17730 Henry St · Lansing, IL 60438

$229,000

3 bd · 1.0 ba · 1,181 sqft · SingleFamily public records · 9 Days on market

Built 1950 6,098 sqft lot Est $197k · 16% over

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Why this score? — see what drove the F 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 +5.3/30.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Schools +1.0/10.0
• ARV discount +0.3/15.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

SPACIOUS PREVIOUSLY RENOVATED HOME, WITH**4 BEDROOMS 2 FULL BATHS. LIVING ROOM & DINING ROOM WITH HARDWOOD FLOORS. YOU WILL LOVE THE BEAUTIFUL KITCHEN WITH 42 INCH CABS & GRANITE COUNTERTOPS, STAINLESS STEEL PKG. FINISH BASEMENT, HUGE YARD 2 CAR GAR & SIDE DRIVE. SUPER QUIET BLOCK!

Key facts

• Huge backyard
• Hardwood floors
• 6,098 sq ft lot

Tags

• WALKING DISTANCE TO SCHOOLS
• HUGE BACKYARD
• HARDWOOD FLOORS

Property features AI

Finance

• Other: Interstate access nearby; Possession at closing
• HOA & community: No master association fee required; Community features include curbs, sidewalks, street lights and paved streets

Exterior

• Parking: Detached garage (owned) with 2 garage spaces; Asphalt side driveway; Two total parking spaces
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; 1.5-story Cape Cod; Fee simple ownership; Rehab completed in 2015; Built before 1978 (estimated age 71–80 years)
• Construction: Brick construction; Asphalt roof; Concrete perimeter foundation
• Exterior features: Fenced yard; Landscaped lot; Lot dimensions approximately 50 x 105; Lot less than 0.25 acre; Curbs, sidewalks, street lights and paved street

Interior

• Kitchen: Kitchen on main level (approx. 14 x 10); Ceramic tile flooring in kitchen
• Bedrooms: Three bedrooms with a possible fourth; One bedroom located below grade (basement); Master bedroom on main level (approx. 11 x 12); Second-floor bedrooms approximately 13 x 11 and 11 x 11
• Flooring: Hardwood flooring in living room and dining room; Ceramic tile in kitchen and basement family room; Other flooring in laundry
• Bathrooms: Two full bathrooms; Soaking tub; Basement includes a bathroom
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Finished attic; Finished full basement; First-floor bedroom; Eight total rooms
• Laundry & utility: In-unit laundry located in basement (approx. 15 x 10)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $229k.

Deal economics

• At list price, monthly cash flow is $-513 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $138k (39.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $167k (27.1% below list).
• Recommended offer: $138k (39.6% below list) — sets the bar for cash-flow.
• Cap rate 3.6% vs local median 5.9% in Lansing — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 73/100 on livability (#296 in IL) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime D+, health & safety D+, amenities F.
• Thornton Fractional Twp Hsd 215 (suburban): math 9% / reading 13% proficiency, ranked #563 of 620 in IL (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Coolidge Elementary School (math 5% / reading 27%, grade F, #1,231 of 2,056 statewide, top 60%, 666 students, 0% FRL); Memorial Jr High School (math 9% / reading 20%, grade F, #517 of 665 statewide, top 79%, 860 students, 0% FRL); Thornton Fractnl So High School (math 11% / reading 14%, grade F, #504 of 693 statewide, top 73%, 1,927 students, 0% FRL).
• Market conditions: 136 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 12y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $185k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $138,359 (39.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1950 — 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 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 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: 0.73% ✗
• Cap rate: 3.60%
• Cash-on-cash: -9.60%
• DSCR: 0.57
• GRM: 11.4

CMA / ARV

• ARV (on-the-fly): $197,227
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17821 Roy St	0.15mi	3/1.0	1,188 (+1%)	1mo	$117,500	$99	91
17518 Roy St	0.30mi	2/1.0 (-1)	1,200 (+2%)	1mo	$160,000	$133	78
17714 Burnham Ave	0.26mi	3/1.5	1,303 (+10%)	1mo	$164,494	$126	68
17913 William St	0.27mi	4/1.0 (+1)	1,080 (-9%)	2mo	$204,000	$189	66
18013 Park Ave	0.54mi	3/2.0	1,200 (+2%)	3mo	$180,000	$150	66
3522 Washington St	0.42mi	3/1.0	1,080 (-9%)	3mo	$180,000	$167	64
17908 Lorenz Ave	0.44mi	3/2.0	1,294 (+10%)	1mo	$225,000	$174	59
17913 Oakwood Ave	0.64mi	3/1.0	1,257 (+6%)	2mo	$182,000	$145	58
3634 178th St	0.35mi	3/2.0	1,350 (+14%)	3mo	$277,000	$205	53
3535 Washington St	0.46mi	3/2.0	1,024 (-13%)	2mo	$275,000	$269	51
17858 Ridgewood Ave	0.60mi	4/2.0 (+1)	1,080 (-9%)	2mo	$113,000	$105	48
17204 Bernadine St	0.70mi	3/2.0	1,340 (+14%)	1mo	$234,000	$175	40

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: -33.3%
• Equity multiple: -0.09×
• Total profit: $-69,609
• Equity at exit: $34,145

10-year hold

• IRR: -40.0%
• Equity multiple: -0.59×
• Total profit: $-101,970
• Equity at exit: $19,800

Cash invested: $64,120 (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 60438

• Active inventory: 136
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $1,669 high
• Mortgage (P&I): −$1,201
• Tax from tax record: −$536 /mo · $6,427/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $-513

Break-even live

Break-even rent $2,319

Max offer price $138,359

Occupancy floor —

Sensitivity live

Price	-10% $-383	-5% $-448	+0% $-513	+5% $-578	+10% $-643
Rent	-10% $-645	-5% $-579	+0% $-513	+5% $-447	+10% $-381
Rate	-1.0pp $-398	-0.5pp $-455	base $-513	+0.5pp $-572	+1.0pp $-633

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: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3020 178th St Unit C1 Lansing, IL	2.0	1.0	900	$1,550	$1.72	0d	1	0.46mi
3020 178th St Apt C7 Lansing, IL	2.0	1.0	900	$1,550	$1.72	26d	1	0.46mi
3069 Bernice Rd Apt 2N Lansing, IL	3.0	1.0	950	$1,535	$1.62	22d	1	0.56mi
3069 Bernice Rd Apt 2S Lansing, IL	3.0	1.0	950	$1,535	$1.62	4d	1	0.56mi
3023 Bernice Rd Unit 3030 3N Lansing, IL	3.0	1.0	1000	$1,400	$1.40	0d	1	0.60mi
3023 Bernice Rd Apt 2S Lansing, IL	3.0	1.0	1000	$1,600	$1.60	0d	1	0.60mi
3007 Bernice Rd Unit 3007 1S Lansing, IL	2.0	1.0	850	$1,400	$1.65	0d	1	0.62mi
3649 173rd Ct Lansing, IL	2.0	2.0	972	$1,357	$1.40	26d	1	0.62mi
17104 Wentworth Ave Unit 4 Lansing, IL	2.0	1.0	1100	$1,400	$1.27	0d	1	0.80mi
18335 Sherman St Unit 3 Lansing, IL	3.0	1.0	1000	$1,700	$1.70	0d	1	0.83mi
17723 Exchange Ave Unit 17723-1N Lansing, IL	3.0	2.0	1100	$1,800	$1.64	0d	1	0.84mi
3341 S Schultz Dr Lansing, IL	4.0	2.0	1452	$2,250	$1.55	12d	1	1.01mi
1539 Wentworth Ave Unit 3W Calumet City, IL	3.0	1.0	1100	$1,700	$1.55	14d	1	1.13mi
2824 186th St Lansing, IL	3.0	2.0	1400	$2,900	$2.07	12d	1	1.23mi
18361 Glen Oak Ave Unit 1E Lansing, IL	2.0	1.0	900	$1,400	$1.56	26d	1	1.38mi
18381 Torrence Ave Lansing, IL	2.0	1.0	900	$1,300	$1.44	26d	1	1.46mi

Listing history 14 events

1. 2026-06-21
   days on market $229,000 Active 9 DOM
2. 2026-06-18
   days on market $229,000 Active 6 DOM
3. 2026-06-17
   days on market $229,000 Active 5 DOM
4. 2026-06-16
   days on market $229,000 Active 4 DOM
5. 2026-06-15
   days on market $229,000 Active 3 DOM
6. 2026-06-13
   days on marketlisting id $229,000 Active 1 DOM
7. 2026-06-09
   days on market $229,000 Active 9 DOM
8. 2026-06-08
   days on market $229,000 Active 8 DOM
9. 2026-06-07
   days on market $229,000 Active 7 DOM
10. 2026-06-04
    days on market $229,000 Active 4 DOM
11. 2026-06-03
    days on market $229,000 Active 3 DOM
12. 2026-06-02
    days on market $229,000 Active 2 DOM
13. 2026-06-01
    remarks 407-char remark
14. 2026-06-01
    listed $229,000 Active 1 DOM

ⓘ 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: $6,427 · $536/mo
• Projected year-2 tax: $6,427 · $536/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 ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,033
• − Mortgage interest: −$12,828
• − Property taxes: −$6,427
• − Insurance: −$1,145
• − Repairs & maintenance: −$1,603
• − Management: −$1,603
• − Depreciation: −$6,662
• Taxable loss: −$10,234
• Est. tax savings @ 24.0%: +$2,456
• After-tax cash flow: $-3,701/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 Fractional Twp Hsd 215
• NCES district ID: 1738940
• Math proficiency: 9% ▼ -3.00%
• Reading proficiency: 13% ▼ -3.00%
• Median HH income: $48,207
• Composite: 10.27/100
• National rank: #9793
• State rank: #563 of 620 in IL

Livability — Lansing

• Score: 73/100
• State rank: #296
• US rank: #5698

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lansing, IL
• County: Cook County · 4,486,803 people
• City population: 28,806
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 28,806
• Household income: $75,681
• Rent vs Own: 27.7% rent · 72.3% own
• Severe rent burden: 830.0

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: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: Black 51% White 25% Hispanic / Latino 18% Two or more races 7% Asian 2%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Romanian 5% Iranian 3% Lithuanian 1%
• Foreign-born: 10% · Canada
• Languages at home: 83% English-only · Spanish 12% Vietnamese 1% French/Haitian/Cajun 1%

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: ▼ -151.65%
• Current HPI: 210.3398
• Rent YoY: —
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• 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

+472.5% since first listed

29 events — show timeline

• 2026-05-31 Listed $229,000 MRED as Distributed by MLS Grid
• 2021-12-01 Sold (Public Records) $185,000 Public Records
• 2021-11-24 Sold (MLS) $185,000 MRED as Distributed by MLS Grid
• 2021-09-27 Pending — MRED as Distributed by MLS Grid
• 2021-09-23 Relisted — MRED as Distributed by MLS Grid
• 2021-09-21 Pending — MRED as Distributed by MLS Grid
• 2021-09-18 Price Changed $190,000 MRED as Distributed by MLS Grid
• 2021-09-08 Listed $184,900 MRED as Distributed by MLS Grid
• 2015-04-16 Sold (Public Records) $111,000 Public Records
• 2015-04-14 Sold (MLS) $110,000 MRED as Distributed by MLS Grid
• 2015-02-27 Pending — MRED as Distributed by MLS Grid
• 2015-02-12 Price Changed $118,900 MRED as Distributed by MLS Grid
• 2015-02-05 Listed $121,900 MRED as Distributed by MLS Grid
• 2015-02-05 Listing Removed — MRED as Distributed by MLS Grid
• 2015-01-14 Relisted — MRED as Distributed by MLS Grid
• 2015-01-04 Pending — MRED as Distributed by MLS Grid
• 2015-01-02 Price Changed — MRED as Distributed by MLS Grid
• 2014-12-13 Listed — MRED as Distributed by MLS Grid
• 2014-12-12 Listing Removed — MRED as Distributed by MLS Grid
• 2014-12-11 Price Changed — MRED as Distributed by MLS Grid
• 2014-10-18 Listed — MRED as Distributed by MLS Grid
• 2014-05-01 Sold (MLS) $33,500 MRED as Distributed by MLS Grid
• 2014-03-17 Pending — MRED as Distributed by MLS Grid
• 2014-03-03 Price Changed $34,990 MRED as Distributed by MLS Grid
• 2014-02-27 Relisted — MRED as Distributed by MLS Grid
• 2014-01-29 Pending — MRED as Distributed by MLS Grid
• 2014-01-10 Listed $38,850 MRED as Distributed by MLS Grid
• 1993-07-15 Sold (Public Records) $90,000 Public Records
• 1978-02-01 Sold (Public Records) $40,000 Public Records

Property tax history

+4.7%/yr

Latest (2023): $6,427 · +1.5% YoY. Source: county tax records.