2800 Lexington Dr · Hazel Crest, IL 60429

$199,000

3 bd · 1.0 ba · 1,073 sqft · SingleFamily public records · 66 Days on market

Built 1966 Est $195k · at est.

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Why this score? — see what drove the C- 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 +19.7/30.0
• 1% rule +7.4/10.0
• ARV discount +6.6/15.0
• DSCR +6.2/10.0
• 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

Well-maintained 3-bedroom, 2-bath residence located in Hazel Crest. This home features a versatile lower-level family room ideal for gatherings, plus a sunroom that provides additional living space in every season. A 2-car garage offers ample parking and storage. A fantastic opportunity to own a move-in ready home that combines style and practicality.

Key facts

• Sunroom
• 2-car garage
• 2 garage spots

Tags

• LOWER-LEVEL FAMILY ROOM
• SUNROOM
• 2-CAR GARAGE

Property features AI

Finance

• Other: Parcel number 28253250220000
• HOA & community: No master association fees required

Exterior

• Parking: Attached garage with 2 parking spaces (2 total)
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; Two stories; Fee simple ownership
• Construction: Vinyl siding exterior; Built approximately 51–60 years ago; Property was built before 1978
• Exterior features: Less than 1/4 acre lot; Lot dimensions: 9310; School bus service available; Interstate access nearby; Property located on a corner (northwest side of street)

Interior

• Kitchen: Kitchen on the main level (17 x 12)
• Bedrooms: Three bedrooms total; Main-level master bedroom (15 x 10); Main-level bedroom (14 x 10); Main-level bedroom (11 x 10)
• Bathrooms: Two full bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Seven total rooms; Family room on the lower level; Living room on the main level; Dining room
• Laundry & utility: Lower-level laundry room (10 x 9)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $232 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $199k).
• Recommended offer: $187k (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-, 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 $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 6y ago; this cycle's ask has dropped $31k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $79k; list at $199k implies a 152% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price.

Recommended offer $187,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 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 1966 — 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 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?
8. 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.
9. 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.
10. 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: 1.24% ✓
• Cap rate: 7.69%
• Cash-on-cash: 5.00%
• DSCR: 1.22
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $195,286
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2800 Lexington Dr	0.00mi	3/2.0	1,073 (0%)	0mo	$180,000	$168	96
2818 Tennyson Pl	0.15mi	3/1.0	1,085 (+1%)	6mo	$130,000	$120	86
2912 175th St	0.19mi	3/1.0	1,044 (-3%)	3mo	$209,500	$201	84
17417 Kedzie Ave	0.47mi	3/2.0	1,100 (+2%)	0mo	$200,000	$182	70
17411 Kedzie Ave	0.47mi	3/2.0	1,083 (+1%)	8mo	$199,000	$184	66
17303 Kedzie Ave	0.49mi	3/2.0	1,093 (+2%)	5mo	$204,000	$187	66
17312 Poe Ave	0.44mi	4/1.0 (+1)	1,187 (+11%)	0mo	$199,000	$168	56
17135 Highland Ave	0.33mi	3/2.0	1,200 (+12%)	8mo	$219,700	$183	54
17649 Dundee Ave	0.55mi	2/1.0 (-1)	952 (-11%)	5mo	$164,000	$172	46
17510 Western Ave	0.52mi	2/1.0 (-1)	1,215 (+13%)	5mo	$130,000	$107	45
17561 Hillside Ave	0.73mi	2/1.0 (-1)	1,174 (+9%)	3mo	$155,000	$132	43
2441 Spruce Rd	0.48mi	2/1.0 (-1)	1,225 (+14%)	8mo	$225,000	$184	42

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: -8.4%
• Equity multiple: 0.69×
• Total profit: $-17,211
• Equity at exit: $29,672

10-year hold

• IRR: 1.3%
• Equity multiple: 1.09×
• Total profit: $5,072
• Equity at exit: $17,206

Cash invested: $55,720 (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: 6.7×

Monthly cashflow live

• Estimated rent: $2,476 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$598 /mo · $7,171/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$520
• Net cashflow: $232

Break-even live

Break-even rent $2,182

Max offer price $199,000

Occupancy floor 86%

Sensitivity live

Price	-10% $345	-5% $288	+0% $232	+5% $176	+10% $119
Rent	-10% $36	-5% $134	+0% $232	+5% $330	+10% $428
Rate	-1.0pp $332	-0.5pp $283	base $232	+0.5pp $181	+1.0pp $128

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: $49,750
• Closing costs: $5,970
• 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	0.20mi
17561 Hillside Ave Homewood, IL	3.0	1.0	1174	$2,500	$2.13	17d	1	0.73mi
17561 Hillside Ave Homewood, IL	3.0	1.0	1174	$2,300	$1.96	0d	1	0.73mi
2308 170th St Hazel Crest, IL	3.0	2.0	1020	$2,400	$2.35	0d	1	0.83mi
2173 171st St Hazel Crest, IL	3.0	1.5	1159	$2,350	$2.03	0d	1	0.88mi
16901 Orchard Ridge Ave Hazel Crest, IL	4.0	2.0	1406	$2,700	$1.92	0d	1	0.88mi
3212 Charlemagne Ave Hazel Crest, IL	3.0	2.5	1412	$2,650	$1.88	0d	1	0.93mi
3501 177th St Country Club Hills, IL	2.0	2.0	839	$2,850	$3.40	0d	1	0.94mi
16752 Artesian Ave Hazel Crest, IL	3.0	1.0	867	$2,500	$2.88	0d	1	0.95mi
2107 171st St Unit 2107 Hazel Crest, IL	3.0	1.5	1158	$2,300	$1.99	0d	1	0.96mi
16751 Crane Ave Hazel Crest, IL	3.0	1.0	1200	$1,800	$1.50	0d	1	1.10mi
2420 183rd St Homewood, IL	2.0	1.0	1100	$1,750	$1.59	12d	1	1.16mi
3515 Bordeaux Ct Hazel Crest, IL	4.0	2.0	1486	$2,900	$1.95	2d	1	1.22mi
17306 Peach Grove Ln Hazel Crest, IL	4.0	1.0	1034	$2,700	$2.61	0d	1	1.29mi

Listing history 26 events

1. 2026-04-28
   status Pending
2. 2026-04-11
   price $199,000
3. 2026-04-05
   price $209,000
4. 2026-02-20
   listed $229,900 Active
5. 2025-04-04
   historical
6. 2024-11-08
   price
7. 2024-07-23
   listed Active
8. 2023-09-10
   historical
9. 2023-09-10
   status Temporarily No Showings
10. 2023-09-09
    historical
11. 2023-06-28
    price
12. 2023-05-05
    listed Active
13. 2022-09-17
    historical
14. 2022-06-22
    price
15. 2022-06-02
    listed Active
16. 2021-03-11
    soldstatus $79,000
17. 2021-02-19
    soldstatus $79,000 Closed Sale
18. 2021-01-26
    status Pending
19. 2021-01-24
    price $79,000
20. 2021-01-24
    status Reactivated
21. 2020-12-14
    status Pending
22. 2020-12-14
    price $83,000
23. 2020-12-07
    listed $88,000 New
24. 1995-01-30
    soldstatus $87,000
25. 1986-03-01
    soldstatus $74,000
26. 1978-09-11
    soldstatus $58,000

ⓘ 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: $7,171 · $598/mo
• Projected year-2 tax: $7,171 · $598/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 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $29,715
• − Mortgage interest: −$11,147
• − Property taxes: −$7,171
• − Insurance: −$995
• − Repairs & maintenance: −$2,377
• − Management: −$2,377
• − Depreciation: −$5,789
• Taxable loss: −$142
• Est. tax savings @ 24.0%: +$34
• After-tax cash flow: $2,820/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

+243.1% since first listed

26 events — show timeline

• 2026-04-28 Pending — MRED as Distributed by MLS Grid
• 2026-04-11 Price Changed $199,000 MRED as Distributed by MLS Grid
• 2026-04-05 Price Changed $209,000 MRED as Distributed by MLS Grid
• 2026-02-20 Listed $229,900 MRED as Distributed by MLS Grid
• 2025-04-04 Listing Removed — MRED as Distributed by MLS Grid
• 2024-11-08 Price Changed — MRED as Distributed by MLS Grid
• 2024-07-23 Listed — MRED as Distributed by MLS Grid
• 2023-09-10 Listing Removed — MRED as Distributed by MLS Grid
• 2023-09-10 Relisted — MRED as Distributed by MLS Grid
• 2023-09-09 Listing Removed — MRED as Distributed by MLS Grid
• 2023-06-28 Price Changed — MRED as Distributed by MLS Grid
• 2023-05-05 Listed — MRED as Distributed by MLS Grid
• 2022-09-17 Listing Removed — MRED as Distributed by MLS Grid
• 2022-06-22 Price Changed — MRED as Distributed by MLS Grid
• 2022-06-02 Listed — MRED as Distributed by MLS Grid
• 2021-03-11 Sold (Public Records) $79,000 Public Records
• 2021-02-19 Sold (MLS) $79,000 MRED as Distributed by MLS Grid
• 2021-01-26 Pending — MRED as Distributed by MLS Grid
• 2021-01-24 Price Changed $79,000 MRED as Distributed by MLS Grid
• 2021-01-24 Relisted — MRED as Distributed by MLS Grid
• 2020-12-14 Pending — MRED as Distributed by MLS Grid
• 2020-12-14 Price Changed $83,000 MRED as Distributed by MLS Grid
• 2020-12-07 Listed $88,000 MRED as Distributed by MLS Grid
• 1995-01-30 Sold (Public Records) $87,000 Public Records
• 1986-03-01 Sold (Public Records) $74,000 Public Records
• 1978-09-11 Sold (Public Records) $58,000 Public Records

Property tax history

+6.1%/yr

Latest (2023): $7,171 · +1.5% YoY. Source: county tax records.