17044 Burnham Ave · Lansing, IL 60438

$160,000

2 bd · 1.0 ba · 931 sqft · SingleFamily public records · 60 Days on market

Built 1970 Est $144k · 11% over

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Why this score? — see what drove the D- 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 +15.8/30.0
• DSCR +4.9/10.0
• 1% rule +4.4/10.0
• Livability +3.7/5.0
• ARV discount +2.6/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Ranch Style Full Brick and Large Fenced Yard. Fully Remodeled Bathroom and Kitchen. New flooring and paint. New HVAC system updated 2 months ago. Small and cozy to grow a family.

Key facts

• Fenced yard
• Remodeled bathroom
• Remodeled kitchen

Tags

• FENCED YARD
• REMODELED BATHROOM
• REMODELED KITCHEN
• NEW HVAC SYSTEM

Property features AI

Finance

• Other: Living area recorded from assessor (931 total finished square feet)
• HOA & community: No master association fees required

Exterior

• Utilities: Water: Lake Michigan; Sewer: Public sewer
• Home design: Detached single-family home; One-story; Fee simple ownership; Built before 1978
• Construction: Brick construction; Asphalt roof; Approximately 71–80 years old
• Exterior features: Lot less than 0.25 acre; Lot dimensions: 5720

Interior

• Kitchen: Kitchen on main level (14 x 9)
• Bedrooms: Master bedroom on main level (14 x 11); Second bedroom on main level (11 x 10); Two additional bedrooms
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Five total rooms; School bus, commuter bus, commuter train access, and nearby interstate access
• Laundry & utility: Main-level laundry room (10 x 9)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $72 ($870/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $150k (6.1% below list).
• Recommended offer: $150k (6.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 73/100 on livability (#296 in IL) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime D+, health & safety D+, amenities F.
• Thornton Fractional Twp Hsd 215 (suburban): math 9% / reading 13% proficiency, ranked #563 of 620 in IL (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Reavis Elem School (math 8% / reading 12%, grade F, #1,517 of 2,056 statewide, top 78%, 377 students, 0% FRL); Memorial Jr High School (math 9% / reading 20%, grade F, #517 of 665 statewide, top 79%, 860 students, 0% FRL); Thornton Fractnl So High School (math 11% / reading 14%, grade F, #504 of 693 statewide, top 73%, 1,927 students, 0% FRL).
• Market conditions: 136 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 20y ago; this cycle's ask is 7% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $86k; list at $160k implies a 86% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,286 (6.1% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — 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 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. 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?
7. 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.
8. 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.
9. 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: 0.94% ✗
• Cap rate: 6.84%
• Cash-on-cash: 1.94%
• DSCR: 1.09
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $144,305
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1554 Burnham Ave	0.20mi	2/1.0	945 (+2%)	2mo	$125,000	$132	87
17222 Roy St	0.25mi	2/1.0	945 (+2%)	1mo	$149,900	$159	85
17157 Chicago Ave	0.27mi	3/1.0 (+1)	931 (0%)	4mo	$179,800	$193	79
17115 Park Ave	0.17mi	3/1.0 (+1)	1,030 (+11%)	2mo	$179,999	$175	68
1404 Burnham Ave	0.57mi	2/1.0	945 (+2%)	7mo	$77,595	$82	66
17053 Lorenz Ave	0.09mi	3/1.0 (+1)	1,070 (+15%)	4mo	$120,000	$112	63
1647 Shirley Dr	0.70mi	2/1.0	972 (+4%)	4mo	$53,500	$55	56
3137 176th St	0.68mi	3/1.0 (+1)	980 (+5%)	2mo	$190,000	$194	53
32 166th Pl	0.69mi	3/1.0 (+1)	1,000 (+7%)	2mo	$155,000	$155	49
17617 Burnham Ave	0.70mi	2/1.0	812 (-13%)	2mo	$130,100	$160	44
3346 Bernice Rd	0.46mi	3/1.5 (+1)	1,056 (+13%)	7mo	$155,000	$147	44
1481 Lincoln Pl	0.51mi	3/1.5 (+1)	1,047 (+12%)	6mo	$85,000	$81	43

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: -13.2%
• Equity multiple: 0.52×
• Total profit: $-21,282
• Equity at exit: $23,857

10-year hold

• IRR: -4.2%
• Equity multiple: 0.72×
• Total profit: $-12,473
• Equity at exit: $13,834

Cash invested: $44,800 (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 60438

• Active inventory: 136
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,503 high
• Mortgage (P&I): −$839
• Tax from tax record: −$209 /mo · $2,509/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $72

Break-even live

Break-even rent $1,411

Max offer price $160,000

Occupancy floor 90%

Sensitivity live

Price	-10% $163	-5% $118	+0% $72	+5% $27	+10% $-18
Rent	-10% $-46	-5% $13	+0% $72	+5% $132	+10% $191
Rate	-1.0pp $153	-0.5pp $113	base $72	+0.5pp $31	+1.0pp $-11

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3069 Bernice Rd Apt 2N Lansing, IL	3.0	1.0	950	$1,535	$1.62	22d	1	0.43mi
3069 Bernice Rd Apt 2S Lansing, IL	3.0	1.0	950	$1,535	$1.62	4d	1	0.43mi
3023 Bernice Rd Unit 3030 3N Lansing, IL	3.0	1.0	1000	$1,400	$1.40	1d	1	0.45mi
3023 Bernice Rd Apt 2S Lansing, IL	3.0	1.0	1000	$1,600	$1.60	0d	1	0.45mi
3007 Bernice Rd Unit 3007 1S Lansing, IL	2.0	1.0	850	$1,400	$1.65	1d	1	0.46mi
17104 Wentworth Ave Unit 4 Lansing, IL	2.0	1.0	1100	$1,400	$1.27	1d	1	0.50mi
1539 Wentworth Ave Unit 3W Calumet City, IL	3.0	1.0	1100	$1,700	$1.55	14d	1	0.61mi
3649 173rd Ct Lansing, IL	2.0	2.0	972	$1,357	$1.40	26d	1	0.79mi
3020 178th St Unit C1 Lansing, IL	2.0	1.0	900	$1,550	$1.72	1d	1	0.90mi
3020 178th St Apt C7 Lansing, IL	2.0	1.0	900	$1,550	$1.72	26d	1	0.90mi
1338 Wentworth Ave Unit 1338 Calumet City, IL	2.0	1.0	800	$1,430	$1.79	26d	1	0.90mi
17723 Exchange Ave Unit 17723-1N Lansing, IL	3.0	2.0	1100	$1,800	$1.64	0d	1	1.01mi
230 Wildwood Rd Unit 103 Hammond, IN	1.0	1.0	750	$1,295	$1.73	26d	1	1.44mi

Listing history 26 events

1. 2026-06-21
   days on market $160,000 Active 60 DOM
2. 2026-06-18
   days on market $160,000 Active 57 DOM
3. 2026-06-17
   days on market $160,000 Active 56 DOM
4. 2026-06-16
   days on market $160,000 Active 55 DOM
5. 2026-06-15
   days on market $160,000 Active 54 DOM
6. 2026-06-13
   days on market $160,000 Active 52 DOM
7. 2026-06-09
   days on market $160,000 Active 48 DOM
8. 2026-06-08
   pricedays on marketlisting id $160,000 Active 47 DOM
9. 2026-06-07
   days on market $150,000 Active 24 DOM
10. 2026-06-04
    days on market $150,000 Active 21 DOM
11. 2026-06-03
    days on market $150,000 Active 20 DOM
12. 2026-06-02
    days on market $150,000 Active 19 DOM
13. 2026-06-01
    days on market $150,000 Active 18 DOM
14. 2026-05-31
    days on market $150,000 Active 17 DOM
15. 2026-05-14
    listed $150,000 Active
16. 2026-05-12
    listed $160,000 Active 178-char remark

    Show marketing remark (178 chars)

    Ranch Style Full Brick and Large Fenced Yard. Fully Remodeled Bathroom and Kitchen. New flooring and paint. New HVAC system updated 2 months ago. Small and cozy to grow a family.

17. 2026-04-21
    listed $160,000 Active 178-char remark

    Show marketing remark (178 chars)

    Ranch Style Full Brick and Large Fenced Yard. Fully Remodeled Bathroom and Kitchen. New flooring and paint. New HVAC system updated 2 months ago. Small and cozy to grow a family.

18. 2007-10-16
    soldstatus $86,000
19. 2007-10-11
    soldstatus $85,625
20. 2007-09-12
    historical
21. 2007-08-10
    listed $89,990
22. 2007-08-10
    historical
23. 2007-01-18
    listed
24. 2007-01-08
    historical
25. 2006-12-09
    listed
26. 2000-09-26
    soldstatus $65,000

ⓘ 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: $2,509 · $209/mo
• Projected year-2 tax: $3,070 · $256/mo
• Expected delta: +$562/yr (+$47/mo · 22.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (shaded) · 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 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,034
• − Mortgage interest: −$8,962
• − Property taxes: −$2,509
• − Insurance: −$800
• − Repairs & maintenance: −$1,443
• − Management: −$1,443
• − Depreciation: −$4,655
• Taxable loss: −$1,777
• Est. tax savings @ 24.0%: +$426
• After-tax cash flow: $1,296/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 Fractional Twp Hsd 215
• NCES district ID: 1738940
• Math proficiency: 9% ▼ -3.00%
• Reading proficiency: 13% ▼ -3.00%
• Median HH income: $48,207
• Composite: 10.27/100
• National rank: #9793
• State rank: #563 of 620 in IL

Livability — Lansing

• Score: 73/100
• State rank: #296
• US rank: #5698

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lansing, IL
• County: Cook County · 4,486,803 people
• City population: 28,806
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 28,806
• Household income: $75,681
• Rent vs Own: 27.7% rent · 72.3% own
• Severe rent burden: 830.0

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: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: Black 51% White 25% Hispanic / Latino 18% Two or more races 7% Asian 2%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Romanian 5% Iranian 3% Lithuanian 1%
• Foreign-born: 10% · Canada
• Languages at home: 83% English-only · Spanish 12% Vietnamese 1% French/Haitian/Cajun 1%

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: ▼ -151.65%
• Current HPI: 210.3398
• Rent YoY: —
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• 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

+130.8% since first listed

12 events — show timeline

• 2026-05-14 Listed $150,000 MRED as Distributed by MLS Grid
• 2026-05-12 Listed $160,000 FSBO.com
• 2026-04-21 Listed $160,000 Fizber.com
• 2007-10-16 Sold (Public Records) $86,000 Public Records
• 2007-10-11 Sold (MLS) $85,625 MRED as Distributed by MLS Grid
• 2007-09-12 Listing Removed — MRED as Distributed by MLS Grid
• 2007-08-10 Listing Removed — MRED as Distributed by MLS Grid
• 2007-08-10 Listed $89,990 MRED as Distributed by MLS Grid
• 2007-01-18 Listed — MRED as Distributed by MLS Grid
• 2007-01-08 Listing Removed — MRED as Distributed by MLS Grid
• 2006-12-09 Listed — MRED as Distributed by MLS Grid
• 2000-09-26 Sold (Public Records) $65,000 Public Records

Property tax history

-0.7%/yr

Latest (2023): $2,509 · +16.6% YoY. Source: county tax records.