316 Oak Meadows Dr · Wood Dale, IL 60191

$599,999

5 bd · 3.5 ba · 2,608 sqft · SingleFamily public records · 2 Days on market

Built 1992 7,695 sqft lot Est $532k · 13% over

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Why this score? — see what drove the F 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 +12.3/30.0
• 1% rule +4.2/10.0
• DSCR +3.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• ARV discount +1.8/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

4 bedroom - 3 1/2 bath with 3304 total square feet of living space. This home has all natural Hardwood Floors in the 4 Upstairs bedrooms! The family room leads to a large rec room with vaulted ceilings, two sky lights and a 10 person Hot Tub. Great for family gatherings. There are stainless steel appliances in the large eat in kitchen. The finished basement has a 5th bedroom, complete with a full bath! 6' privacy fence and a large above ground pool in the spacious yard.Concrete drive. 6 panel wood doors throughout. New Central Air in 2015. Garage is heated! Master bedroom & 3rd bedrooms have walk in closets! You will not be disappointed! Seller wants you to beat the Spring Market! Call today for your personal showing!

Key facts

• Full basement
• Updated bathroom
• 7,695 sq ft lot

Tags

• UPDATED BATHROOM
• FULL BASEMENT
• ATTACHED 2-CAR GARAGE

Property features AI

Finance

• HOA & community: No master association fee required

Exterior

• Parking: Attached garage with 2 garage spaces (2 total parking spaces)
• Utilities: Lake Michigan water source; Public sewer
• Home design: Detached single-family home; 2-story layout; Fee simple ownership
• Construction: Vinyl siding and brick exterior; 31–40 years old
• Exterior features: Lot dimensions approximately 57 x 135; Less than 0.25 acre lot; School bus service; Interstate access

Interior

• Kitchen: Kitchen (14 x 11)
• Bedrooms: 4 bedrooms with a possible 5th; Basement bedroom (21 x 9); Second-floor master bedroom (17 x 14) with full bath; Second-floor bedroom (13 x 11); Second-floor bedroom (12 x 19); Second-floor bedroom (11 x 11); Second-floor walk-in closet (12 x 7)
• Bathrooms: 3 full bathrooms; 1 half bathroom; Basement includes a bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Finished full basement; 10 total rooms; Recreation room (20 x 16); Mud room (11 x 3); Dining room (13 x 10); Family room (17 x 14); Living room (13 x 12)
• Laundry & utility: Main-level laundry (10 x 5)

What this means for you Summary

Snapshot

• This is a 5-bed/3.5-bath single-family listed at $600k.

Deal economics

• At list price, monthly cash flow is $-114 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $580k (3.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $550k (8.3% below list).
• Recommended offer: $550k (8.3% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 4.2% in Wood Dale — 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 71/100 on livability (#328 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment A; Watch: commute C-, amenities D, health & safety F.
• Fenton Chsd 100 (suburban): math 20% / reading 26% proficiency, ranked #335 of 620 in IL (top 54%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: W A Johnson Sch (math 11% / reading 22%, grade F, #1,224 of 2,056 statewide, top 60%, 618 students, 0% FRL); Blackhawk Middle School (math 21% / reading 32%, grade F, #312 of 665 statewide, top 48%, 668 students, 0% FRL); Fenton High School (math 20% / reading 26%, grade F, #312 of 693 statewide, top 46%, 1,448 students, 0% FRL).
• Market conditions: 30 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,378 units permitted in DuPage County in 2024 (594 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $18k of value loss. Plan a longer hold.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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 $330k; list at $600k implies a 82% gain — meaningful room to come down on a strong offer.

Recommended offer $550,000 (8.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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. 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?
5. 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.
6. 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.
7. 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: 0.92% ✗
• Cap rate: 6.07%
• Cash-on-cash: -0.81%
• DSCR: 0.96
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $532,032
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
336 S Central Ave	0.32mi	4/2.0 (-1)	2,480 (-5%)	7mo	$442,000	$178	60
329 Montclare Ln	0.36mi	4/2.5 (-1)	2,391 (-8%)	2mo	$578,000	$242	58
16W604 Crest Ave	0.70mi	4/3.0 (-1)	2,532 (-3%)	1mo	$480,000	$190	55
314 S Cedar Ave	0.47mi	4/2.0 (-1)	2,700 (+4%)	9mo	$490,000	$181	54
16W639 Red Oak Ave	0.67mi	4/2.5 (-1)	2,548 (-2%)	5mo	$520,000	$204	52
17W211 Woodland Ave	0.49mi	4/3.5 (-1)	2,702 (+4%)	19mo	$415,000	$154	50
4N300 Briar Ln	0.52mi	4/3.0 (-1)	2,260 (-13%)	4mo	$495,000	$219	44
17w120 Woodland Ave	0.48mi	4/2.0 (-1)	2,961 (+14%)	1mo	$521,000	$176	43
17w347 Forestview Dr	0.52mi	6/3.0 (+1)	2,800 (+7%)	18mo	$490,000	$175	42
392 Woodlane Ct	0.57mi	4/2.5 (-1)	2,500 (-4%)	23mo	$580,000	$232	38
174 Spring Oaks Dr	0.69mi	4/2.5 (-1)	2,242 (-14%)	13mo	$525,000	$234	24
310 Hawthorne Ave	0.73mi	4/3.0 (-1)	2,284 (-12%)	23mo	$468,200	$205	19

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: -17.6%
• Equity multiple: 0.38×
• Total profit: $-104,195
• Equity at exit: $89,462

10-year hold

• IRR: -9.6%
• Equity multiple: 0.41×
• Total profit: $-98,942
• Equity at exit: $51,877

Cash invested: $168,000 (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 60191

• Active inventory: 30
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $5,500 medium
• Mortgage (P&I): −$3,146
• Tax from tax record: −$1,062 /mo · $12,747/yr
• Insurance: −$250
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,155
• Net cashflow: $-114

Break-even live

Break-even rent $5,644

Max offer price $579,906

Occupancy floor 97%

Sensitivity live

Price	-10% $226	-5% $56	+0% $-114	+5% $-284	+10% $-453
Rent	-10% $-548	-5% $-331	+0% $-114	+5% $104	+10% $321
Rate	-1.0pp $188	-0.5pp $39	base $-114	+0.5pp $-269	+1.0pp $-427

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: $150,000
• Closing costs: $18,000
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17W234 Massel Ct Bensenville, IL	4.0	3.5	3345	$5,500	$1.64	0d	1	0.58mi

Listing history 1 events

1. 2026-06-21
   listed $599,999 Active 2 DOM

ⓘ 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: $12,747 · $1,062/mo
• Projected year-2 tax: $13,184 · $1,099/mo
• Expected delta: +$436/yr (+$36/mo · 3.4%)

ⓘ 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 ≥100°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $66,000
• − Mortgage interest: −$33,609
• − Property taxes: −$12,747
• − Insurance: −$3,000
• − Repairs & maintenance: −$5,280
• − Management: −$5,280
• − Depreciation: −$17,455
• Taxable loss: −$11,371
• Est. tax savings @ 24.0%: +$2,729
• After-tax cash flow: $1,364/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: Fenton Chsd 100
• NCES district ID: 1715030
• Math proficiency: 20% ▼ -10.00%
• Reading proficiency: 26% ▼ -2.00%
• Median HH income: $62,621
• Composite: 21.59/100
• National rank: #8301
• State rank: #335 of 620 in IL

Livability — Wood Dale

• Score: 71/100
• State rank: #328
• US rank: #6529

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wood Dale, IL
• City population: 14,381
• Population (ZIP): 14,381

Population outlook (DuPage County) Hauer SSP2

• Today (2025): 960,187 people
• By 2030: 965,850 · +0.6%
• By 2040: 965,812 · +0.6%
• By 2050: 954,890 · -0.6%
• By 2075: 910,185 · -5.2%
• By 2100: 816,255 · -15.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (62%)
• Race & ethnicity: White 62% Hispanic / Latino 29% Two or more races 17% Asian 5% Black 3%
• Hispanic origin (detail): Mexican 19% Puerto Rican 3%
• Common ancestry: Romanian 16% Lithuanian 2% Italian 2%
• Foreign-born: 27% · Canada
• Languages at home: 54% English-only · Spanish 21% Russian/Polish/Slavic 17% Other Indo-European 6%

Political lean MEDSL · DuPage

• 2024 margin: D (+13.3) · D 55.9% · R 42.5% · Other 1.6%
• 2008→2024 swing: +2.5pp toward D · 2008: 10.8pp · 2024: 13.3pp
• All cycles: 2024: D+13.3 2020: D+18.1 2016: D+14.1 2012: D+1.0 2008: D+10.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -116.09%
• Current HPI: 210.3816
• 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

+531.6% since first listed

17 events — show timeline

• 2026-06-19 Listed $599,999 MRED as Distributed by MLS Grid
• 2018-02-20 Sold (Public Records) $330,000 Public Records
• 2018-02-15 Sold (MLS) $330,000 MRED as Distributed by MLS Grid
• 2018-01-24 Contingent — MRED as Distributed by MLS Grid
• 2018-01-13 Price Changed $344,900 MRED as Distributed by MLS Grid
• 2017-11-27 Price Changed $349,900 MRED as Distributed by MLS Grid
• 2017-10-28 Price Changed $357,500 MRED as Distributed by MLS Grid
• 2017-10-04 Price Changed $359,900 MRED as Distributed by MLS Grid
• 2017-09-10 Price Changed $366,900 MRED as Distributed by MLS Grid
• 2017-08-23 Price Changed $369,900 MRED as Distributed by MLS Grid
• 2017-08-07 Price Changed $374,900 MRED as Distributed by MLS Grid
• 2017-07-22 Listed $379,900 MRED as Distributed by MLS Grid
• 2003-02-12 Sold (Public Records) $357,600 Public Records
• 2000-05-08 Sold (Public Records) $265,000 Public Records
• 1993-04-02 Sold (Public Records) $212,000 Public Records
• 1992-03-02 Sold (Public Records) $90,000 Public Records
• 1992-01-03 Sold (Public Records) $95,000 Public Records

Property tax history

+2.4%/yr

Latest (2024): $12,747 · +5.7% YoY. Source: county tax records.