17216 Peach Grove Ln · Hazel Crest, IL 60429

$179,900

3 bd · 1.0 ba · 960 sqft · SingleFamily public records · 83 Days on market

Built 1971 Est $172k · at est.

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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
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• ARV discount +5.4/15.0
• 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

Very nice recently updated ranch styled home in Hazel Crest. This home has three nicely sized bedrooms for it size. Nicely sized living room area and a large recently updated kitchen. New stainless steel kitchen appliances and updated bathroom. Large deck ideal for entertaining. Detached two car garage and plenty of off-street parking on the long driveway. This home is being sold as is and room sizes are estimated. See this one today and make it yours!

Key facts

• Large deck
• Off-street parking
• Updated bathroom

Tags

• LARGE DECK
• UPDATED BATHROOM
• OFF-STREET PARKING

Property features AI

Finance

• Financial info: Homeowner tax exemption
• HOA & community: No master association fee required

Exterior

• Parking: Two parking spaces; Owned parking
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; One-story layout; Fee simple ownership; Built before 1978
• Construction: Vinyl siding; Asphalt roof; Approximately 51–60 years old
• Exterior features: Lot less than 0.25 acre; Lot dimensions listed as 7006; Asphalt driveway; Off-street parking

Interior

• Kitchen: Kitchen on main level (15 x 13); Range; Microwave; Dishwasher; Refrigerator
• Bedrooms: Master bedroom on main level (13 x 13) with blinds; Bedroom 2 on main level (9 x 13) with blinds; Bedroom 3 on main level (9 x 9) with blinds
• Flooring: Vinyl flooring throughout main living areas and bedrooms
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Five total rooms
• Laundry & utility: Main-level laundry room (5 x 7)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $698 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $180k).
• Recommended offer: $169k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.9% 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-, 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: Hillcrest High School (math 4% / reading 4%, grade F, #657 of 693 statewide, top 95%, 1,314 students, 0% FRL).
• Zoned-school proficiency averages 4% at this address vs 16% district-wide (-12 pts) — the specific schools serving this property underperform the Bremen Chsd 228 average; the district grade overstates school quality for this exact location.
• Market conditions: 79 active listings in the ZIP; 3 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 $50k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($169k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $169,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 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 1971 — 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: 1.47% ✓
• Cap rate: 10.95%
• Cash-on-cash: 16.62%
• DSCR: 1.74
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $171,840
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17304 Peach Grov Ave	0.06mi	3/1.0	960 (0%)	7mo	$143,500	$149	91
3704 Tamarind Ln	0.06mi	3/1.5	1,066 (+11%)	1mo	$189,000	$177	76
3617 Coventry Ct	0.24mi	3/2.0	1,064 (+11%)	1mo	$240,000	$226	66
3800 171st St	0.24mi	3/1.5	1,066 (+11%)	5mo	$280,000	$263	64
3618 Peach Grove Ln	0.19mi	3/1.0	1,092 (+14%)	5mo	$175,000	$160	64
4050 Russet Way	0.32mi	3/2.0	1,058 (+10%)	1mo	$259,000	$245	63
17137 Coventry Ln	0.32mi	3/2.0	1,095 (+14%)	2mo	$150,000	$137	56
17620 Winston Dr	0.42mi	3/1.0	1,091 (+14%)	3mo	$195,000	$179	55
16843 Briargate Dr	0.61mi	3/1.5	1,072 (+12%)	2mo	$135,000	$126	49
17801 Yale Ln	0.73mi	3/1.5	1,040 (+8%)	3mo	$206,000	$198	48
3324 Laurel Ln	0.66mi	4/1.5 (+1)	1,056 (+10%)	4mo	$188,700	$179	42
3318 Tulip Dr	0.71mi	3/1.5	1,093 (+14%)	1mo	$225,000	$206	41

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: 7.8%
• Equity multiple: 1.31×
• Total profit: $15,418
• Equity at exit: $26,824

10-year hold

• IRR: 17.1%
• Equity multiple: 2.41×
• Total profit: $71,176
• Equity at exit: $15,554

Cash invested: $50,372 (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: 5.7×

Monthly cashflow live

• Estimated rent: $2,642 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$371 /mo · $4,449/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$555
• Net cashflow: $698

Break-even live

Break-even rent $1,758

Max offer price $179,900

Occupancy floor 69%

Sensitivity live

Price	-10% $800	-5% $749	+0% $698	+5% $647	+10% $596
Rent	-10% $489	-5% $593	+0% $698	+5% $802	+10% $906
Rate	-1.0pp $788	-0.5pp $744	base $698	+0.5pp $651	+1.0pp $604

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17306 Peach Grove Ln Hazel Crest, IL	4.0	1.0	1034	$2,700	$2.61	0d	1	0.08mi
3501 177th St Country Club Hills, IL	2.0	2.0	839	$2,850	$3.40	0d	1	0.65mi
17984 Amherst Ct Country Club Hills, IL	2.0	1.0	1000	$1,900	$1.90	0d	1	0.86mi

Listing history 19 events

1. 2026-06-21
   days on market $179,900 Active 83 DOM
2. 2026-06-18
   days on market $179,900 Active 80 DOM
3. 2026-06-17
   days on market $179,900 Active 79 DOM
4. 2026-06-16
   days on market $179,900 Active 78 DOM
5. 2026-06-15
   days on market $179,900 Active 77 DOM
6. 2026-06-13
   days on market $179,900 Active 75 DOM
7. 2026-06-09
   days on market $179,900 Active 71 DOM
8. 2026-06-08
   days on market $179,900 Active 70 DOM
9. 2026-06-07
   days on market $179,900 Active 69 DOM
10. 2026-06-04
    days on market $179,900 Active 66 DOM
11. 2026-06-03
    pricedays on market $179,900 Active 65 DOM
12. 2026-06-02
    days on market $189,900 Active 64 DOM
13. 2026-06-01
    days on market $189,900 Active 63 DOM
14. 2026-05-31
    days on market $189,900 Active 62 DOM
15. 2026-05-05
    status Active
16. 2026-04-28
    historical Contingent - Continue to Show
17. 2026-03-28
    listed $189,900 Active
18. 2024-04-16
    historical
19. 2024-04-16
    listed Temporarily No Showings

ⓘ 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: $4,449 · $371/mo
• Projected year-2 tax: $4,449 · $371/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 ≥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: $31,699
• − Mortgage interest: −$10,077
• − Property taxes: −$4,449
• − Insurance: −$900
• − Repairs & maintenance: −$2,536
• − Management: −$2,536
• − Depreciation: −$5,233
• Taxable income: $5,968
• Est. tax owed @ 24.0%: −$1,432
• After-tax cash flow: $6,941/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

5 events — show timeline

• 2026-05-05 Relisted — MRED as Distributed by MLS Grid
• 2026-04-28 Contingent — MRED as Distributed by MLS Grid
• 2026-03-28 Listed $189,900 MRED as Distributed by MLS Grid
• 2024-04-16 Listing Removed — MRED as Distributed by MLS Grid
• 2024-04-16 Listed — MRED as Distributed by MLS Grid

Property tax history

+4.4%/yr

Latest (2023): $4,449 · +3.1% YoY. Source: county tax records.