17312 Poe Ave · Hazel Crest, IL 60429

$199,900

3 bd · 1.0 ba · 1,104 sqft · SingleFamily public records · 10 Days on market

Built 1952 6,125 sqft lot Est $201k · 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 +21.8/30.0
• ARV discount +7.7/15.0
• 1% rule +7.4/10.0
• DSCR +7.0/10.0
• 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 MLS

Ranch home with nice space in need of rehab. Large extra living area on the front, 3 bedrooms and 1 bathroom. Large yard and a 1 car garage. Has central air but it needs to be replaced. Cute cozy home with loads of potential. short sale.

Key facts

• Large master bedroom
• Deck
• Remodeled home

Tags

• REMODELED HOME
• LARGE MASTER BEDROOM
• HUGE FENCED BACKYARD
• DECK

Property features AI

Finance

• Other: Ownership: Fee simple
• HOA & community: No master association fee required

Exterior

• Parking: Attached garage (1 garage space, asphalt driveway); Garage owned
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; One-story
• Construction: Aluminum and vinyl siding; Asphalt roof; Concrete perimeter foundation; Built 71-80 years ago; Built before 1978; Rehab completed in 2026
• Exterior features: Lot approximately .25-.49 acre (49 x 125); School bus service

Interior

• Kitchen: Galley kitchen
• Bedrooms: 4 bedrooms (all on main level); Master bedroom on main level
• Flooring: Laminate flooring throughout; Vinyl flooring in kitchen, laundry, and master bedroom; Wood laminate in several bedrooms and living room
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas forced air heating; Central air conditioning
• Interior features: 6 total rooms; Crawl space basement; Window treatments: blinds and curtains/drapes in multiple 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 $200k.

Deal economics

• At list price, monthly cash flow is $313 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).

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: Mae Jemison School (math 2% / reading 17%, grade F, #1,517 of 2,056 statewide, top 78%, 376 students, 0% FRL); Prairie-Hills Junior High School (math 7% / reading 10%, grade F, #605 of 665 statewide, top 91%, 825 students, 0% FRL); Hillcrest High School (math 4% / reading 4%, grade F, #657 of 693 statewide, top 95%, 1,314 students, 0% FRL).
• Market conditions: 79 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals leasing fast (median 0d 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 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 14y 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 $64k; list at $200k implies a 212% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $199,900

Questions for the listing agent

1. Built in 1952 — 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: 1.24% ✓
• Cap rate: 8.17%
• Cash-on-cash: 6.70%
• DSCR: 1.30
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $200,928
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17417 Kedzie Ave	0.10mi	3/2.0	1,100 (-0%)	0mo	$200,000	$182	90
17312 Poe Ave	0.00mi	4/1.0 (+1)	1,187 (+8%)	0mo	$199,000	$168	82
2912 175th St	0.29mi	3/1.0	1,044 (-5%)	3mo	$209,500	$201	75
3318 Tulip Dr	0.52mi	3/1.5	1,093 (-1%)	1mo	$225,000	$206	71
2800 Lexington Dr	0.44mi	3/2.0	1,073 (-3%)	1mo	$180,000	$168	70
3213 Woodworth Pl	0.19mi	3/1.5	1,246 (+13%)	2mo	$145,000	$116	66
3617 Coventry Ct	0.68mi	3/2.0	1,064 (-4%)	1mo	$240,000	$226	57
17801 Yale Ln	0.70mi	3/1.5	1,040 (-6%)	3mo	$206,000	$198	53
17622 Oakwood Dr	0.50mi	3/1.5	1,257 (+14%)	3mo	$115,000	$91	49
2722 Cherrywood Pl	0.57mi	3/1.5	1,258 (+14%)	3mo	$260,000	$207	46
17781 Yale Ln	0.68mi	4/2.0 (+1)	1,200 (+9%)	2mo	$141,500	$118	43
3425 Birchwood Dr	0.69mi	4/2.0 (+1)	1,256 (+14%)	1mo	$180,000	$143	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: -5.9%
• Equity multiple: 0.78×
• Total profit: $-12,285
• Equity at exit: $29,806

10-year hold

• IRR: 3.9%
• Equity multiple: 1.28×
• Total profit: $15,744
• Equity at exit: $17,284

Cash invested: $55,972 (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: 79
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $2,476 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$512 /mo · $6,147/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$520
• Net cashflow: $313

Break-even live

Break-even rent $2,081

Max offer price $199,900

Occupancy floor 82%

Sensitivity live

Price	-10% $426	-5% $369	+0% $313	+5% $256	+10% $199
Rent	-10% $117	-5% $215	+0% $313	+5% $410	+10% $508
Rate	-1.0pp $413	-0.5pp $363	base $313	+0.5pp $261	+1.0pp $208

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 16 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	15d	1	0.53mi
3501 177th St Country Club Hills, IL	2.0	2.0	839	$2,850	$3.40	0d	1	0.63mi
3212 Charlemagne Ave Hazel Crest, IL	3.0	2.5	1412	$2,650	$1.88	0d	1	0.82mi
3212 Charlemagne Ave Hazel Crest, IL	3.0	2.5	1412	$2,650	$1.88	1d	1	0.82mi
17306 Peach Grove Ln Hazel Crest, IL	4.0	1.0	1034	$2,700	$2.61	1d	1	0.88mi
3515 Bordeaux Ct Hazel Crest, IL	4.0	2.0	1486	$2,900	$1.95	4d	1	1.03mi
2308 170th St Hazel Crest, IL	3.0	2.0	1020	$2,400	$2.35	0d	1	1.14mi
17561 Hillside Ave Homewood, IL	3.0	1.0	1174	$2,500	$2.13	19d	1	1.15mi
17561 Hillside Ave Homewood, IL	3.0	1.0	1174	$2,300	$1.96	0d	1	1.15mi
16752 Artesian Ave Hazel Crest, IL	3.0	1.0	867	$2,500	$2.88	0d	1	1.15mi
16901 Orchard Ridge Ave Hazel Crest, IL	4.0	2.0	1406	$2,700	$1.92	0d	1	1.16mi
2173 171st St Hazel Crest, IL	3.0	1.5	1159	$2,350	$2.03	0d	1	1.24mi
2107 171st St Unit 2107 Hazel Crest, IL	3.0	1.5	1158	$2,300	$1.99	0d	1	1.33mi
16751 Crane Ave Hazel Crest, IL	3.0	1.0	1200	$1,800	$1.50	0d	1	1.36mi
17984 Amherst Ct Country Club Hills, IL	2.0	1.0	1000	$1,900	$1.90	0d	1	1.37mi
2420 183rd St Homewood, IL	2.0	1.0	1100	$1,750	$1.59	13d	1	1.44mi

Listing history 9 events

1. 2026-04-30
   status Pending
2. 2026-04-20
   listed $199,900 Active
3. 2025-04-25
   soldstatus $64,000
4. 2012-12-18
   soldstatus $20,500 Closed Sale 237-char remark

   Show marketing remark (237 chars)

   Ranch home with nice space in need of rehab. Large extra living area on the front, 3 bedrooms and 1 bathroom. Large yard and a 1 car garage. Has central air but it needs to be replaced. Cute cozy home with loads of potential. short sale.

5. 2012-09-20
   historical Contingent 237-char remark

   Show marketing remark (237 chars)

   Ranch home with nice space in need of rehab. Large extra living area on the front, 3 bedrooms and 1 bathroom. Large yard and a 1 car garage. Has central air but it needs to be replaced. Cute cozy home with loads of potential. short sale.

6. 2012-08-22
   price $30,000 Price Change 237-char remark

   Show marketing remark (237 chars)

   Ranch home with nice space in need of rehab. Large extra living area on the front, 3 bedrooms and 1 bathroom. Large yard and a 1 car garage. Has central air but it needs to be replaced. Cute cozy home with loads of potential. short sale.

7. 2012-06-30
   listed $40,000 New 237-char remark

   Show marketing remark (237 chars)

   Ranch home with nice space in need of rehab. Large extra living area on the front, 3 bedrooms and 1 bathroom. Large yard and a 1 car garage. Has central air but it needs to be replaced. Cute cozy home with loads of potential. short sale.

8. 1992-04-30
   soldstatus $64,500
9. 1987-05-01
   soldstatus $49,000

ⓘ 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: $6,147 · $512/mo
• Projected year-2 tax: $6,147 · $512/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: $29,718
• − Mortgage interest: −$11,198
• − Property taxes: −$6,147
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,377
• − Management: −$2,377
• − Depreciation: −$5,815
• Taxable income: $804
• Est. tax owed @ 24.0%: −$193
• After-tax cash flow: $3,558/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

+308.0% since first listed

9 events — show timeline

• 2026-04-30 Pending — MRED as Distributed by MLS Grid
• 2026-04-20 Listed $199,900 MRED as Distributed by MLS Grid
• 2025-04-25 Sold (Public Records) $64,000 Public Records
• 2012-12-18 Sold (MLS) $20,500 MRED as Distributed by MLS Grid
• 2012-09-20 Contingent — MRED as Distributed by MLS Grid
• 2012-08-22 Price Changed $30,000 MRED as Distributed by MLS Grid
• 2012-06-30 Listed $40,000 MRED as Distributed by MLS Grid
• 1992-04-30 Sold (Public Records) $64,500 Public Records
• 1987-05-01 Sold (Public Records) $49,000 Public Records

Property tax history

+6.2%/yr

Latest (2023): $6,147 · +0.1% YoY. Source: county tax records.