18106 Charlemagne Ave · Hazel Crest, IL 60429

$155,000

3 bd · 1.5 ba · 1,022 sqft · SingleFamily public records · 56 Days on market

Built 1974 Est $198k · 22% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Fantastic curb appeal! 3 bedroom, 1 1/2 bath split level home with attached 1-car garage. Over 1700 total square feet with lower level that also includes a storage area and laundry room. The main level consists of the living room, kitchen and eat-in area. All 3 bedrooms plus the main bathroom are on the 2nd floor. 32" oak cabinets are in the U-Shaped kitchen. Newer roof and siding on the home. Massive yard is partially fenced! No neighbors behind the property

Key facts

• U-shaped kitchen
• Partially fenced
• Newer roof

Tags

• U-SHAPED KITCHEN
• NEWER ROOF
• NEWER SIDING
• MASSIVE YARD
• PARTIALLY FENCED
• NO NEIGHBORS BEHIND

Property features AI

Finance

• HOA & community: No master association fee required

Exterior

• Parking: Attached garage (owned) with 1 garage space; 1 total parking space
• Utilities: Public water; Public sewer; Electric with circuit breakers
• Home design: Detached single-family home; Split-level design; Fee simple ownership; Built prior to 1978 (51–60 years old)
• Construction: Frame construction
• Exterior features: Lot dimensions approximately 53 x 123 x 75 x 121; Lot less than 0.25 acre

Interior

• Kitchen: Kitchen on the main level
• Bedrooms: Three bedrooms (master and two additional bedrooms on the second level)
• Flooring: Carpet in living room, master bedroom and upper bedrooms; Wood laminate in kitchen and eating area; Other flooring in laundry room
• Bathrooms: One full bath; One half bath
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: 7 total rooms
• Laundry & utility: Lower-level laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $741 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $155k).
• Recommended offer: $150k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.0% 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-, 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; 10 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $43k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $58k; list at $155k implies a 168% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price.

Recommended offer $150,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.67% ✓
• Cap rate: 12.03%
• Cash-on-cash: 20.48%
• DSCR: 1.91
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $198,268
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18111 Orleans Dr	0.09mi	3/1.5	1,033 (+1%)	10mo	$160,000	$155	86
3513 Bordeaux Ct	0.14mi	3/1.5	1,028 (+1%)	9mo	$229,900	$224	85
17801 Yale Ln	0.41mi	3/1.5	1,040 (+2%)	3mo	$206,000	$198	75
3501 School Dr	0.32mi	3/1.0	1,008 (-1%)	8mo	$167,000	$166	74
18104 Fountainbleau Dr	0.25mi	3/1.5	958 (-6%)	7mo	$263,000	$275	72
18208 Fountainbleau Dr	0.29mi	3/1.5	958 (-6%)	5mo	$185,000	$193	72
3402 Fountainbleau Dr	0.18mi	3/1.5	1,123 (+10%)	8mo	$125,000	$111	69
2933 183rd St	0.62mi	3/2.0	1,027 (+0%)	5mo	$255,000	$248	64
17901 Sacramento Ave	0.56mi	3/1.0	1,029 (+1%)	12mo	$260,000	$253	61
17711 Country Club Ln	0.68mi	3/1.0	1,022 (0%)	10mo	$198,000	$194	58
17781 Princeton Ln	0.49mi	4/2.0 (+1)	1,100 (+8%)	8mo	$195,000	$177	51
18040 Springfield Ave	0.66mi	3/1.0	1,139 (+11%)	2mo	$180,000	$158	46

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: 12.9%
• Equity multiple: 1.51×
• Total profit: $22,244
• Equity at exit: $23,111

10-year hold

• IRR: 21.8%
• Equity multiple: 2.86×
• Total profit: $80,862
• Equity at exit: $13,402

Cash invested: $43,400 (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: 5.0×

Monthly cashflow live

• Estimated rent: $2,590 high
• Mortgage (P&I): −$813
• Tax from tax record: −$428 /mo · $5,139/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$544
• Net cashflow: $741

Break-even live

Break-even rent $1,653

Max offer price $155,000

Occupancy floor 66%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3515 Bordeaux Ct Hazel Crest, IL	4.0	2.0	1486	$2,900	$1.95	1d	1	0.13mi
3501 177th St Country Club Hills, IL	2.0	2.0	839	$2,850	$3.40	1d	1	0.50mi
17984 Amherst Ct Country Club Hills, IL	2.0	1.0	1000	$1,900	$1.90	1d	1	0.85mi
1153 Williamsburg Rd Country Club Hills, IL	2.0	1.5	1216	$1,900	$1.56	1d	1	1.00mi
2722 Larkspur Ln Hazel Crest, IL	3.0	1.5	1441	$2,650	$1.84	12d	1	1.00mi
18019 Ravisloe Ter Country Club Hills, IL	3.0	1.5	1150	$2,800	$2.43	1d	1	1.00mi
4453 Provincetown Dr Country Club Hills, IL	3.0	2.5	1300	$2,500	$1.92	1d	1	1.01mi
17306 Peach Grove Ln Hazel Crest, IL	4.0	1.0	1034	$2,700	$2.61	1d	1	1.06mi
2256 Windsor Ln Country Club Hills, IL	3.0	1.0	1212	$2,250	$1.86	1d	1	1.11mi
2420 183rd St Homewood, IL	2.0	1.0	1100	$1,750	$1.59	10d	1	1.24mi

Listing history 16 events

1. 2026-06-17
   status $155,000 Pending 56 DOM
2. 2026-06-16
   days on market $155,000 Active 56 DOM
3. 2026-06-15
   days on market $155,000 Active 55 DOM
4. 2026-06-13
   days on market $155,000 Active 53 DOM
5. 2026-06-09
   days on market $155,000 Active 49 DOM
6. 2026-06-08
   days on market $155,000 Active 48 DOM
7. 2026-06-07
   days on market $155,000 Active 47 DOM
8. 2026-06-04
   days on market $155,000 Active 44 DOM
9. 2026-06-03
   days on market $155,000 Active 43 DOM
10. 2026-06-02
    days on market $155,000 Active 42 DOM
11. 2026-06-01
    days on market $155,000 Active 41 DOM
12. 2026-05-31
    days on market $155,000 Active 40 DOM
13. 2026-04-21
    listed $155,000 Active
14. 2026-03-30
    historical
15. 2025-11-12
    listed Active
16. 1984-04-01
    soldstatus $57,900

ⓘ 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: $5,139 · $428/mo
• Projected year-2 tax: $5,139 · $428/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: $31,085
• − Mortgage interest: −$8,682
• − Property taxes: −$5,139
• − Insurance: −$775
• − Repairs & maintenance: −$2,487
• − Management: −$2,487
• − Depreciation: −$4,509
• Taxable income: $7,006
• Est. tax owed @ 24.0%: −$1,681
• After-tax cash flow: $7,207/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

+167.7% since first listed

4 events — show timeline

• 2026-04-21 Listed $155,000 MRED as Distributed by MLS Grid
• 2026-03-30 Listing Removed — MRED as Distributed by MLS Grid
• 2025-11-12 Listed — MRED as Distributed by MLS Grid
• 1984-04-01 Sold (Public Records) $57,900 Public Records

Property tax history

+4.1%/yr

Latest (2023): $5,139 · +56.4% YoY. Source: county tax records.