18052 Soleri Dr · Country Club Hills, IL 60478

$235,000

3 bd · 1.0 ba · 1,116 sqft · SingleFamily public records · 74 Days on market

Built 1973 7,318 sqft lot Est $200k · 18% 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 +24.3/30.0
• DSCR +7.9/10.0
• 1% rule +5.2/10.0
• 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

There are no remarks available.

Key facts

• 7,318 sq ft lot
• 2 garage spots
• Built 1973

Property features AI

Finance

• Other: Lot dimensions approximately 40 x 183 (less than 0.25 acre)
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage (2 garage spaces, 2 total parking spaces)
• Utilities: Water from Lake Michigan and public supply; Public sewer
• Home design: Detached single-family home; One-story layout; Fee simple ownership; Built 51–60 years ago; Built before 1978; Interstate access nearby
• Construction: Brick construction
• Exterior features: Deck

Interior

• Kitchen: Kitchen with vinyl flooring; Range; Refrigerator
• Bedrooms: 3 bedrooms (all on main level); Master bedroom on main level
• Flooring: Hardwood in bedrooms and master bedroom; Carpet in living room; Vinyl in kitchen and dining (combo)
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: 6 total rooms; Full, unfinished basement; Laundry in unit
• Laundry & utility: Washer and dryer included; Basement laundry room (20 x 10)

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 $475 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $235k).
• Recommended offer: $221k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.7% vs local median 6.7% in Country Club Hills — 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 (#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+, 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: Zenon J Sykuta School (404 students, 0% FRL); Southwood Middle School (math 2% / reading 8%, grade F, #636 of 665 statewide, top 98%, 381 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: 91 active listings in the ZIP; 10 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($221k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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 $193k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $220,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.02% ✓
• Cap rate: 8.72%
• Cash-on-cash: 8.66%
• DSCR: 1.39
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $199,764
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18008 Edwards Ave	0.12mi	3/1.5	1,136 (+2%)	1mo	$273,600	$241	89
18040 Springfield Ave	0.24mi	3/1.0	1,139 (+2%)	2mo	$180,000	$158	83
18045 Edwards Ave	0.04mi	4/1.5 (+1)	1,176 (+5%)	0mo	$247,000	$210	82
18207 Ravisloe Ter	0.25mi	3/1.5	1,057 (-5%)	3mo	$250,000	$237	75
18115 Idlewild Dr	0.18mi	3/2.0	1,200 (+8%)	6mo	$100,000	$83	70
17620 Winston Dr	0.60mi	3/1.0	1,091 (-2%)	3mo	$195,000	$179	65
4320 177th St	0.58mi	3/1.5	1,136 (+2%)	6mo	$178,000	$157	63
18109 Idlewild Dr	0.18mi	4/2.0 (+1)	1,000 (-10%)	6mo	$195,000	$195	61
4340 Mayfair Ct	0.33mi	3/2.0	1,243 (+11%)	3mo	$163,400	$131	60
4411 177th Pl	0.58mi	4/1.5 (+1)	1,212 (+9%)	3mo	$126,653	$104	49
17555 Cypress Ave	0.62mi	3/2.0	1,239 (+11%)	1mo	$163,000	$132	48
18208 Fountainbleau Dr	0.67mi	3/1.5	958 (-14%)	5mo	$185,000	$193	39

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: -3.2%
• Equity multiple: 0.88×
• Total profit: $-7,938
• Equity at exit: $35,039

10-year hold

• IRR: 6.4%
• Equity multiple: 1.48×
• Total profit: $31,658
• 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: 91
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,401 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$92 /mo · $1,103/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$504
• Net cashflow: $475

Break-even live

Break-even rent $1,800

Max offer price $235,000

Occupancy floor 75%

Sensitivity live

Price	-10% $608	-5% $541	+0% $475	+5% $408	+10% $342
Rent	-10% $285	-5% $380	+0% $475	+5% $569	+10% $664
Rate	-1.0pp $593	-0.5pp $534	base $475	+0.5pp $414	+1.0pp $352

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 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18019 Ravisloe Ter Country Club Hills, IL	3.0	1.5	1150	$2,800	$2.43	0d	1	0.13mi
17984 Amherst Ct Country Club Hills, IL	2.0	1.0	1000	$1,900	$1.90	0d	1	0.15mi
1153 Williamsburg Rd Country Club Hills, IL	2.0	1.5	1216	$1,900	$1.56	0d	1	0.49mi
2256 Windsor Ln Country Club Hills, IL	3.0	1.0	1212	$2,250	$1.86	0d	1	0.51mi
4453 Provincetown Dr Country Club Hills, IL	3.0	2.5	1300	$2,500	$1.92	0d	1	0.60mi
3515 Bordeaux Ct Hazel Crest, IL	4.0	2.0	1486	$2,900	$1.95	3d	1	0.75mi
17950 Michael Ave Country Club Hills, IL	3.0	1.0	1400	$2,195	$1.57	0d	1	0.81mi
3501 177th St Country Club Hills, IL	2.0	2.0	839	$2,850	$3.40	0d	1	0.87mi
17306 Peach Grove Ln Hazel Crest, IL	4.0	1.0	1034	$2,700	$2.61	0d	1	0.94mi
3212 Charlemagne Ave Hazel Crest, IL	3.0	2.5	1412	$2,650	$1.88	0d	1	1.03mi

Listing history 19 events

1. 2026-06-21
   days on market $235,000 Active 74 DOM
2. 2026-06-18
   days on market $235,000 Active 71 DOM
3. 2026-06-17
   days on market $235,000 Active 70 DOM
4. 2026-06-16
   days on market $235,000 Active 69 DOM
5. 2026-06-15
   days on market $235,000 Active 68 DOM
6. 2026-06-13
   days on market $235,000 Active 66 DOM
7. 2026-06-09
   days on market $235,000 Active 62 DOM
8. 2026-06-08
   days on market $235,000 Active 61 DOM
9. 2026-06-07
   days on market $235,000 Active 60 DOM
10. 2026-06-04
    days on market $235,000 Active 57 DOM
11. 2026-06-03
    days on market $235,000 Active 56 DOM
12. 2026-06-02
    days on market $235,000 Active 55 DOM
13. 2026-06-01
    days on market $235,000 Active 54 DOM
14. 2026-05-31
    days on market $235,000 Active 53 DOM
15. 2026-04-08
    listed $235,000 Active
16. 2023-08-23
    soldstatus $193,000
17. 2023-08-17
    soldstatus $195,000 Closed 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

18. 2023-07-15
    historical Contingent - Continue to Show 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

19. 2023-06-28
    listed $230,000 Active 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

ⓘ 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: $1,103 · $92/mo
• Projected year-2 tax: $3,219 · $268/mo
• Expected delta: +$2,116/yr (+$176/mo · 191.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $28,812
• − Mortgage interest: −$13,164
• − Property taxes: −$1,103
• − Insurance: −$1,175
• − Repairs & maintenance: −$2,305
• − Management: −$2,305
• − Depreciation: −$6,836
• Taxable income: $1,925
• Est. tax owed @ 24.0%: −$462
• After-tax cash flow: $5,234/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

+2.2% since first listed

5 events — show timeline

• 2026-04-08 Listed $235,000 MRED as Distributed by MLS Grid
• 2023-08-23 Sold (Public Records) $193,000 Public Records
• 2023-08-17 Sold (MLS) $195,000 MRED as Distributed by MLS Grid
• 2023-07-15 Contingent — MRED as Distributed by MLS Grid
• 2023-06-28 Listed $230,000 MRED as Distributed by MLS Grid

Property tax history

-7.0%/yr

Latest (2023): $1,103 · -31.4% YoY. Source: county tax records.