1021 W 173rd St · East Hazel Crest, IL 60429

$169,000

3 bd · 2.0 ba · 1,078 sqft · SingleFamily public records · 92 Days on market

Built 1955 1.64 ac lot Est $195k · 13% under ↓ 10% since listing

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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
• ARV discount +13.5/15.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

A rare retreat! 1.6 partially wooded acres of quiet so very close to practically everything! ONE MILE from the highway. Less than a mile from Wind Creek. 5 minutes to Starbucks, Target, grocery stores, dining and more. This adorable cape cod is ready for your upgrades to make it shine. It features one bedroom and a full bath on the main floor, and two large bedrooms upstairs with another full bath plus plenty of closets for storage. There's room to spread out both indoors and outdoors. The 10 x 12 screen porch gives you a place to relax and the 22 x 25 garage gives plenty of room for vehicles and hobbies. Schedule your private tour of this home and discover the best of the country right in the city.

Key facts

• Large bedrooms
• Room for hobbies
• Plenty of closets

Tags

• PARTIALLY WOODED ACRES
• SCREEN PORCH
• LARGE BEDROOMS
• PLENTY OF CLOSETS
• ROOM FOR VEHICLES
• ROOM FOR HOBBIES

Property features AI

Finance

• Other: Built before 1978
• HOA & community: No master association fee required

Exterior

• Parking: About 5.5 total parking spaces; Approximately 2.5 garage spaces; Detached garage with garage door opener; Driveway
• Utilities: Water: Lake Michigan and public; Sewer: Public sewer
• Home design: Detached single-family home; 1.5-story layout; Fee simple ownership
• Construction: Built approximately 71–80 years ago; Aluminum siding; Not rebuilt or rehabbed
• Exterior features: Lot approximately 1.0–1.99 acres; Lot dimensions about 300 x 240; Interstate access

Interior

• Kitchen: Kitchen on main level (12 x 10)
• Bedrooms: Three bedrooms total; Master bedroom on main level (13 x 12); Two additional bedrooms on second level (each 17 x 11)
• Bathrooms: Two full bathrooms
• Heating & cooling: Natural gas heating; Window air conditioning units
• Interior features: Seven total rooms; Recreation room (main level); Combined dining and living areas; Crawl space basement
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $720 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $169k).
• Recommended offer: $154k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 75/100 on livability (#228 in IL, #4,238 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: employment C-, schools F, amenities F.
• Thornton Twp Hsd 205 (suburban): math 7% / reading 8% proficiency, ranked #594 of 620 in IL (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 80 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 1d 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 $47k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $18k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $153,790 (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 1955 — 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 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. 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.
7. 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.
8. 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: 11.41%
• Cash-on-cash: 18.27%
• DSCR: 1.81
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $195,118
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1314 174th St	0.36mi	3/2.0	1,169 (+8%)	4mo	$187,250	$160	66
1321 172nd St	0.40mi	4/1.5 (+1)	1,153 (+7%)	3mo	$225,000	$195	60
1005 173rd St	0.05mi	2/1.5 (-1)	1,179 (+9%)	24mo	$213,000	$181	55
1514 173rd St	0.60mi	3/1.0	924 (-14%)	3mo	$137,000	$148	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: 10.0%
• Equity multiple: 1.39×
• Total profit: $18,581
• Equity at exit: $25,198

10-year hold

• IRR: 19.1%
• Equity multiple: 2.60×
• Total profit: $75,595
• Equity at exit: $14,612

Cash invested: $47,320 (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: 80
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $2,481 medium
• Mortgage (P&I): −$886
• Tax from tax record: −$283 /mo · $3,395/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$521
• Net cashflow: $720

Break-even live

Break-even rent $1,569

Max offer price $169,000

Occupancy floor 66%

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18117 Loomis Ave Homewood, IL	4.0	2.0	1500	$2,800	$1.87	4d	1	1.07mi
2107 171st St Unit 2107 Hazel Crest, IL	3.0	1.5	1158	$2,300	$1.99	1d	1	1.32mi
2173 171st St Hazel Crest, IL	3.0	1.5	1159	$2,350	$2.03	1d	1	1.42mi

Listing history 13 events

1. 2026-06-04
   status $169,000 Pending 92 DOM
2. 2026-06-03
   days on market $169,000 Contingent - Continue to Show 92 DOM
3. 2026-06-02
   days on market $169,000 Contingent - Continue to Show 91 DOM
4. 2026-06-01
   days on market $169,000 Contingent - Continue to Show 90 DOM
5. 2026-05-31
   days on market $169,000 Contingent - Continue to Show 89 DOM
6. 2026-05-20
   historical Active Under Contract 708-char remark

   Show marketing remark (708 chars)

   A rare retreat! 1.6 partially wooded acres of quiet so very close to practically everything! ONE MILE from the highway. Less than a mile from Wind Creek. 5 minutes to Starbucks, Target, grocery stores, dining and more. This adorable cape cod is ready for your upgrades to make it shine. It features one bedroom and a full bath on the main floor, and two large bedrooms upstairs with another full bath plus plenty of closets for storage. There's room to spread out both indoors and outdoors. The 10 x 12 screen porch gives you a place to relax and the 22 x 25 garage gives plenty of room for vehicles and hobbies. Schedule your private tour of this home and discover the best of the country right in the city.

7. 2026-05-20
   historical Contingent - Continue to Show

   Show marketing remark (708 chars)

   A rare retreat! 1.6 partially wooded acres of quiet so very close to practically everything! ONE MILE from the highway. Less than a mile from Wind Creek. 5 minutes to Starbucks, Target, grocery stores, dining and more. This adorable cape cod is ready for your upgrades to make it shine. It features one bedroom and a full bath on the main floor, and two large bedrooms upstairs with another full bath plus plenty of closets for storage. There's room to spread out both indoors and outdoors. The 10 x 12 screen porch gives you a place to relax and the 22 x 25 garage gives plenty of room for vehicles and hobbies. Schedule your private tour of this home and discover the best of the country right in the city.

8. 2026-04-13
   price $169,000 708-char remark

   Show marketing remark (708 chars)

   A rare retreat! 1.6 partially wooded acres of quiet so very close to practically everything! ONE MILE from the highway. Less than a mile from Wind Creek. 5 minutes to Starbucks, Target, grocery stores, dining and more. This adorable cape cod is ready for your upgrades to make it shine. It features one bedroom and a full bath on the main floor, and two large bedrooms upstairs with another full bath plus plenty of closets for storage. There's room to spread out both indoors and outdoors. The 10 x 12 screen porch gives you a place to relax and the 22 x 25 garage gives plenty of room for vehicles and hobbies. Schedule your private tour of this home and discover the best of the country right in the city.

9. 2026-04-13
   price $169,000

   Show marketing remark (708 chars)

   A rare retreat! 1.6 partially wooded acres of quiet so very close to practically everything! ONE MILE from the highway. Less than a mile from Wind Creek. 5 minutes to Starbucks, Target, grocery stores, dining and more. This adorable cape cod is ready for your upgrades to make it shine. It features one bedroom and a full bath on the main floor, and two large bedrooms upstairs with another full bath plus plenty of closets for storage. There's room to spread out both indoors and outdoors. The 10 x 12 screen porch gives you a place to relax and the 22 x 25 garage gives plenty of room for vehicles and hobbies. Schedule your private tour of this home and discover the best of the country right in the city.

10. 2026-03-18
    price $179,000 708-char remark

    Show marketing remark (708 chars)

    A rare retreat! 1.6 partially wooded acres of quiet so very close to practically everything! ONE MILE from the highway. Less than a mile from Wind Creek. 5 minutes to Starbucks, Target, grocery stores, dining and more. This adorable cape cod is ready for your upgrades to make it shine. It features one bedroom and a full bath on the main floor, and two large bedrooms upstairs with another full bath plus plenty of closets for storage. There's room to spread out both indoors and outdoors. The 10 x 12 screen porch gives you a place to relax and the 22 x 25 garage gives plenty of room for vehicles and hobbies. Schedule your private tour of this home and discover the best of the country right in the city.

11. 2026-03-18
    price $179,000

    Show marketing remark (708 chars)

    A rare retreat! 1.6 partially wooded acres of quiet so very close to practically everything! ONE MILE from the highway. Less than a mile from Wind Creek. 5 minutes to Starbucks, Target, grocery stores, dining and more. This adorable cape cod is ready for your upgrades to make it shine. It features one bedroom and a full bath on the main floor, and two large bedrooms upstairs with another full bath plus plenty of closets for storage. There's room to spread out both indoors and outdoors. The 10 x 12 screen porch gives you a place to relax and the 22 x 25 garage gives plenty of room for vehicles and hobbies. Schedule your private tour of this home and discover the best of the country right in the city.

12. 2026-03-03
    listed $187,500 Active 708-char remark

    Show marketing remark (708 chars)

    A rare retreat! 1.6 partially wooded acres of quiet so very close to practically everything! ONE MILE from the highway. Less than a mile from Wind Creek. 5 minutes to Starbucks, Target, grocery stores, dining and more. This adorable cape cod is ready for your upgrades to make it shine. It features one bedroom and a full bath on the main floor, and two large bedrooms upstairs with another full bath plus plenty of closets for storage. There's room to spread out both indoors and outdoors. The 10 x 12 screen porch gives you a place to relax and the 22 x 25 garage gives plenty of room for vehicles and hobbies. Schedule your private tour of this home and discover the best of the country right in the city.

13. 2026-03-03
    listed $187,500 Active

    Show marketing remark (708 chars)

    A rare retreat! 1.6 partially wooded acres of quiet so very close to practically everything! ONE MILE from the highway. Less than a mile from Wind Creek. 5 minutes to Starbucks, Target, grocery stores, dining and more. This adorable cape cod is ready for your upgrades to make it shine. It features one bedroom and a full bath on the main floor, and two large bedrooms upstairs with another full bath plus plenty of closets for storage. There's room to spread out both indoors and outdoors. The 10 x 12 screen porch gives you a place to relax and the 22 x 25 garage gives plenty of room for vehicles and hobbies. Schedule your private tour of this home and discover the best of the country right in the city.

ⓘ 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: $3,395 · $283/mo
• Projected year-2 tax: $3,616 · $301/mo
• Expected delta: +$221/yr (+$18/mo · 6.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 71% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥102°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,773
• − Mortgage interest: −$9,467
• − Property taxes: −$3,395
• − Insurance: −$845
• − Repairs & maintenance: −$2,382
• − Management: −$2,382
• − Depreciation: −$4,916
• Taxable income: $6,386
• Est. tax owed @ 24.0%: −$1,533
• After-tax cash flow: $7,113/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 Twp Hsd 205
• NCES district ID: 1738970
• Math proficiency: 7% ▬ 0.00%
• Reading proficiency: 8% ▼ -2.00%
• Median HH income: $43,392
• Composite: 6.92/100
• National rank: #9976
• State rank: #594 of 620 in IL

Livability — East Hazel Crest

• Score: 75/100
• State rank: #228
• US rank: #4238

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: East Hazel Crest, IL
• 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

-9.9% since first listed

8 events — show timeline

• 2026-05-20 Contingent — NIRA MLS as Distributed by MLS Grid
• 2026-05-20 Contingent — MRED as Distributed by MLS Grid
• 2026-04-13 Price Changed $169,000 NIRA MLS as Distributed by MLS Grid
• 2026-04-13 Price Changed $169,000 MRED as Distributed by MLS Grid
• 2026-03-18 Price Changed $179,000 NIRA MLS as Distributed by MLS Grid
• 2026-03-18 Price Changed $179,000 MRED as Distributed by MLS Grid
• 2026-03-03 Listed $187,500 MRED as Distributed by MLS Grid
• 2026-03-03 Listed $187,500 NIRA MLS as Distributed by MLS Grid

Property tax history

+0.4%/yr

Latest (2023): $3,395 · +60.6% YoY. Source: county tax records.