18108 Fountainbleau Dr · Hazel Crest, IL 60429

$185,000

3 bd · 1.5 ba · 958 sqft · SingleFamily public records · 40 Days on market

Built 1978 Est $186k · 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 +28.2/30.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• ARV discount +7.7/15.0
• 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

There are no remarks available.

Key facts

• Private back yard
• Lower level room
• Garage

Tags

• PRIVATE BACK YARD
• LOWER LEVEL ROOM
• ADDITIONAL LIVING SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $588 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $179k (3.0% 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: 80 active listings in the ZIP; 4 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $52k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 9y 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.

Recommended offer $179,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 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 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.28% ✓
• Cap rate: 10.11%
• Cash-on-cash: 13.62%
• DSCR: 1.61
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $185,852
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18104 Fountainbleau Dr	0.02mi	3/1.5	958 (0%)	8mo	$263,000	$275	93
18208 Fountainbleau Dr	0.09mi	3/1.5	958 (0%)	5mo	$185,000	$193	91
3513 Bordeaux Ct	0.12mi	3/1.5	1,028 (+7%)	9mo	$229,900	$224	74
3501 School Dr	0.32mi	3/1.0	1,008 (+5%)	8mo	$167,000	$166	67
18111 Orleans Dr	0.33mi	3/1.5	1,033 (+8%)	10mo	$160,000	$155	63
17801 Yale Ln	0.44mi	3/1.5	1,040 (+9%)	3mo	$206,000	$198	63
17711 Country Club Ln	0.58mi	3/1.0	1,022 (+7%)	10mo	$198,000	$194	51
3701 176th St	0.71mi	4/2.0 (+1)	908 (-5%)	10mo	$197,000	$217	43
18040 Olympia Dr	0.60mi	3/1.5	1,100 (+15%)	7mo	$212,000	$193	41
17781 Princeton Ln	0.45mi	4/2.0 (+1)	1,100 (+15%)	8mo	$195,000	$177	41
17610 Hillcrest Dr	0.69mi	3/1.5	1,054 (+10%)	14mo	$180,000	$171	40
3760 176th Pl	0.73mi	4/1.5 (+1)	836 (-13%)	10mo	$201,000	$240	31

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: 3.8%
• Equity multiple: 1.15×
• Total profit: $7,516
• Equity at exit: $27,584

10-year hold

• IRR: 13.3%
• Equity multiple: 2.06×
• Total profit: $54,924
• Equity at exit: $15,995

Cash invested: $51,800 (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: 6.5×

Monthly cashflow live

• Estimated rent: $2,363 medium
• Mortgage (P&I): −$970
• Tax est. 1.5%: −$231 /mo · $2,775/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$496
• Net cashflow: $588

Break-even live

Break-even rent $1,618

Max offer price $185,000

Occupancy floor 70%

Sensitivity live

Price	-10% $716	-5% $652	+0% $588	+5% $524	+10% $460
Rent	-10% $401	-5% $495	+0% $588	+5% $681	+10% $775
Rate	-1.0pp $681	-0.5pp $635	base $588	+0.5pp $540	+1.0pp $491

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3501 177th St Country Club Hills, IL	2.0	2.0	839	$2,850	$3.40	0d	1	0.55mi
17984 Amherst Ct Country Club Hills, IL	2.0	1.0	1000	$1,900	$1.90	2d	1	0.61mi
17306 Peach Grove Ln Hazel Crest, IL	4.0	1.0	1034	$2,700	$2.61	2d	1	1.01mi
2420 183rd St Homewood, IL	2.0	1.0	1100	$1,750	$1.59	11d	1	1.49mi

Listing history 22 events

1. 2026-04-28
   status Pending
2. 2026-03-19
   listed $185,000 Active
3. 2026-02-23
   historical
4. 2025-10-16
   listed Auction
5. 2022-12-01
   soldstatus $230,000
6. 2022-11-23
   soldstatus $230,000 Closed 31-char remark

   Show marketing remark (31 chars)

   There are no remarks available.

7. 2022-10-28
   historical Contingent - Continue to Show 31-char remark

   Show marketing remark (31 chars)

   There are no remarks available.

8. 2022-09-20
   status Active 31-char remark

   Show marketing remark (31 chars)

   There are no remarks available.

9. 2022-08-04
   historical Contingent - Continue to Show 31-char remark

   Show marketing remark (31 chars)

   There are no remarks available.

10. 2022-07-07
    listed $240,000 Active 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

11. 2017-06-23
    soldstatus $130,000
12. 2017-06-02
    soldstatus $130,000 Closed Sale
13. 2017-04-13
    status Contingent (Do Not Show)
14. 2017-04-04
    status Reactivated
15. 2017-03-23
    status Contingent (Do Not Show)
16. 2017-03-07
    listed $130,000 New
17. 2005-06-22
    soldstatus $150,000
18. 2004-04-23
    soldstatus $130,000
19. 1998-10-08
    soldstatus $86,500
20. 1993-02-16
    soldstatus $74,000
21. 1990-03-06
    soldstatus $69,000
22. 1980-08-04
    soldstatus $9,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $28,354
• − Mortgage interest: −$10,363
• − Property taxes: −$2,775
• − Insurance: −$925
• − Repairs & maintenance: −$2,268
• − Management: −$2,268
• − Depreciation: −$5,382
• Taxable income: $4,373
• Est. tax owed @ 24.0%: −$1,049
• After-tax cash flow: $6,008/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

• 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

+1847.4% since first listed

22 events — show timeline

• 2026-04-28 Pending — MRED as Distributed by MLS Grid
• 2026-03-19 Listed $185,000 MRED as Distributed by MLS Grid
• 2026-02-23 Listing Removed — MRED as Distributed by MLS Grid
• 2025-10-16 Listed — MRED as Distributed by MLS Grid
• 2022-12-01 Sold (Public Records) $230,000 Public Records
• 2022-11-23 Sold (MLS) $230,000 MRED as Distributed by MLS Grid
• 2022-10-28 Contingent — MRED as Distributed by MLS Grid
• 2022-09-20 Relisted — MRED as Distributed by MLS Grid
• 2022-08-04 Contingent — MRED as Distributed by MLS Grid
• 2022-07-07 Listed $240,000 MRED as Distributed by MLS Grid
• 2017-06-23 Sold (Public Records) $130,000 Public Records
• 2017-06-02 Sold (MLS) $130,000 MRED as Distributed by MLS Grid
• 2017-04-13 Pending — MRED as Distributed by MLS Grid
• 2017-04-04 Relisted — MRED as Distributed by MLS Grid
• 2017-03-23 Pending — MRED as Distributed by MLS Grid
• 2017-03-07 Listed $130,000 MRED as Distributed by MLS Grid
• 2005-06-22 Sold (Public Records) $150,000 Public Records
• 2004-04-23 Sold (Public Records) $130,000 Public Records
• 1998-10-08 Sold (Public Records) $86,500 Public Records
• 1993-02-16 Sold (Public Records) $74,000 Public Records
• 1990-03-06 Sold (Public Records) $69,000 Public Records
• 1980-08-04 Sold (Public Records) $9,500 Public Records

Property tax history

+9.2%/yr

Latest (2023): $10,545 · +148.6% YoY. Source: county tax records.