16807 Wood St · Hazel Crest, IL 60429

$110,000

2 bd · 1.0 ba · 985 sqft · SingleFamily public records · 7 Days on market

Built 1925 4,250 sqft lot Est $144k · 24% under

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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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

This charming and affordable single-family home offers incredible value for both first-time buyers and savvy investors looking to expand their portfolio. Featuring 3 bedrooms and 1 full bathroom, this home provides a functional layout with great potential to customize and add value. The property includes an unfinished basement, offering additional space for storage or future finishing to increase the living area. A rear addition expands the footprint, creating a more spacious eat-in kitchen and enhancing everyday living and entertaining possibilities. Situated on a generously sized lot, the home provides ample outdoor space for relaxation, gardening, or future improvements. This property co

Key facts

• 4,250 sq ft lot
• Garage
• Built 1925

Property features AI

Finance

• Other: Parcel number 29302100010000; Directions: From I-80, take Exit 152 for Kedzie Ave south, turn left (east) on 167th St, then right (south) on Wood St to 16807 Wood St on your right.
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage (1 garage space; 1 total parking space)
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; One-story; Fee simple ownership; Estimated living area; Property is over 100 years old; Built before 1978
• Construction: Brick construction
• Exterior features: Lot dimensions about 25 x 170; Lot smaller than 0.25 acre

Interior

• Kitchen: Main-level kitchen (approx. 15 x 15)
• Bedrooms: Master bedroom on the main level (approx. 15 x 12); Bedroom on the main level (approx. 12 x 12); Bedroom on the main level (approx. 12 x 10)
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heating
• Interior features: Six total rooms; Unfinished, partial basement
• Laundry & utility: Basement laundry room (approx. 10 x 10)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Cap rate 18.9% vs local median 9.0% in Hazel Crest — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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.
• 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: 79 active listings in the ZIP; 3 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 $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $45k; list at $110k implies a 144% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $110,000

Questions for the listing agent

1. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 2.21% ✓
• Cap rate: 18.94%
• Cash-on-cash: 45.17%
• DSCR: 3.01
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $143,810
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16807 Wood St	0.00mi	3/1.0 (+1)	985 (0%)	0mo	$90,000	$91	95
16735 Dixie Hwy	0.25mi	2/1.0	965 (-2%)	1mo	$153,000	$159	84
16768 Bulger Ave	0.40mi	2/1.0	954 (-3%)	4mo	$125,000	$131	73
16784 Trapet Ave	0.47mi	3/1.0 (+1)	970 (-2%)	1mo	$96,000	$99	70
1924 169th St	0.23mi	2/1.0	1,086 (+10%)	3mo	$189,900	$175	70
16607 Winchester Ave	0.31mi	3/2.0 (+1)	1,053 (+7%)	5mo	$226,000	$215	61
16300 Winchester Ave	0.66mi	3/1.0 (+1)	1,012 (+3%)	2mo	$97,500	$96	58
16444 Wolcott Ave	0.45mi	3/1.5 (+1)	1,080 (+10%)	3mo	$112,500	$104	53
16738 Crane Ave	0.59mi	3/1.0 (+1)	1,059 (+8%)	2mo	$147,000	$139	53
16784 Crane Ave	0.59mi	3/1.0 (+1)	1,059 (+8%)	2mo	$155,000	$146	53
1514 173rd St	0.67mi	3/1.0 (+1)	924 (-6%)	3mo	$137,000	$148	51
16221 Hermitage Ave	0.73mi	3/1.5 (+1)	1,044 (+6%)	1mo	$192,000	$184	48

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: 42.3%
• Equity multiple: 2.82×
• Total profit: $56,047
• Equity at exit: $16,401

10-year hold

• IRR: 48.4%
• Equity multiple: 5.68×
• Total profit: $144,029
• Equity at exit: $9,511

Cash invested: $30,800 (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: 79
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $2,430 medium
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$510
• Net cashflow: $1,159

Break-even live

Break-even rent $962

Max offer price $110,000

Occupancy floor 47%

Sensitivity live

Price	-10% $1,235	-5% $1,197	+0% $1,159	+5% $1,121	+10% $1,083
Rent	-10% $967	-5% $1,063	+0% $1,159	+5% $1,255	+10% $1,351
Rate	-1.0pp $1,215	-0.5pp $1,187	base $1,159	+0.5pp $1,131	+1.0pp $1,102

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2308 170th St Hazel Crest, IL	3.0	2.0	1020	$2,400	$2.35	0d	1	0.71mi
16752 Artesian Ave Hazel Crest, IL	3.0	1.0	867	$2,500	$2.88	0d	1	0.86mi
16125 Marshfield Ave Markham, IL	3.0	1.0	1043	$2,400	$2.30	0d	1	0.88mi

Listing history 3 events

1. 2026-04-30
   status Pending
2. 2026-04-22
   listed $110,000 Active
3. 1995-10-20
   soldstatus $45,000

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 24% 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
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,157
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$2,333
• − Management: −$2,333
• − Depreciation: −$3,200
• Taxable income: $12,930
• Est. tax owed @ 24.0%: −$3,103
• After-tax cash flow: $10,808/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 — 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

+144.4% since first listed

3 events — show timeline

• 2026-04-30 Pending — MRED as Distributed by MLS Grid
• 2026-04-22 Listed $110,000 MRED as Distributed by MLS Grid
• 1995-10-20 Sold (Public Records) $45,000 Public Records

Property tax history

+4.1%/yr

Latest (2023): $5,764 · -6.3% YoY. Source: county tax records.