17402 Appletree Dr · Hazel Crest, IL 60429

$25,000

2 bd · 1.0 ba · 960 sqft · SingleFamily public records · 17 Days on market

Built 1971

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Investors stop the car! This single-family home has 2bd & 2baths with a 2-car detached garage. Make it your own or a turnkey investment. Instant equity after rehab.

Key facts

• 2 garage spots
• Built 1971
• Listed 17 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $2k ($22k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $25k).
• Recommended offer: $25k (1.5% below list) — sets the bar for market timing.
• Cap rate 92.5% vs local median 8.9% in Hazel Crest — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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: Highlands Elem School (math 8% / reading 12%, grade F, #1,517 of 2,056 statewide, top 78%, 327 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; 2 comparable units currently listed for rent nearby; 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 $173 of loan paydown is wiped out by about $750 of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($25k) is reasonable based on typical stale-listing flexibility.

Recommended offer $24,625 (1.5% below list)

Questions for the listing agent

1. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 9.97% ✓
• Cap rate: 92.50%
• Cash-on-cash: 307.89%
• DSCR: 14.70
• GRM: 0.8

CMA / ARV

• ARV (on-the-fly): $179,520
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17304 Peach Grov Ave	0.17mi	3/1.0 (+1)	960 (0%)	7mo	$143,500	$149	81
3617 Coventry Ct	0.04mi	3/2.0 (+1)	1,064 (+11%)	1mo	$240,000	$226	70
3704 Tamarind Ln	0.18mi	3/1.5 (+1)	1,066 (+11%)	1mo	$189,000	$177	66
3618 Peach Grove Ln	0.23mi	3/1.0 (+1)	1,092 (+14%)	5mo	$175,000	$160	57
3800 171st St	0.39mi	3/1.5 (+1)	1,066 (+11%)	5mo	$280,000	$263	52
17801 Yale Ln	0.53mi	3/1.5 (+1)	1,040 (+8%)	3mo	$206,000	$198	52
17620 Winston Dr	0.41mi	3/1.0 (+1)	1,091 (+14%)	3mo	$195,000	$179	50
4050 Russet Way	0.52mi	3/2.0 (+1)	1,058 (+10%)	1mo	$259,000	$245	49
17137 Coventry Ln	0.52mi	3/2.0 (+1)	1,095 (+14%)	2mo	$150,000	$137	42
3318 Tulip Dr	0.69mi	3/1.5 (+1)	1,093 (+14%)	1mo	$225,000	$206	36
17417 Kedzie Ave	0.67mi	3/2.0 (+1)	1,100 (+15%)	0mo	$200,000	$182	35
17303 Kedzie Ave	0.69mi	3/2.0 (+1)	1,093 (+14%)	5mo	$204,000	$187	31

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: —
• Equity multiple: 16.77×
• Total profit: $110,375
• Equity at exit: $3,728

10-year hold

• IRR: —
• Equity multiple: 35.79×
• Total profit: $243,558
• Equity at exit: $2,162

Cash invested: $7,000 (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: 0.8×

Monthly cashflow live

• Estimated rent: $2,492 medium
• Mortgage (P&I): −$131
• Tax est. 1.5%: −$31 /mo · $375/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$523
• Net cashflow: $1,796

Break-even live

Break-even rent $219

Max offer price $25,000

Occupancy floor 23%

Sensitivity live

Price	-10% $1,813	-5% $1,805	+0% $1,796	+5% $1,787	+10% $1,779
Rent	-10% $1,599	-5% $1,698	+0% $1,796	+5% $1,894	+10% $1,993
Rate	-1.0pp $1,809	-0.5pp $1,802	base $1,796	+0.5pp $1,790	+1.0pp $1,783

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	0.44mi
17984 Amherst Ct Country Club Hills, IL	2.0	1.0	1000	$1,900	$1.90	0d	1	0.80mi

Listing history 11 events

1. 2026-06-21
   days on market $25,000 Active 17 DOM
2. 2026-06-18
   days on market $25,000 Active 14 DOM
3. 2026-06-17
   days on market $25,000 Active 13 DOM
4. 2026-06-16
   days on market $25,000 Active 12 DOM
5. 2026-06-15
   days on market $25,000 Active 11 DOM
6. 2026-06-13
   days on market $25,000 Active 9 DOM
7. 2026-06-09
   days on market $25,000 Active 5 DOM
8. 2026-06-08
   days on market $25,000 Active 4 DOM
9. 2026-06-07
   days on marketlisting id $25,000 Active 3 DOM
10. 2026-06-02
    remarks 166-char remark
11. 2026-06-02
    listed $25,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $29,905
• − Mortgage interest: −$1,400
• − Property taxes: −$375
• − Insurance: −$125
• − Repairs & maintenance: −$2,392
• − Management: −$2,392
• − Depreciation: −$727
• Taxable income: $22,493
• Est. tax owed @ 24.0%: −$5,398
• After-tax cash flow: $16,154/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

1 event — show timeline

• 2026-06-02 Listed $25,000 MRED as Distributed by MLS Grid

Property tax history

+6.0%/yr

Latest (2023): $5,635 · -17.3% YoY. Source: county tax records.