21 Willow Rd · Matteson, IL 60443

$225,000

3 bd · 1.0 ba · 1,365 sqft · SingleFamily public records · 9 Days on market

Built 1980 Est $232k · at est.

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Why this score? — see what drove the C 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 +25.0/30.0
• ARV discount +8.9/15.0
• DSCR +8.1/10.0
• 1% rule +7.2/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks

This charming single-family home offers a perfect blend of comfort and convenience. Featuring 3 spacious bedrooms and renovated bathroom. This home is ideal for families seeking both space and style. The newly renovated kitchen is a standout, boasting brand-new cabinets, sleek quartz countertops, and stainless steel appliances that make both everyday living and entertaining a delight. Enjoy an oversized yard perfect for relaxing or hosting family gatherings. Home warranty included. Owner is a licensed Real Estate Broker in Illinois.

Key facts

• Brand-new cabinets
• Quartz countertops
• Renovated bathroom

Tags

• RENOVATED BATHROOM
• NEWLY RENOVATED KITCHEN
• BRAND-NEW CABINETS
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• OVERSIZED YARD

Property features AI

Finance

• Other: Lot less than 0.25 acre (lot dimensions listed as 8,400); Living area per assessor; Property not currently leased
• HOA & community: No master association fee required

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; One-story; Fee simple ownership; Property rehabbed in 2026
• Construction: Built roughly 41–50 years ago; Aluminum siding and brick exterior; Asphalt roof; Not built before 1978
• Exterior features: Patio

Interior

• Kitchen: Range; Dishwasher; Refrigerator; Microwave
• Bedrooms: Master bedroom (main level) — 18 x 11; Bedroom 2 (main level) — 14 x 10; Bedroom 3 (main level) — 10 x 10
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas forced air heating; Central air conditioning
• Interior features: Six total rooms; Ceiling fan(s)
• Laundry & utility: Laundry room; Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $487 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $225k).
• Cap rate 8.9% vs local median 6.2% in Matteson — 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 67/100 on livability (#525 in IL) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, cost of living A; Watch: schools D+, amenities F, commute F.
• Rich Twp Hsd 227 (suburban): math 5% / reading 12% proficiency, ranked #577 of 620 in IL (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 69 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 7d 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.
• Current owner paid $96k; list at $225k implies a 133% gain — meaningful room to come down on a strong offer.

Recommended offer $225,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.22% ✓
• Cap rate: 8.89%
• Cash-on-cash: 9.28%
• DSCR: 1.41
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $232,050
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
41 Willow Rd	0.07mi	3/1.0	1,365 (0%)	2mo	$225,000	$165	96
50 Oakhurst Rd	0.20mi	3/2.0	1,356 (-1%)	7mo	$220,000	$162	79
111 Deerpath Rd	0.34mi	3/2.0	1,391 (+2%)	4mo	$237,000	$170	73
142 Cloverleaf Rd	0.38mi	3/2.0	1,391 (+2%)	8mo	$185,000	$133	68
5732 Woodgate Dr	0.37mi	3/1.0	1,253 (-8%)	1mo	$212,000	$169	68
5742 Woodgate Dr	0.35mi	3/2.0	1,237 (-9%)	3mo	$240,000	$194	62
45 Denise Ct	0.44mi	4/3.0 (+1)	1,454 (+6%)	1mo	$271,000	$186	55
5808 Allemong Dr	0.45mi	3/2.0	1,212 (-11%)	3mo	$219,900	$181	54
5629 Crestwood Rd	0.55mi	4/1.5 (+1)	1,465 (+7%)	6mo	$232,000	$158	50
6021 Spring Ln	0.67mi	3/1.5	1,168 (-14%)	2mo	$165,000	$141	41
6062 Elm Ln	0.70mi	3/2.0	1,215 (-11%)	9mo	$260,000	$214	38
6306 Beaver Dam Rd	0.71mi	3/2.0	1,168 (-14%)	3mo	$250,000	$214	36

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: -2.2%
• Equity multiple: 0.92×
• Total profit: $-5,303
• Equity at exit: $33,548

10-year hold

• IRR: 7.5%
• Equity multiple: 1.57×
• Total profit: $35,825
• Equity at exit: $19,454

Cash invested: $63,000 (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 60443

• Home prices YoY: -32.6%
• Active inventory: 69
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $2,740 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$404 /mo · $4,844/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$575
• Net cashflow: $487

Break-even live

Break-even rent $2,123

Max offer price $225,000

Occupancy floor 77%

Sensitivity live

Price	-10% $615	-5% $551	+0% $487	+5% $424	+10% $360
Rent	-10% $271	-5% $379	+0% $487	+5% $596	+10% $704
Rate	-1.0pp $601	-0.5pp $545	base $487	+0.5pp $429	+1.0pp $370

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5817 Allemong Dr Matteson, IL	3.0	1.5	1350	$2,500	$1.85	7d	1	0.43mi
6024 Aspen Ln Matteson, IL	3.0	2.0	1294	$2,800	$2.16	0d	1	0.56mi
6048 White Birch Ln Matteson, IL	3.0	2.5	1638	$2,741	$1.67	6d	1	0.77mi
4962 Bennett St Matteson, IL	2.0–3.0	1.5–2.5	1341	$3,120	$2.33	0d	7	1.33mi
946 Harvard Ln Matteson, IL	4.0	1.5	1247	$2,990	$2.40	24d	1	1.35mi

Listing history 10 events

1. 2026-06-13
   statusdays on market $225,000 Pending 9 DOM
2. 2026-06-04
   days on market $225,000 Contingent - Continue to Show 13 DOM
3. 2026-06-03
   days on market $225,000 Contingent - Continue to Show 12 DOM
4. 2026-06-02
   days on market $225,000 Contingent - Continue to Show 11 DOM
5. 2026-06-02
   status $225,000 Contingent - Continue to Show 10 DOM
6. 2026-06-01
   days on market $225,000 Active 10 DOM
7. 2026-05-31
   days on market $225,000 Active 9 DOM
8. 2026-05-22
   listed $225,000 Active
9. 2025-09-22
   soldstatus $96,500
10. 1993-11-17
    soldstatus $75,000

ⓘ 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: $4,844 · $404/mo
• Projected year-2 tax: $4,976 · $415/mo
• Expected delta: +$132/yr (+$11/mo · 2.7%)

ⓘ 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 · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,881
• − Mortgage interest: −$12,603
• − Property taxes: −$4,844
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,630
• − Management: −$2,630
• − Depreciation: −$6,545
• Taxable income: $2,503
• Est. tax owed @ 24.0%: −$601
• After-tax cash flow: $5,248/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: Rich Twp Hsd 227
• NCES district ID: 1733420
• Math proficiency: 5% ▼ -3.00%
• Reading proficiency: 12% ▬ 0.00%
• Median HH income: $56,056
• Composite: 8.93/100
• National rank: #9885
• State rank: #577 of 620 in IL

Livability — Matteson

• Score: 67/100
• State rank: #525
• US rank: #10883

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Matteson, IL
• City population: 20,606
• Population (ZIP): 20,606

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 (72%)
• Race & ethnicity: Black 72% White 18% Two or more races 6% Hispanic / Latino 5% Asian 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 4%

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: ▼ -89.68%
• Current HPI: 185.4404
• 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

+200.0% since first listed

3 events — show timeline

• 2026-05-22 Listed $225,000 MRED as Distributed by MLS Grid
• 2025-09-22 Sold (Public Records) $96,500 Public Records
• 1993-11-17 Sold (Public Records) $75,000 Public Records

Property tax history

+10.9%/yr

Latest (2023): $4,844 · +3.2% YoY. Source: county tax records.