17205 Highland Ave · Hazel Crest, IL 60429

$155,000

3 bd · 1.0 ba · 1,111 sqft · SingleFamily public records · 13 Days on market

Built 1955 Est $187k · 17% 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 +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

This charming single-family home offers an excellent opportunity in a peaceful, established neighborhood in Hazel Crest. Featuring a functional floor plan filled with natural light, the home provides comfortable living spaces and modern conveniences, ready for your personal style and updates. Enjoy seamless indoor-outdoor living, a 2-car detached garage, and convenient driveway parking. A manageable yard is ideal for relaxing or entertaining in a quiet residential setting. Located along a tree-lined street in Hazel Crest, the property is just minutes from shopping, parks, and major commuter routes, offering easy access to Chicago and the surrounding suburbs. With nearby amenities and a welc

Key facts

• 2 garage spots
• Built 1955
• Listed 13 days

Property features AI

Finance

• Other: Property taxes listed (refer to listing for amount); Parcel number available
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage with 2 garage spaces (2 parking total)
• Utilities: Water from Lake Michigan and public supply; Public sewer
• Home design: Detached single-family ranch; One story; Fee simple ownership; Not rebuilt or rehabilitated; Subdivision: Pottawatomie Hills; Located in Hazel Crest
• Construction: Vinyl siding and brick exterior; Built approximately 71–80 years ago; Property built before 1978
• Exterior features: Lot smaller than 0.25 acre; Curbs, street lights, and paved streets

Interior

• Kitchen: Kitchen on main level
• Bedrooms: Three bedrooms total including a main-level master bedroom (14 x 12); Additional main-level bedrooms sized 12 x 11 and 10 x 10
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Five total rooms; Main-level living room (16 x 20); Main-level family room; Main-level dining room; Main-level kitchen (10 x 10); Main-level laundry room (10 x 10)
• 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 $155k.

Deal economics

• At list price, monthly cash flow is $646 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Cap rate 11.3% vs local median 8.9% in Hazel Crest — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• 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: 80 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 1d 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 $43k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 2y 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 $131k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $155,000

Questions for the listing agent

1. Built in 1955 — 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 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: 1.56% ✓
• Cap rate: 11.29%
• Cash-on-cash: 17.86%
• DSCR: 1.79
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $186,648
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2800 Lexington Dr	0.29mi	3/2.0	1,073 (-3%)	0mo	$180,000	$168	76
2912 175th St	0.44mi	3/1.0	1,044 (-6%)	3mo	$209,500	$201	67
17417 Kedzie Ave	0.63mi	3/2.0	1,100 (-1%)	0mo	$200,000	$182	64
16969 Orchard Ridge Ave	0.58mi	3/1.0	1,064 (-4%)	5mo	$52,000	$49	62
2810 Lexington Dr	0.32mi	3/1.0	1,243 (+12%)	5mo	$123,000	$99	62
16614 Plymouth Dr	0.75mi	3/1.5	1,117 (+0%)	4mo	$75,000	$67	58
17312 Poe Ave	0.57mi	4/1.0 (+1)	1,187 (+7%)	0mo	$199,000	$168	57
2722 Cherrywood Pl	0.52mi	3/1.5	1,258 (+13%)	3mo	$260,000	$207	49
3213 Woodworth Pl	0.66mi	3/1.5	1,246 (+12%)	2mo	$145,000	$116	46
17622 Oakwood Dr	0.64mi	3/1.5	1,257 (+13%)	3mo	$115,000	$91	44
3124 173rd St	0.55mi	4/2.0 (+1)	1,255 (+13%)	4mo	$238,000	$190	41
17649 Dundee Ave	0.69mi	2/1.0 (-1)	952 (-14%)	5mo	$164,000	$172	35

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: 9.5%
• Equity multiple: 1.37×
• Total profit: $16,183
• Equity at exit: $23,111

10-year hold

• IRR: 18.7%
• Equity multiple: 2.56×
• Total profit: $67,709
• Equity at exit: $13,402

Cash invested: $43,400 (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: 5.3×

Monthly cashflow live

• Estimated rent: $2,423 high
• Mortgage (P&I): −$813
• Tax from tax record: −$390 /mo · $4,685/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$509
• Net cashflow: $646

Break-even live

Break-even rent $1,605

Max offer price $155,000

Occupancy floor 68%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 13 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	12d	1	0.47mi
2308 170th St Hazel Crest, IL	3.0	2.0	1020	$2,400	$2.35	1d	1	0.58mi
16901 Orchard Ridge Ave Hazel Crest, IL	4.0	2.0	1406	$2,700	$1.92	1d	1	0.61mi
16752 Artesian Ave Hazel Crest, IL	3.0	1.0	867	$2,500	$2.88	1d	1	0.66mi
2173 171st St Hazel Crest, IL	3.0	1.5	1159	$2,350	$2.03	1d	1	0.69mi
17561 Hillside Ave Homewood, IL	3.0	1.0	1174	$2,300	$1.96	1d	1	0.77mi
17561 Hillside Ave Homewood, IL	3.0	1.0	1174	$2,500	$2.13	16d	1	0.77mi
2107 171st St Unit 2107 Hazel Crest, IL	3.0	1.5	1158	$2,300	$1.99	1d	1	0.78mi
16751 Crane Ave Hazel Crest, IL	3.0	1.0	1200	$1,800	$1.50	1d	1	0.83mi
3501 177th St Country Club Hills, IL	2.0	2.0	839	$2,850	$3.40	1d	1	1.16mi
2420 183rd St Homewood, IL	2.0	1.0	1100	$1,750	$1.59	11d	1	1.38mi
17306 Peach Grove Ln Hazel Crest, IL	4.0	1.0	1034	$2,700	$2.61	1d	1	1.41mi
3515 Bordeaux Ct Hazel Crest, IL	4.0	2.0	1486	$2,900	$1.95	1d	1	1.49mi

Listing history 16 events

1. 2026-05-20
   status Pending
2. 2026-05-07
   listed $155,000 Active
3. 2025-05-15
   historical Contingent - Continue to Show
4. 2025-05-15
   status Active
5. 2025-03-24
   historical Contingent - Continue to Show
6. 2025-03-22
   historical
7. 2025-03-22
   historical
8. 2025-03-07
   status Active
9. 2025-03-05
   historical
10. 2025-01-07
    price
11. 2024-12-12
    price
12. 2024-11-07
    price
13. 2024-10-07
    listed Active
14. 2006-12-07
    soldstatus $131,000
15. 1997-11-10
    soldstatus $79,500
16. 1988-06-15
    soldstatus $57,000

ⓘ 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: $4,685 · $390/mo
• Projected year-2 tax: $4,685 · $390/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 ≥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: $29,071
• − Mortgage interest: −$8,682
• − Property taxes: −$4,685
• − Insurance: −$775
• − Repairs & maintenance: −$2,326
• − Management: −$2,326
• − Depreciation: −$4,509
• Taxable income: $5,768
• Est. tax owed @ 24.0%: −$1,384
• After-tax cash flow: $6,367/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

+171.9% since first listed

16 events — show timeline

• 2026-05-20 Pending — MRED as Distributed by MLS Grid
• 2026-05-07 Listed $155,000 MRED as Distributed by MLS Grid
• 2025-05-15 Contingent — MRED as Distributed by MLS Grid
• 2025-05-15 Relisted — MRED as Distributed by MLS Grid
• 2025-03-24 Contingent — MRED as Distributed by MLS Grid
• 2025-03-22 Listing Removed — MRED as Distributed by MLS Grid
• 2025-03-22 Listing Removed — MRED as Distributed by MLS Grid
• 2025-03-07 Relisted — MRED as Distributed by MLS Grid
• 2025-03-05 Listing Removed — MRED as Distributed by MLS Grid
• 2025-01-07 Price Changed — MRED as Distributed by MLS Grid
• 2024-12-12 Price Changed — MRED as Distributed by MLS Grid
• 2024-11-07 Price Changed — MRED as Distributed by MLS Grid
• 2024-10-07 Listed — MRED as Distributed by MLS Grid
• 2006-12-07 Sold (Public Records) $131,000 Public Records
• 1997-11-10 Sold (Public Records) $79,500 Public Records
• 1988-06-15 Sold (Public Records) $57,000 Public Records

Property tax history

+4.6%/yr

Latest (2023): $4,685 · +6430.8% YoY. Source: county tax records.