3303 Charlemagne Ave · Hazel Crest, IL 60429

$245,900

3 bd · 1.5 ba · 1,257 sqft · SingleFamily public records · 1 Days on market

Built 1971 10,467 sqft lot Est $210k · 17% 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 +9.9/30.0
• 1% rule +5.1/10.0
• Livability +3.8/5.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Recently Updated & Priced to Sell! Move right in and enjoy a brand-new kitchen with quartz counters, white shaker cabinets, and stainless appliances. Fresh flooring throughout with luxury vinyl plank and new carpet. Both bathrooms are fully updated with tile finishes. Refinished hardwoods, fresh paint, new lighting, and updated fixtures add a modern touch. Exterior upgrades include new deck boards, a sliding glass door off the kitchen, and a new garage service door. Motivated seller will assist with closing costs with full price offer! Tenant occupied, contact seller for showings.

Key facts

• Fresh flooring
• Quartz counters
• New kitchen

Tags

• NEW KITCHEN
• QUARTZ COUNTERS
• WHITE SHAKER CABINETS
• STAINLESS APPLIANCES
• FRESH FLOORING
• LUXURY VINYL PLANK

Property features AI

Finance

• Other: Property is not currently leased; Possession at closing with tenant's rights
• HOA & community: No master association fee required

Exterior

• Parking: Attached, owned garage (1 garage space); 2 total parking spaces
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; Tri-level / split-level design; Fee simple ownership
• Construction: Vinyl siding; Estimated age 51–60 years; Built before 1978
• Exterior features: Lot dimensions approximately 70 x 149; Lot is less than 0.25 acre

Interior

• Kitchen: Eating area / table space; Range; Microwave; Dishwasher; Refrigerator
• Bedrooms: Master bedroom on the second level (13 x 14); Second bedroom on the second level (11 x 12); Third bedroom on the second level (12 x 13)
• Bathrooms: 2 full bathrooms (one in basement permitted)
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Finished basement with walk-out access; One fireplace in the living room; 7 total rooms
• Laundry & utility: Laundry room in the basement (8 x 8)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $246k.

Deal economics

• At list price, monthly cash flow is $-151 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $219k (10.9% below list).
• Meets the 1% rule at list price ($2k rent vs $246k).
• Recommended offer: $219k (10.9% below list) — sets the bar for cash-flow.
• Cap rate 5.6% vs local median 8.9% in Hazel Crest — 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 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.
• 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.
• Zoned schools: Hillcrest High School (math 4% / reading 4%, grade F, #657 of 693 statewide, top 95%, 1,314 students, 0% FRL).
• Zoned-school proficiency averages 4% at this address vs 16% district-wide (-12 pts) — the specific schools serving this property underperform the Bremen Chsd 228 average; the district grade overstates school quality for this exact location.
• Market conditions: 80 active listings in the ZIP; 15 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 4y 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 $156k; list at $246k implies a 58% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price.

Recommended offer $219,143 (10.9% 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 1971 — 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 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?
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: 1.01% ✓
• Cap rate: 5.55%
• Cash-on-cash: -2.64%
• DSCR: 0.88
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $209,919
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3216 Charlemagne Ave	0.04mi	3/1.5	1,399 (+11%)	2mo	$195,000	$139	78
3309 Fountainbleau Dr	0.11mi	3/1.5	1,176 (-6%)	10mo	$233,000	$198	76
3411 Montmarte Ave	0.17mi	3/1.5	1,347 (+7%)	6mo	$215,000	$160	75
18120 Versailles Ln	0.14mi	3/2.0	1,360 (+8%)	4mo	$219,000	$161	74
3402 Fountainbleau Dr	0.18mi	3/1.5	1,123 (-11%)	8mo	$125,000	$111	67
17622 Oakwood Dr	0.65mi	3/1.5	1,257 (0%)	3mo	$115,000	$91	67
3047 Olive Rd	0.35mi	2/1.0 (-1)	1,278 (+2%)	11mo	$235,000	$184	65
17781 Yale Ln	0.43mi	4/2.0 (+1)	1,200 (-4%)	2mo	$141,500	$118	63
17861 Harvard Ln	0.41mi	4/2.0 (+1)	1,333 (+6%)	7mo	$280,000	$210	58
3761 Kirk Ct	0.66mi	4/2.0 (+1)	1,296 (+3%)	7mo	$275,000	$212	52
17921 Normandy Ln	0.21mi	4/2.0 (+1)	1,435 (+14%)	10mo	$240,000	$167	51
17781 Princeton Ln	0.51mi	4/2.0 (+1)	1,100 (-12%)	8mo	$195,000	$177	42

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: -20.5%
• Equity multiple: 0.29×
• Total profit: $-49,199
• Equity at exit: $36,664

10-year hold

• IRR: -13.4%
• Equity multiple: 0.21×
• Total profit: $-54,067
• Equity at exit: $21,261

Cash invested: $68,852 (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: 8.2×

Monthly cashflow live

• Estimated rent: $2,489 high
• Mortgage (P&I): −$1,290
• Tax from tax record: −$726 /mo · $8,708/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$523
• Net cashflow: $-151

Break-even live

Break-even rent $2,681

Max offer price $219,143

Occupancy floor —

Sensitivity live

Price	-10% $-12	-5% $-82	+0% $-151	+5% $-221	+10% $-291
Rent	-10% $-348	-5% $-250	+0% $-151	+5% $-53	+10% $45
Rate	-1.0pp $-28	-0.5pp $-89	base $-151	+0.5pp $-215	+1.0pp $-280

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: $61,475
• Closing costs: $7,377
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3515 Bordeaux Ct Hazel Crest, IL	4.0	2.0	1486	$2,900	$1.95	2d	1	0.26mi
2722 Larkspur Ln Hazel Crest, IL	3.0	1.5	1441	$2,650	$1.84	13d	1	0.87mi
17984 Amherst Ct Country Club Hills, IL	2.0	1.0	1000	$1,900	$1.90	2d	1	0.94mi
17306 Holmes Ave Hazel Crest, IL	3.0	2.0	1535	$2,195	$1.43	5d	1	0.96mi
17306 Peach Grove Ln Hazel Crest, IL	4.0	1.0	1034	$2,700	$2.61	2d	1	1.06mi
18019 Ravisloe Ter Country Club Hills, IL	3.0	1.5	1150	$2,800	$2.43	2d	1	1.10mi
1153 Williamsburg Rd Country Club Hills, IL	2.0	1.5	1216	$1,900	$1.56	2d	1	1.12mi
4453 Provincetown Dr Country Club Hills, IL	3.0	2.5	1300	$2,500	$1.92	2d	1	1.13mi
2420 183rd St Homewood, IL	2.0	1.0	1100	$1,750	$1.59	11d	1	1.15mi
2256 Windsor Ln Country Club Hills, IL	3.0	1.0	1212	$2,250	$1.86	2d	1	1.23mi
4193 186th St Country Club Hills, IL	4.0	2.5	1704	$3,200	$1.88	2d	1	1.29mi
3900 171st St Country Club Hills, IL	3.0	1.0	1750	$2,250	$1.29	8d	1	1.35mi
2223 Hawthorne Rd Homewood, IL	3.0	2.0	1552	$2,300	$1.48	25d	1	1.40mi
17561 Hillside Ave Homewood, IL	3.0	1.0	1174	$2,500	$2.13	17d	1	1.44mi
17561 Hillside Ave Homewood, IL	3.0	1.0	1174	$2,300	$1.96	2d	1	1.44mi

Listing history 2 events

1. 2026-06-18
   remarks 589-char remark
2. 2026-06-18
   listed $245,900 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: $8,708 · $726/mo
• Projected year-2 tax: $8,708 · $726/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: $29,867
• − Mortgage interest: −$13,774
• − Property taxes: −$8,708
• − Insurance: −$1,230
• − Repairs & maintenance: −$2,389
• − Management: −$2,389
• − Depreciation: −$7,153
• Taxable loss: −$5,778
• Est. tax savings @ 24.0%: +$1,387
• After-tax cash flow: $-431/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

• 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

+471.9% since first listed

19 events — show timeline

• 2026-06-18 Listed $245,900 MRED as Distributed by MLS Grid
• 2025-11-06 Listing Removed — MRED as Distributed by MLS Grid
• 2025-08-17 Listed — MRED as Distributed by MLS Grid
• 2023-05-02 Listing Removed — MRED as Distributed by MLS Grid
• 2023-03-21 Listing Removed — MRED as Distributed by MLS Grid
• 2023-03-21 Listed — MRED as Distributed by MLS Grid
• 2023-03-20 Price Changed — MRED as Distributed by MLS Grid
• 2023-02-21 Price Changed — MRED as Distributed by MLS Grid
• 2023-02-09 Price Changed — MRED as Distributed by MLS Grid
• 2023-01-18 Listed — MRED as Distributed by MLS Grid
• 2022-08-11 Sold (Public Records) $156,000 Public Records
• 2022-08-04 Sold (MLS) $156,000 MRED as Distributed by MLS Grid
• 2022-06-26 Contingent — MRED as Distributed by MLS Grid
• 2022-06-21 Listed $155,000 MRED as Distributed by MLS Grid
• 1992-05-18 Sold (Public Records) $75,500 Public Records
• 1988-11-28 Sold (Public Records) $60,500 Public Records
• 1988-11-28 Sold (Public Records) $60,500 Public Records
• 1988-11-01 Sold (Public Records) $60,500 Public Records
• 1979-06-15 Sold (Public Records) $43,000 Public Records

Property tax history

+4.6%/yr

Latest (2023): $8,708 · +6.2% YoY. Source: county tax records.