4656 176th Pl · Country Club Hills, IL 60478

$185,000

3 bd · 1.0 ba · 1,331 sqft · SingleFamily public records · 26 Days on market

Built 1966 10,125 sqft lot Est $222k · 17% under

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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 +19.5/30.0
• ARV discount +15.0/15.0
• 1% rule +8.1/10.0
• DSCR +6.2/10.0
• 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

3-bedroom, 2-bath raised ranch with 2-car garage offering a practical floor plan and strong potential. The property provides an excellent opportunity for buyers looking to customize and update to their preference. Ideal for owner-occupants or investors seeking long-term value. Convenient location close to local amenities and transportation.

Key facts

• 0.23 acre lot
• 2 garage spots
• Built 1966

Property features AI

Finance

• HOA & community: No master association fee required

Exterior

• Parking: Attached garage with 2 parking spaces (total 2 spaces)
• Utilities: Public water; Public sewer
• Home design: Detached single-family raised ranch; Fee simple ownership; Built 51–60 years ago; Built before 1978
• Construction: Vinyl siding
• Exterior features: School bus service; Lot approximately 75 x 135; Lot less than 0.25 acre

Interior

• Kitchen: Kitchen on main level (13 x 11)
• Bedrooms: 3 bedrooms (all on main level); Primary bedroom on main level
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Partially finished daylight basement; 7 total rooms
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $210 ($3k/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: $182k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 75/100 on livability (#212 in IL, #3,963 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime D+, health & safety D+, schools 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: 94 active listings in the ZIP; 8 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.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts 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 $138k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 4.3% of price.

Recommended offer $182,225 (1.5% below list)

Questions for the listing agent

1. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.31% ✓
• Cap rate: 7.66%
• Cash-on-cash: 4.87%
• DSCR: 1.22
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $222,277
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17817 Rosewood Ter	0.20mi	3/2.0	1,380 (+4%)	9mo	$280,000	$203	72
4750 181st St	0.54mi	4/1.0 (+1)	1,357 (+2%)	8mo	$247,000	$182	60
4411 177th Pl	0.34mi	4/1.5 (+1)	1,212 (-9%)	3mo	$126,653	$104	59
4725 181st St	0.57mi	4/1.0 (+1)	1,350 (+1%)	10mo	$210,000	$156	58
4131 178th St	0.67mi	3/3.0	1,372 (+3%)	1mo	$254,000	$185	55
17548 Chestnut Ave	0.64mi	4/2.0 (+1)	1,300 (-2%)	7mo	$310,000	$238	51
17555 Cypress Ave	0.73mi	3/2.0	1,239 (-7%)	0mo	$163,000	$132	50
4340 Mayfair Ct	0.72mi	3/2.0	1,243 (-7%)	3mo	$163,400	$131	49
4320 177th St	0.44mi	3/1.5	1,136 (-15%)	6mo	$178,000	$157	48
18024 Birch Ave	0.62mi	4/2.0 (+1)	1,200 (-10%)	10mo	$305,000	$254	37
4720 182nd Pl	0.70mi	4/1.0 (+1)	1,500 (+13%)	8mo	$250,000	$167	35
17548 Cypress Ave	0.70mi	4/2.0 (+1)	1,461 (+10%)	10mo	$240,000	$164	34

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: -8.5%
• Equity multiple: 0.69×
• Total profit: $-16,296
• Equity at exit: $27,584

10-year hold

• IRR: 1.2%
• Equity multiple: 1.08×
• Total profit: $4,268
• 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 60478

• Home prices YoY: -27.3%
• Active inventory: 94
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $2,432 high
• Mortgage (P&I): −$970
• Tax from tax record: −$664 /mo · $7,969/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$511
• Net cashflow: $210

Break-even live

Break-even rent $2,166

Max offer price $185,000

Occupancy floor 86%

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 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18019 Ravisloe Ter Country Club Hills, IL	3.0	1.5	1150	$2,800	$2.43	1d	1	0.78mi
17984 Amherst Ct Country Club Hills, IL	2.0	1.0	1000	$1,900	$1.90	1d	1	0.87mi
17306 Peach Grove Ln Hazel Crest, IL	4.0	1.0	1034	$2,700	$2.61	1d	1	1.09mi
3900 171st St Country Club Hills, IL	3.0	1.0	1750	$2,250	$1.29	8d	1	1.16mi
2256 Windsor Ln Country Club Hills, IL	3.0	1.0	1212	$2,250	$1.86	1d	1	1.21mi
1153 Williamsburg Rd Country Club Hills, IL	2.0	1.5	1216	$1,900	$1.56	1d	1	1.27mi
4193 186th St Country Club Hills, IL	4.0	2.5	1704	$3,200	$1.88	1d	1	1.33mi
4453 Provincetown Dr Country Club Hills, IL	3.0	2.5	1300	$2,500	$1.92	1d	1	1.40mi

Listing history 12 events

1. 2026-05-22
   status Pending
2. 2026-05-05
   status Active
3. 2026-04-25
   status Pending
4. 2026-04-16
   listed $185,000 Active
5. 2026-03-17
   historical
6. 2026-03-07
   status Active
7. 2026-03-03
   historical
8. 2025-11-21
   listed Auction
9. 2025-06-05
   historical
10. 2025-03-09
    listed Active
11. 2003-04-09
    soldstatus $138,000
12. 1986-08-01
    soldstatus $62,000

ⓘ 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: $7,969 · $664/mo
• Projected year-2 tax: $7,969 · $664/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 ≥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: $29,186
• − Mortgage interest: −$10,363
• − Property taxes: −$7,969
• − Insurance: −$925
• − Repairs & maintenance: −$2,335
• − Management: −$2,335
• − Depreciation: −$5,382
• Taxable loss: −$123
• Est. tax savings @ 24.0%: +$29
• After-tax cash flow: $2,550/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 — Country Club Hills

• Score: 75/100
• State rank: #212
• US rank: #3963

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Country Club Hills, IL
• City population: 16,549
• Population (ZIP): 16,549

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 (87%)
• Race & ethnicity: Black 87% White 8% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Romanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Spanish 2%

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: ▼ -79.73%
• Current HPI: 212.3917
• 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

+198.4% since first listed

12 events — show timeline

• 2026-05-22 Pending — MRED as Distributed by MLS Grid
• 2026-05-05 Relisted — MRED as Distributed by MLS Grid
• 2026-04-25 Pending — MRED as Distributed by MLS Grid
• 2026-04-16 Listed $185,000 MRED as Distributed by MLS Grid
• 2026-03-17 Listing Removed — MRED as Distributed by MLS Grid
• 2026-03-07 Relisted — MRED as Distributed by MLS Grid
• 2026-03-03 Listing Removed — MRED as Distributed by MLS Grid
• 2025-11-21 Listed — MRED as Distributed by MLS Grid
• 2025-06-05 Listing Removed — MRED as Distributed by MLS Grid
• 2025-03-09 Listed — MRED as Distributed by MLS Grid
• 2003-04-09 Sold (Public Records) $138,000 Public Records
• 1986-08-01 Sold (Public Records) $62,000 Public Records

Property tax history

+4.2%/yr

Latest (2023): $7,969 · +11.4% YoY. Source: county tax records.