17516 Butternut Rd · Hazel Crest, IL 60429

$159,900

2 bd · 2.5 ba · 1,050 sqft · SingleFamily public records · 47 Days on market

Built 1962 Est $192k · 17% under

---

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
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

WELCOME TO THIS GREAT OPPORTUNITY!! THIS QUAD-LEVEL HOME IN HAZEL CREST. YOUR NEXT HOME FEATURES A GOOD SIZED KITCHEN ON THE MAIN LEVEL. THE FORMAL DINING ROOM IS NEXT TO THE KITCHEN WITH A HALF BATH. THE LOWER LEVEL (BASEMENT) HAS A LARGE FAMILY ROOM WITH A FULL A BATH . THE FORMAL LIVING ROOM IS ON THE SECOND LEVEL AND IS SUN BATHED WITH ALL THE WINDOWS SURROUNDING IT. ALL BEDROOMS ARE ON THE 4TH LEVEL WITH A FULL BATH. MAKE YOUR APPOINTMENTS.

Key facts

• Garage
• Built 1962
• Listed 46 days

Property features AI

Finance

• HOA & community: No master association fee required

Exterior

• Parking: Attached garage (garage owned); Asphalt driveway; 1 garage space, 1 parking space total
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; Quad-level model; 2 stories (multi-level/quad-level layout); Fee simple ownership
• Construction: Built 61–70 years ago; Vinyl siding and brick exterior; Asphalt roof; Built before 1978
• Exterior features: Oversized Chicago lot; Lot dimensions approximately 48 x 161 x 178 x 94

Interior

• Kitchen: Kitchen on main level
• Bedrooms: 3 bedrooms; Master bedroom (fourth level); Additional bedrooms on fourth level (two bedrooms)
• Bathrooms: 2 full bathrooms; 1 half bathroom; Basement has a bathroom (yes)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Unfinished full basement; 7 total rooms
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $739 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $155k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.8% vs local median 8.9% 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-, crime F, amenities F.
• Homewood Flossmoor Chsd 233 (suburban): math 21% / reading 27% proficiency, ranked #272 of 620 in IL (top 44%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Homewood-Flossmoor High School (math 21% / reading 27%, grade F, #304 of 693 statewide, top 44%, 2,798 students, 0% FRL).
• Market conditions: 80 active listings in the ZIP; 12 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 $5k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $80k; list at $160k implies a 100% gain — meaningful room to come down on a strong offer.

Recommended offer $155,103 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 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 1962 — 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: 1.46% ✓
• Cap rate: 11.84%
• Cash-on-cash: 19.80%
• DSCR: 1.88
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $192,150
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2800 Lexington Dr	0.27mi	3/2.0 (+1)	1,073 (+2%)	0mo	$180,000	$168	76
2912 175th St	0.39mi	3/1.0 (+1)	1,044 (-1%)	3mo	$209,500	$201	67
17649 Dundee Ave	0.29mi	2/1.0	952 (-9%)	5mo	$164,000	$172	60
2818 Tennyson Pl	0.42mi	3/1.0 (+1)	1,085 (+3%)	6mo	$130,000	$120	59
17417 Kedzie Ave	0.68mi	3/2.0 (+1)	1,100 (+5%)	0mo	$200,000	$182	53
2710 Woodworth Pl	0.42mi	3/1.0 (+1)	987 (-6%)	11mo	$155,000	$157	50
17411 Kedzie Ave	0.69mi	3/2.0 (+1)	1,083 (+3%)	8mo	$199,000	$184	50
17561 Hillside Ave	0.52mi	2/1.0	1,174 (+12%)	3mo	$155,000	$132	48
17303 Kedzie Ave	0.74mi	3/2.0 (+1)	1,093 (+4%)	5mo	$204,000	$187	47
2243 Spruce Rd	0.49mi	2/1.0	900 (-14%)	4mo	$220,000	$244	44
2819 Lexington Dr	0.32mi	3/1.0 (+1)	1,200 (+14%)	11mo	$223,000	$186	41
17135 Highland Ave	0.52mi	3/2.0 (+1)	1,200 (+14%)	8mo	$219,700	$183	38

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: 11.9%
• Equity multiple: 1.47×
• Total profit: $21,185
• Equity at exit: $23,842

10-year hold

• IRR: 20.9%
• Equity multiple: 2.77×
• Total profit: $79,188
• Equity at exit: $13,825

Cash invested: $44,772 (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: $2,334 high
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,398/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$490
• Net cashflow: $739

Break-even live

Break-even rent $1,399

Max offer price $159,900

Occupancy floor 63%

Sensitivity live

Price	-10% $849	-5% $794	+0% $739	+5% $684	+10% $628
Rent	-10% $554	-5% $647	+0% $739	+5% $831	+10% $923
Rate	-1.0pp $819	-0.5pp $780	base $739	+0.5pp $697	+1.0pp $655

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2722 Larkspur Ln Hazel Crest, IL	3.0	1.5	1441	$2,650	$1.84	13d	1	0.17mi
17561 Hillside Ave Homewood, IL	3.0	1.0	1174	$2,500	$2.13	17d	1	0.49mi
17561 Hillside Ave Homewood, IL	3.0	1.0	1174	$2,300	$1.96	2d	1	0.49mi
2173 171st St Hazel Crest, IL	3.0	1.5	1159	$2,350	$2.03	2d	1	0.83mi
2308 170th St Hazel Crest, IL	3.0	2.0	1020	$2,400	$2.35	2d	1	0.86mi
2420 183rd St Homewood, IL	2.0	1.0	1100	$1,750	$1.59	11d	1	0.89mi
2107 171st St Unit 2107 Hazel Crest, IL	3.0	1.5	1158	$2,300	$1.99	2d	1	0.90mi
16752 Artesian Ave Hazel Crest, IL	3.0	1.0	867	$2,500	$2.88	2d	1	1.07mi
1933 Hickory Rd Unit 1937-C Homewood, IL	1.0	1.0	850	$1,550	$1.82	19d	1	1.09mi
3501 177th St Country Club Hills, IL	2.0	2.0	839	$2,850	$3.40	0d	1	1.09mi
1933 Hickory Rd Homewood, IL	1.0	1.0	850	$1,550	$1.82	21d	1	1.10mi
16751 Crane Ave Hazel Crest, IL	3.0	1.0	1200	$1,800	$1.50	2d	1	1.16mi

Listing history 17 events

1. 2026-06-18
   days on market $159,900 Active 47 DOM
2. 2026-06-17
   days on market $159,900 Active 46 DOM
3. 2026-06-16
   days on market $159,900 Active 45 DOM
4. 2026-06-15
   days on market $159,900 Active 44 DOM
5. 2026-06-13
   days on market $159,900 Active 42 DOM
6. 2026-06-09
   days on market $159,900 Active 38 DOM
7. 2026-06-08
   days on market $159,900 Active 37 DOM
8. 2026-06-08
   status $159,900 Active 36 DOM
9. 2026-06-07
   statusdays on market $159,900 Pending 36 DOM
10. 2026-06-04
    days on market $159,900 Active 35 DOM
11. 2026-06-03
    days on market $159,900 Active 34 DOM
12. 2026-06-02
    days on market $159,900 Active 33 DOM
13. 2026-06-01
    days on market $159,900 Active 32 DOM
14. 2026-05-31
    days on market $159,900 Active 31 DOM
15. 2026-05-07
    price $159,900
16. 1998-12-09
    soldstatus $80,000
17. 1998-02-02
    soldstatus $109,000

ⓘ 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 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
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,009
• − Mortgage interest: −$8,957
• − Property taxes: −$2,398
• − Insurance: −$800
• − Repairs & maintenance: −$2,241
• − Management: −$2,241
• − Depreciation: −$4,652
• Taxable income: $6,721
• Est. tax owed @ 24.0%: −$1,613
• After-tax cash flow: $7,254/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: Homewood Flossmoor Chsd 233
• NCES district ID: 1719560
• Math proficiency: 21% ▼ -15.00%
• Reading proficiency: 27% ▼ -13.00%
• Median HH income: $83,564
• Composite: 24.42/100
• National rank: #7681
• State rank: #272 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

+46.7% since first listed

3 events — show timeline

• 2026-05-07 Price Changed $159,900 MRED as Distributed by MLS Grid
• 1998-12-09 Sold (Public Records) $80,000 Public Records
• 1998-02-02 Sold (Public Records) $109,000 Public Records

Property tax history

+5.5%/yr

Latest (2023): $8,664 · +63.3% YoY. Source: county tax records.