16743 Butterfield Dr · Country Club Hills, IL 60478

$235,000

3 bd · 1.0 ba · 1,040 sqft · SingleFamily public records · 9 Days on market

Built 1960 Est $184k · 28% 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 +14.2/30.0
• 1% rule +6.4/10.0
• DSCR +4.3/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This nice tri-level is waiting for a new owner. Come see the large living/dining room combo with wood burning fireplace, eat in kitchen and 3 bedrooms. The lower level family room is large enough for your entertaining. There are some updates needed, but once completed, this home will be a show stopper. Bring you clients to see this one today. * * Agents please inform your buyers: 10% EM required on all cash offers, no exceptions! * *

Key facts

• 2 garage spots
• Built 1960
• Listed 9 days

Property features AI

Finance

• Other: Property not currently leased; Possession at closing
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage owned (2 garage spaces, 2 total parking spaces)
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; 2-story home; Fee simple ownership
• Construction: Frame construction; Built approximately 61–70 years ago; Property built before 1978
• Exterior features: Lot less than 0.25 acre; Lot dimensions: 5400

Interior

• Kitchen: Kitchen on main level
• Bedrooms: 3 bedrooms (master bedroom on second level; two additional bedrooms on second level)
• Bathrooms: 2 full bathrooms; Basement contains a bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Finished full daylight basement; 7 total rooms
• Laundry & utility: Laundry room; Lower-level utility room (approx. 9 x 11)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $38 ($455/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $235k).

Location & tenants

• Location reads 75/100 on livability (#212 in IL, #3,963 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime D+, health & safety D+, schools 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: 94 active listings in the ZIP; 3 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 9y 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 $70k; list at $235k implies a 236% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.8% of price.

Recommended offer $235,000

Questions for the listing agent

1. Built in 1960 — 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 F-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: 1.14% ✓
• Cap rate: 6.49%
• Cash-on-cash: 0.69%
• DSCR: 1.03
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $184,080
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16843 Briargate Dr	0.18mi	3/1.5	1,072 (+3%)	2mo	$135,000	$126	83
16613 Wedgewood Ave	0.27mi	3/1.0	960 (-8%)	5mo	$165,000	$172	71
3800 171st St	0.48mi	3/1.5	1,066 (+2%)	5mo	$280,000	$263	68
3318 Tulip Dr	0.54mi	3/1.5	1,093 (+5%)	1mo	$225,000	$206	64
3324 Laurel Ln	0.55mi	4/1.5 (+1)	1,056 (+2%)	4mo	$188,700	$179	61
16202 Saint Louis Ave	0.73mi	3/1.0	1,060 (+2%)	2mo	$129,900	$123	61
16213 Saint Louis Ave	0.73mi	3/1.0	1,060 (+2%)	2mo	$55,000	$52	61
3704 Tamarind Ln	0.69mi	3/1.5	1,066 (+2%)	1mo	$189,000	$177	61
3618 Peach Grove Ln	0.60mi	3/1.0	1,092 (+5%)	5mo	$175,000	$160	60
4050 Russet Way	0.74mi	3/2.0	1,058 (+2%)	1mo	$259,000	$245	58
17137 Coventry Ln	0.63mi	3/2.0	1,095 (+5%)	2mo	$150,000	$137	56
17000 Magnolia Dr	0.28mi	4/2.0 (+1)	1,184 (+14%)	3mo	$265,000	$224	53

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: -15.0%
• Equity multiple: 0.46×
• Total profit: $-35,348
• Equity at exit: $35,039

10-year hold

• IRR: -6.2%
• Equity multiple: 0.60×
• Total profit: $-26,381
• Equity at exit: $20,319

Cash invested: $65,800 (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 60478

• Home prices YoY: -27.3%
• Active inventory: 94
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,674 medium
• Mortgage (P&I): −$1,232
• Tax from tax record: −$744 /mo · $8,930/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$562
• Net cashflow: $38

Break-even live

Break-even rent $2,626

Max offer price $235,000

Occupancy floor 94%

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17306 Peach Grove Ln Hazel Crest, IL	4.0	1.0	1034	$2,700	$2.61	1d	1	0.78mi
3501 177th St Country Club Hills, IL	2.0	2.0	839	$2,850	$3.40	1d	1	1.21mi
16450 Roy St Oak Forest, IL	3.0	1.5	1500	$2,400	$1.60	17d	1	1.26mi

Listing history 24 events

1. 2026-06-18
   days on market $235,000 Active 9 DOM
2. 2026-06-17
   days on market $235,000 Active 8 DOM
3. 2026-06-16
   days on market $235,000 Active 7 DOM
4. 2026-06-15
   days on market $235,000 Active 6 DOM
5. 2026-06-13
   days on market $235,000 Active 4 DOM
6. 2026-06-10
   pricedays on marketlisting id $235,000 Active 1 DOM
7. 2026-06-09
   days on market $240,000 Active 69 DOM
8. 2026-06-08
   days on market $240,000 Active 68 DOM
9. 2026-06-07
   days on market $240,000 Active 67 DOM
10. 2026-06-04
    days on market $240,000 Active 64 DOM
11. 2026-06-03
    days on market $240,000 Active 63 DOM
12. 2026-06-02
    days on market $240,000 Active 62 DOM
13. 2026-06-01
    days on market $240,000 Active 61 DOM
14. 2026-05-31
    days on market $240,000 Active 60 DOM
15. 2026-04-01
    listed $240,000 Active
16. 2024-12-18
    historical
17. 2024-06-25
    listed Active
18. 2022-08-08
    price $2,100
19. 2017-12-21
    soldstatus $70,000 Closed Sale 439-char remark

    Show marketing remark (439 chars)

    This nice tri-level is waiting for a new owner. Come see the large living/dining room combo with wood burning fireplace, eat in kitchen and 3 bedrooms. The lower level family room is large enough for your entertaining. There are some updates needed, but once completed, this home will be a show stopper. Bring you clients to see this one today. * * Agents please inform your buyers: 10% EM required on all cash offers, no exceptions! * *

20. 2017-11-15
    status Pending 439-char remark

    Show marketing remark (439 chars)

    This nice tri-level is waiting for a new owner. Come see the large living/dining room combo with wood burning fireplace, eat in kitchen and 3 bedrooms. The lower level family room is large enough for your entertaining. There are some updates needed, but once completed, this home will be a show stopper. Bring you clients to see this one today. * * Agents please inform your buyers: 10% EM required on all cash offers, no exceptions! * *

21. 2017-10-16
    price $63,000 439-char remark

    Show marketing remark (439 chars)

    This nice tri-level is waiting for a new owner. Come see the large living/dining room combo with wood burning fireplace, eat in kitchen and 3 bedrooms. The lower level family room is large enough for your entertaining. There are some updates needed, but once completed, this home will be a show stopper. Bring you clients to see this one today. * * Agents please inform your buyers: 10% EM required on all cash offers, no exceptions! * *

22. 2017-08-13
    listed $78,000 New 439-char remark

    Show marketing remark (439 chars)

    This nice tri-level is waiting for a new owner. Come see the large living/dining room combo with wood burning fireplace, eat in kitchen and 3 bedrooms. The lower level family room is large enough for your entertaining. There are some updates needed, but once completed, this home will be a show stopper. Bring you clients to see this one today. * * Agents please inform your buyers: 10% EM required on all cash offers, no exceptions! * *

23. 1988-04-11
    soldstatus $59,000
24. 1979-06-07
    soldstatus $102,000

ⓘ 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: $8,930 · $744/mo
• Projected year-2 tax: $8,930 · $744/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: $32,087
• − Mortgage interest: −$13,164
• − Property taxes: −$8,930
• − Insurance: −$1,175
• − Repairs & maintenance: −$2,567
• − Management: −$2,567
• − Depreciation: −$6,836
• Taxable loss: −$3,152
• Est. tax savings @ 24.0%: +$757
• After-tax cash flow: $1,212/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 — Country Club Hills

• Score: 75/100
• State rank: #212
• US rank: #3963

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Country Club Hills, IL
• City population: 16,549
• Population (ZIP): 16,549

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 (87%)
• Race & ethnicity: Black 87% White 8% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Romanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Spanish 2%

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: ▼ -79.73%
• Current HPI: 212.3917
• 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

+135.3% since first listed

10 events — show timeline

• 2026-04-01 Listed $240,000 MRED as Distributed by MLS Grid
• 2024-12-18 Listing Removed — MRED as Distributed by MLS Grid
• 2024-06-25 Listed — MRED as Distributed by MLS Grid
• 2022-08-08 Price Changed $2,100 RENT.
• 2017-12-21 Sold (MLS) $70,000 MRED as Distributed by MLS Grid
• 2017-11-15 Pending — MRED as Distributed by MLS Grid
• 2017-10-16 Price Changed $63,000 MRED as Distributed by MLS Grid
• 2017-08-13 Listed $78,000 MRED as Distributed by MLS Grid
• 1988-04-11 Sold (Public Records) $59,000 Public Records
• 1979-06-07 Sold (Public Records) $102,000 Public Records

Property tax history

+15.6%/yr

Latest (2023): $8,930 · +34.9% YoY. Source: county tax records.