3950 171st Pl · Country Club Hills, IL 60478

$199,900

3 bd · 1.5 ba · 1,066 sqft · SingleFamily public records · 34 Days on market

Built 1971 0.31 ac 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 +18.7/30.0
• 1% rule +8.1/10.0
• DSCR +5.9/10.0
• 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 MLS

SUPER ATTRACTIVE SPLIT HAS A GREAT YARD AND IT IS LOCATED ON A NICE BLOCK. THE HOME FEATURES THREE BEDROOMS, 1.5 BATHS, SIDE DRIVE, A GARAGE AND A FINISHED REC ROOM. THIS HOME IS PRICED TO SELL!! LOT/ROOM SIZES ESTIMATED. THE SELLER IS OFFERING SPECIAL FINANCING WITH INCENTIVES. MUST HAVE PREQUAL FROM SLRS PREF LENDER. CORPORATE OWNED! SOLD AS IS-NO DISCLOSURES-ADDENDUMS REQUIRED.

Key facts

• Large backyard
• Natural light
• Split-level home

Tags

• SPLIT-LEVEL HOME
• LARGE BACKYARD
• NATURAL LIGHT

Property features AI

Finance

• Other: Property not currently leased; Possession at closing
• Financial info: Special service area: No
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage (owned); Asphalt driveway; Two garage spaces (two total parking spaces)
• Utilities: Water source: Lake Michigan; Public sewer
• Home design: Detached single-family home; Split-level / tri-level design; Fee simple ownership
• Construction: Brick and frame construction; Built approximately 51–60 years ago; Built before 1978
• Exterior features: Deck; Porch; Screened porch

Interior

• Kitchen: Kitchen on main level; Range; Refrigerator
• Bedrooms: Four bedrooms total; Master bedroom on the second level; Additional bedrooms on second and lower levels
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Seven total rooms; Dining room; Family room (lower level); Living room (main level)
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $199 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $200k).
• Recommended offer: $194k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 75/100 on livability (#212 in IL, #3,963 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime D+, health & safety D+, schools 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: 94 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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 34 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y ago; this cycle's ask has dropped $40k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $90k; list at $200k implies a 121% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.5% of price.

Recommended offer $193,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-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 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?
7. 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?
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: 1.31% ✓
• Cap rate: 7.49%
• Cash-on-cash: 4.27%
• DSCR: 1.19
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $190,814
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3704 Tamarind Ln	0.24mi	3/1.5	1,066 (0%)	1mo	$189,000	$177	88
3800 171st St	0.18mi	3/1.5	1,066 (0%)	5mo	$280,000	$263	88
4050 Russet Way	0.18mi	3/2.0	1,058 (-1%)	1mo	$259,000	$245	87
17137 Coventry Ln	0.12mi	3/2.0	1,095 (+3%)	2mo	$150,000	$137	86
16843 Briargate Dr	0.46mi	3/1.5	1,072 (+1%)	2mo	$135,000	$126	76
3618 Peach Grove Ln	0.30mi	3/1.0	1,092 (+2%)	5mo	$175,000	$160	76
3617 Coventry Ct	0.45mi	3/2.0	1,064 (-0%)	1mo	$240,000	$226	76
17620 Winston Dr	0.56mi	3/1.0	1,091 (+2%)	3mo	$195,000	$179	65
17304 Peach Grov Ave	0.26mi	3/1.0	960 (-10%)	7mo	$143,500	$149	64
3324 Laurel Ln	0.72mi	4/1.5 (+1)	1,056 (-1%)	4mo	$188,700	$179	57
17000 Magnolia Dr	0.40mi	4/2.0 (+1)	1,184 (+11%)	3mo	$265,000	$224	54
17109 Magnolia Dr	0.35mi	4/2.0 (+1)	1,177 (+10%)	7mo	$228,000	$194	53

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: -9.4%
• Equity multiple: 0.65×
• Total profit: $-19,359
• Equity at exit: $29,806

10-year hold

• IRR: 0.2%
• Equity multiple: 1.02×
• Total profit: $879
• Equity at exit: $17,284

Cash invested: $55,972 (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 60478

• Home prices YoY: -27.3%
• Active inventory: 94
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $2,627 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$744 /mo · $8,930/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$552
• Net cashflow: $199

Break-even live

Break-even rent $2,374

Max offer price $199,900

Occupancy floor 87%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 6 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	1d	1	0.24mi
3501 177th St Country Club Hills, IL	2.0	2.0	839	$2,850	$3.40	1d	1	0.82mi
17984 Amherst Ct Country Club Hills, IL	2.0	1.0	1000	$1,900	$1.90	1d	1	0.97mi
18019 Ravisloe Ter Country Club Hills, IL	3.0	1.5	1150	$2,800	$2.43	1d	1	1.09mi
3515 Bordeaux Ct Hazel Crest, IL	4.0	2.0	1486	$2,900	$1.95	2d	1	1.26mi
16450 Roy St Oak Forest, IL	3.0	1.5	1500	$2,400	$1.60	18d	1	1.40mi

Listing history 26 events

1. 2026-06-18
   days on market $199,900 Active 34 DOM
2. 2026-06-17
   days on market $199,900 Active 33 DOM
3. 2026-06-16
   days on market $199,900 Active 32 DOM
4. 2026-06-15
   days on market $199,900 Active 31 DOM
5. 2026-06-13
   pricedays on market $199,900 Active 29 DOM
6. 2026-06-09
   days on market $214,900 Active 25 DOM
7. 2026-06-08
   days on market $214,900 Active 24 DOM
8. 2026-06-07
   pricedays on market $214,900 Active 23 DOM
9. 2026-06-04
   days on market $229,900 Active 20 DOM
10. 2026-06-03
    days on market $229,900 Active 19 DOM
11. 2026-06-02
    days on market $229,900 Active 18 DOM
12. 2026-06-01
    days on market $229,900 Active 17 DOM
13. 2026-05-31
    days on market $229,900 Active 16 DOM
14. 2026-05-15
    listed $239,900 Active
15. 2013-03-18
    soldstatus $90,500
16. 2013-02-08
    status Pending
17. 2013-01-16
    price Price Change
18. 2012-11-16
    price Price Change
19. 2012-10-14
    price Price Change
20. 2012-09-14
    listed New
21. 2012-06-22
    soldstatus $43,000 Closed Sale 384-char remark

    Show marketing remark (384 chars)

    SUPER ATTRACTIVE SPLIT HAS A GREAT YARD AND IT IS LOCATED ON A NICE BLOCK. THE HOME FEATURES THREE BEDROOMS, 1.5 BATHS, SIDE DRIVE, A GARAGE AND A FINISHED REC ROOM. THIS HOME IS PRICED TO SELL!! LOT/ROOM SIZES ESTIMATED. THE SELLER IS OFFERING SPECIAL FINANCING WITH INCENTIVES. MUST HAVE PREQUAL FROM SLRS PREF LENDER. CORPORATE OWNED! SOLD AS IS-NO DISCLOSURES-ADDENDUMS REQUIRED.

22. 2011-11-01
    status Pending 384-char remark

    Show marketing remark (384 chars)

    SUPER ATTRACTIVE SPLIT HAS A GREAT YARD AND IT IS LOCATED ON A NICE BLOCK. THE HOME FEATURES THREE BEDROOMS, 1.5 BATHS, SIDE DRIVE, A GARAGE AND A FINISHED REC ROOM. THIS HOME IS PRICED TO SELL!! LOT/ROOM SIZES ESTIMATED. THE SELLER IS OFFERING SPECIAL FINANCING WITH INCENTIVES. MUST HAVE PREQUAL FROM SLRS PREF LENDER. CORPORATE OWNED! SOLD AS IS-NO DISCLOSURES-ADDENDUMS REQUIRED.

23. 2011-11-01
    historical Contingent 384-char remark

    Show marketing remark (384 chars)

    SUPER ATTRACTIVE SPLIT HAS A GREAT YARD AND IT IS LOCATED ON A NICE BLOCK. THE HOME FEATURES THREE BEDROOMS, 1.5 BATHS, SIDE DRIVE, A GARAGE AND A FINISHED REC ROOM. THIS HOME IS PRICED TO SELL!! LOT/ROOM SIZES ESTIMATED. THE SELLER IS OFFERING SPECIAL FINANCING WITH INCENTIVES. MUST HAVE PREQUAL FROM SLRS PREF LENDER. CORPORATE OWNED! SOLD AS IS-NO DISCLOSURES-ADDENDUMS REQUIRED.

24. 2011-09-29
    listed $54,900 New 384-char remark

    Show marketing remark (384 chars)

    SUPER ATTRACTIVE SPLIT HAS A GREAT YARD AND IT IS LOCATED ON A NICE BLOCK. THE HOME FEATURES THREE BEDROOMS, 1.5 BATHS, SIDE DRIVE, A GARAGE AND A FINISHED REC ROOM. THIS HOME IS PRICED TO SELL!! LOT/ROOM SIZES ESTIMATED. THE SELLER IS OFFERING SPECIAL FINANCING WITH INCENTIVES. MUST HAVE PREQUAL FROM SLRS PREF LENDER. CORPORATE OWNED! SOLD AS IS-NO DISCLOSURES-ADDENDUMS REQUIRED.

25. 1977-01-10
    soldstatus $40,000
26. 1977-01-10
    soldstatus $40,000

ⓘ 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: $8,930 · $744/mo
• Projected year-2 tax: $8,930 · $744/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: $31,520
• − Mortgage interest: −$11,198
• − Property taxes: −$8,930
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,522
• − Management: −$2,522
• − Depreciation: −$5,815
• Taxable loss: −$466
• Est. tax savings @ 24.0%: +$112
• After-tax cash flow: $2,503/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 — Country Club Hills

• Score: 75/100
• State rank: #212
• US rank: #3963

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Country Club Hills, IL
• City population: 16,549
• Population (ZIP): 16,549

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 (87%)
• Race & ethnicity: Black 87% White 8% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Romanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Spanish 2%

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: ▼ -79.73%
• Current HPI: 212.3917
• 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

+499.7% since first listed

13 events — show timeline

• 2026-05-15 Listed $239,900 MRED as Distributed by MLS Grid
• 2013-03-18 Sold (Public Records) $90,500 Public Records
• 2013-02-08 Pending — MRED as Distributed by MLS Grid
• 2013-01-16 Price Changed — MRED as Distributed by MLS Grid
• 2012-11-16 Price Changed — MRED as Distributed by MLS Grid
• 2012-10-14 Price Changed — MRED as Distributed by MLS Grid
• 2012-09-14 Listed — MRED as Distributed by MLS Grid
• 2012-06-22 Sold (MLS) $43,000 MRED as Distributed by MLS Grid
• 2011-11-01 Pending — MRED as Distributed by MLS Grid
• 2011-11-01 Contingent — MRED as Distributed by MLS Grid
• 2011-09-29 Listed $54,900 MRED as Distributed by MLS Grid
• 1977-01-10 Sold (Public Records) $40,000 Public Records
• 1977-01-10 Sold (Public Records) $40,000 Public Records

Property tax history

+5.6%/yr

Latest (2023): $8,930 · +5.4% YoY. Source: county tax records.