17417 Kedzie Ave · Hazel Crest, IL 60429

$195,000

3 bd · 1.5 ba · 1,100 sqft · SingleFamily public records · 8 Days on market

Built 2001 Est $200k · at est.

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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 +19.2/30.0
• ARV discount +8.7/15.0
• 1% rule +7.7/10.0
• DSCR +6.1/10.0
• 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 MLS

REO - BANK OWNED.PROPERTY SOLD "AS IS" WITHOUT REPAIR, WARRANTY OR SELLER DISCLOSURE. Listing Broker & Seller assume no responsibility & make no guarantees/warranties or representations as to the availability or accuracy of the property information, photographs or other information depicted/described herein. Buyer/Buyer's Agent is responsible for utility activation related to inspections. CASH & CONVENTIONAL OFFERS

Key facts

• Shed for storage
• Large backyard
• Large living room

Tags

• LARGE LIVING ROOM
• EAT-IN KITCHEN
• SPACIOUS FAMILY ROOM
• LARGE BACKYARD
• SHED FOR STORAGE
• TWO-CAR ATTACHED GARAGE

Property features AI

Finance

• Other: Not rebuilt or rehabbed since original construction
• HOA & community: No master association fee required

Exterior

• Parking: Attached garage with 2 garage spaces (2 total parking spaces)
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; Split-level design; Fee simple ownership
• Construction: Brick construction; Property age approximately 21–25 years
• Exterior features: Lot under 0.25 acre; Lot dimensions listed

Interior

• Kitchen: Eating area/table space kitchen (18 x 9); Range, Microwave, Dishwasher
• Bedrooms: 3 bedrooms (master and two bedrooms on second level; additional bedroom listed); Bedroom dimensions: two bedrooms 12 x 11, master 15 x 12
• Flooring: Carpet in bedrooms; Laminate flooring in living room
• Bathrooms: 2 full bathrooms; Basement-level bathroom present
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Finished partial basement; Six total rooms
• Laundry & utility: Lower-level laundry room (4 x 6); Washer and Dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $195k.

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 $195k).

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; 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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 16y 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 $77k; list at $195k implies a 153% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.9% of price.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $195,000

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.27% ✓
• Cap rate: 7.59%
• Cash-on-cash: 4.62%
• DSCR: 1.21
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $200,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17417 Kedzie Ave	0.00mi	3/2.0	1,100 (0%)	0mo	$200,000	$182	98
17312 Poe Ave	0.10mi	4/1.0 (+1)	1,187 (+8%)	0mo	$199,000	$168	75
2912 175th St	0.29mi	3/1.0	1,044 (-5%)	3mo	$209,500	$201	73
2800 Lexington Dr	0.47mi	3/2.0	1,073 (-2%)	0mo	$180,000	$168	72
3318 Tulip Dr	0.59mi	3/1.5	1,093 (-1%)	1mo	$225,000	$206	70
3213 Woodworth Pl	0.25mi	3/1.5	1,246 (+13%)	2mo	$145,000	$116	65
3617 Coventry Ct	0.64mi	3/2.0	1,064 (-3%)	1mo	$240,000	$226	62
17801 Yale Ln	0.61mi	3/1.5	1,040 (-6%)	3mo	$206,000	$198	60
17622 Oakwood Dr	0.45mi	3/1.5	1,257 (+14%)	3mo	$115,000	$91	53
17781 Yale Ln	0.59mi	4/2.0 (+1)	1,200 (+9%)	2mo	$141,500	$118	48
2722 Cherrywood Pl	0.55mi	3/1.5	1,258 (+14%)	3mo	$260,000	$207	48
3425 Birchwood Dr	0.75mi	4/2.0 (+1)	1,256 (+14%)	1mo	$180,000	$143	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: -8.9%
• Equity multiple: 0.67×
• Total profit: $-17,920
• Equity at exit: $29,075

10-year hold

• IRR: 0.7%
• Equity multiple: 1.05×
• Total profit: $2,789
• Equity at exit: $16,860

Cash invested: $54,600 (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: 6.6×

Monthly cashflow live

• Estimated rent: $2,475 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$641 /mo · $7,695/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$520
• Net cashflow: $210

Break-even live

Break-even rent $2,209

Max offer price $195,000

Occupancy floor 86%

Sensitivity live

Price	-10% $321	-5% $266	+0% $210	+5% $155	+10% $100
Rent	-10% $15	-5% $113	+0% $210	+5% $308	+10% $406
Rate	-1.0pp $309	-0.5pp $260	base $210	+0.5pp $160	+1.0pp $108

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3501 177th St Country Club Hills, IL	2.0	2.0	839	$2,850	$3.40	0d	1	0.54mi
2722 Larkspur Ln Hazel Crest, IL	3.0	1.5	1441	$2,650	$1.84	13d	1	0.54mi
17306 Peach Grove Ln Hazel Crest, IL	4.0	1.0	1034	$2,700	$2.61	2d	1	0.83mi
3515 Bordeaux Ct Hazel Crest, IL	4.0	2.0	1486	$2,900	$1.95	2d	1	0.95mi
17561 Hillside Ave Homewood, IL	3.0	1.0	1174	$2,300	$1.96	2d	1	1.19mi
17561 Hillside Ave Homewood, IL	3.0	1.0	1174	$2,500	$2.13	17d	1	1.19mi
2308 170th St Hazel Crest, IL	3.0	2.0	1020	$2,400	$2.35	2d	1	1.21mi
16752 Artesian Ave Hazel Crest, IL	3.0	1.0	867	$2,500	$2.88	2d	1	1.24mi
16901 Orchard Ridge Ave Hazel Crest, IL	4.0	2.0	1406	$2,700	$1.92	2d	1	1.24mi
17984 Amherst Ct Country Club Hills, IL	2.0	1.0	1000	$1,900	$1.90	2d	1	1.29mi
2173 171st St Hazel Crest, IL	3.0	1.5	1159	$2,350	$2.03	2d	1	1.31mi
2107 171st St Unit 2107 Hazel Crest, IL	3.0	1.5	1158	$2,300	$1.99	2d	1	1.40mi
2420 183rd St Homewood, IL	2.0	1.0	1100	$1,750	$1.59	11d	1	1.42mi
16751 Crane Ave Hazel Crest, IL	3.0	1.0	1200	$1,800	$1.50	2d	1	1.45mi
18019 Ravisloe Ter Country Club Hills, IL	3.0	1.5	1150	$2,800	$2.43	2d	1	1.47mi

Listing history 30 events

1. 2026-05-01
   status Pending
2. 2026-04-22
   listed $195,000 Active
3. 2026-04-22
   historical
4. 2026-03-24
   price
5. 2026-03-02
   price
6. 2026-02-02
   price
7. 2026-01-07
   listed Active
8. 2011-12-02
   soldstatus $76,934 Closed Sale 440-char remark

   Show marketing remark (440 chars)

   REO - BANK OWNED.PROPERTY SOLD "AS IS" WITHOUT REPAIR, WARRANTY OR SELLER DISCLOSURE. Listing Broker & Seller assume no responsibility & make no guarantees/warranties or representations as to the availability or accuracy of the property information, photographs or other information depicted/described herein. Buyer/Buyer's Agent is responsible for utility activation related to inspections. CASH & CONVENTIONAL OFFERS

9. 2011-09-26
   status Pending 440-char remark

   Show marketing remark (440 chars)

   REO - BANK OWNED.PROPERTY SOLD "AS IS" WITHOUT REPAIR, WARRANTY OR SELLER DISCLOSURE. Listing Broker & Seller assume no responsibility & make no guarantees/warranties or representations as to the availability or accuracy of the property information, photographs or other information depicted/described herein. Buyer/Buyer's Agent is responsible for utility activation related to inspections. CASH & CONVENTIONAL OFFERS

10. 2011-09-20
    price $74,500 Price Change 440-char remark

    Show marketing remark (440 chars)

    REO - BANK OWNED.PROPERTY SOLD "AS IS" WITHOUT REPAIR, WARRANTY OR SELLER DISCLOSURE. Listing Broker & Seller assume no responsibility & make no guarantees/warranties or representations as to the availability or accuracy of the property information, photographs or other information depicted/described herein. Buyer/Buyer's Agent is responsible for utility activation related to inspections. CASH & CONVENTIONAL OFFERS

11. 2011-08-22
    price $82,822 Reactivated 440-char remark

    Show marketing remark (440 chars)

    REO - BANK OWNED.PROPERTY SOLD "AS IS" WITHOUT REPAIR, WARRANTY OR SELLER DISCLOSURE. Listing Broker & Seller assume no responsibility & make no guarantees/warranties or representations as to the availability or accuracy of the property information, photographs or other information depicted/described herein. Buyer/Buyer's Agent is responsible for utility activation related to inspections. CASH & CONVENTIONAL OFFERS

12. 2011-08-22
    status Reactivated 440-char remark

    Show marketing remark (440 chars)

    REO - BANK OWNED.PROPERTY SOLD "AS IS" WITHOUT REPAIR, WARRANTY OR SELLER DISCLOSURE. Listing Broker & Seller assume no responsibility & make no guarantees/warranties or representations as to the availability or accuracy of the property information, photographs or other information depicted/described herein. Buyer/Buyer's Agent is responsible for utility activation related to inspections. CASH & CONVENTIONAL OFFERS

13. 2011-06-05
    status Pending 440-char remark

    Show marketing remark (440 chars)

    REO - BANK OWNED.PROPERTY SOLD "AS IS" WITHOUT REPAIR, WARRANTY OR SELLER DISCLOSURE. Listing Broker & Seller assume no responsibility & make no guarantees/warranties or representations as to the availability or accuracy of the property information, photographs or other information depicted/described herein. Buyer/Buyer's Agent is responsible for utility activation related to inspections. CASH & CONVENTIONAL OFFERS

14. 2011-05-14
    price $87,182 Price Change 440-char remark

    Show marketing remark (440 chars)

    REO - BANK OWNED.PROPERTY SOLD "AS IS" WITHOUT REPAIR, WARRANTY OR SELLER DISCLOSURE. Listing Broker & Seller assume no responsibility & make no guarantees/warranties or representations as to the availability or accuracy of the property information, photographs or other information depicted/described herein. Buyer/Buyer's Agent is responsible for utility activation related to inspections. CASH & CONVENTIONAL OFFERS

15. 2011-05-06
    price $96,600 Price Change 440-char remark

    Show marketing remark (440 chars)

    REO - BANK OWNED.PROPERTY SOLD "AS IS" WITHOUT REPAIR, WARRANTY OR SELLER DISCLOSURE. Listing Broker & Seller assume no responsibility & make no guarantees/warranties or representations as to the availability or accuracy of the property information, photographs or other information depicted/described herein. Buyer/Buyer's Agent is responsible for utility activation related to inspections. CASH & CONVENTIONAL OFFERS

16. 2011-03-02
    listed $100,600 New 440-char remark

    Show marketing remark (440 chars)

    REO - BANK OWNED.PROPERTY SOLD "AS IS" WITHOUT REPAIR, WARRANTY OR SELLER DISCLOSURE. Listing Broker & Seller assume no responsibility & make no guarantees/warranties or representations as to the availability or accuracy of the property information, photographs or other information depicted/described herein. Buyer/Buyer's Agent is responsible for utility activation related to inspections. CASH & CONVENTIONAL OFFERS

17. 2011-01-04
    historical
18. 2010-11-27
    historical Contingent
19. 2010-10-29
    price Price Change
20. 2010-10-15
    price Price Change
21. 2010-10-07
    price Price Change
22. 2010-09-30
    price Price Change
23. 2010-09-21
    price Price Change
24. 2010-09-12
    price Reactivated
25. 2010-09-12
    status Reactivated
26. 2010-07-14
    status Pending
27. 2010-06-28
    price Price Change
28. 2010-06-16
    price Price Change
29. 2010-06-10
    price Price Change
30. 2010-06-06
    listed New

ⓘ 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: $7,695 · $641/mo
• Projected year-2 tax: $7,695 · $641/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 6/10 Major FEMA zone X (unshaded) · 74% 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: $29,703
• − Mortgage interest: −$10,923
• − Property taxes: −$7,695
• − Insurance: −$975
• − Repairs & maintenance: −$2,376
• − Management: −$2,376
• − Depreciation: −$5,673
• Taxable loss: −$315
• Est. tax savings @ 24.0%: +$76
• After-tax cash flow: $2,600/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

+93.8% since first listed

30 events — show timeline

• 2026-05-01 Pending — MRED as Distributed by MLS Grid
• 2026-04-22 Listing Removed — MRED as Distributed by MLS Grid
• 2026-04-22 Listed $195,000 MRED as Distributed by MLS Grid
• 2026-03-24 Price Changed — MRED as Distributed by MLS Grid
• 2026-03-02 Price Changed — MRED as Distributed by MLS Grid
• 2026-02-02 Price Changed — MRED as Distributed by MLS Grid
• 2026-01-07 Listed — MRED as Distributed by MLS Grid
• 2011-12-02 Sold (MLS) $76,934 MRED as Distributed by MLS Grid
• 2011-09-26 Pending — MRED as Distributed by MLS Grid
• 2011-09-20 Price Changed $74,500 MRED as Distributed by MLS Grid
• 2011-08-22 Relisted — MRED as Distributed by MLS Grid
• 2011-08-22 Price Changed $82,822 MRED as Distributed by MLS Grid
• 2011-06-05 Pending — MRED as Distributed by MLS Grid
• 2011-05-14 Price Changed $87,182 MRED as Distributed by MLS Grid
• 2011-05-06 Price Changed $96,600 MRED as Distributed by MLS Grid
• 2011-03-02 Listed $100,600 MRED as Distributed by MLS Grid
• 2011-01-04 Listing Removed — MRED as Distributed by MLS Grid
• 2010-11-27 Contingent — MRED as Distributed by MLS Grid
• 2010-10-29 Price Changed — MRED as Distributed by MLS Grid
• 2010-10-15 Price Changed — MRED as Distributed by MLS Grid
• 2010-10-07 Price Changed — MRED as Distributed by MLS Grid
• 2010-09-30 Price Changed — MRED as Distributed by MLS Grid
• 2010-09-21 Price Changed — MRED as Distributed by MLS Grid
• 2010-09-12 Relisted — MRED as Distributed by MLS Grid
• 2010-09-12 Price Changed — MRED as Distributed by MLS Grid
• 2010-07-14 Pending — MRED as Distributed by MLS Grid
• 2010-06-28 Price Changed — MRED as Distributed by MLS Grid
• 2010-06-16 Price Changed — MRED as Distributed by MLS Grid
• 2010-06-10 Price Changed — MRED as Distributed by MLS Grid
• 2010-06-06 Listed — MRED as Distributed by MLS Grid

Property tax history

+4.4%/yr

Latest (2023): $7,695 · +54.4% YoY. Source: county tax records.