencies, providing peace of mind and added security. It's worth noting that this home has had only one owner, reflecting the care and pride taken in maintaining the property over the years. This well-maintained freshly painted home is ready for its new owner, offering the perfect canvas for your personal touch. Don't miss this opportunity to make it your own!"

ⓘ 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: $1,203 · $100/mo
• Projected year-2 tax: $2,927 · $244/mo
• Expected delta: +$1,724/yr (+$144/mo · 143.4%)

ⓘ 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 ≥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: $29,878
• − Mortgage interest: −$11,478
• − Property taxes: −$1,203
• − Insurance: −$1,024
• − Repairs & maintenance: −$2,390
• − Management: −$2,390
• − Depreciation: −$5,961
• Taxable income: $5,432
• Est. tax owed @ 24.0%: −$1,304
• After-tax cash flow: $7,178/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

+13.9% since first listed

8 events — show timeline

• 2026-05-12 Price Changed $204,900 MRED as Distributed by MLS Grid
• 2026-05-04 Price Changed $209,900 MRED as Distributed by MLS Grid
• 2026-04-09 Listing Removed — MRED as Distributed by MLS Grid
• 2026-04-01 Listing Removed — MRED as Distributed by MLS Grid
• 2023-12-27 Sold (Public Records) $190,000 Public Records
• 2023-12-22 Sold (MLS) $189,900 MRED as Distributed by MLS Grid
• 2023-11-22 Contingent — MRED as Distributed by MLS Grid
• 2023-11-14 Listed $179,900 MRED as Distributed by MLS Grid

Property tax history

-5.5%/yr

Latest (2023): $1,203 · -32.4% YoY. Source: county tax records.