1942 Parkside Dr Unit 22C · Shorewood, IL 60404

$250,000

2 bd · 2.0 ba · 1,078 sqft · Condo public records · 2 Days on market

Built 2005 $205/mo HOA · 8% of rent

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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 +13.3/30.0
• ARV discount +7.5/15.0
• 1% rule +4.7/10.0
• DSCR +4.0/10.0
• Livability +3.9/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome Home! Spacious Main level 2 bedroom, 2 bath unit featuring walk in closets in both bedrooms, Maple Cabinets & Stainless steel appliances, plenty of storage, in unit laundry, an exterior storage area off your patio plus a detached 1 car #garage. Garage is Deeded #22/PIN 0506171070991022 $155/2015

Key facts

• Private bath
• Ranch-style townhome
• Walk-in closets

Tags

• RANCH-STYLE TOWNHOME
• MAINTENANCE-FREE LIVING
• MAPLE CABINETRY
• STAINLESS STEEL APPLIANCES
• WALK-IN CLOSETS
• PRIVATE BATH

Property features AI

Finance

• Other: School bus service available; Subdivision: Walnut Trails; Located in Shorewood, Troy township
• HOA & community: Monthly association fee of $205; Association covers insurance, exterior maintenance, lawn care and snow removal; Manager off-site; Storage available through association; Pets allowed (cats and dogs) with limits; max pet weight 50 lbs

Exterior

• Parking: Detached garage (garage owned) with garage door opener; 1 garage space; 1 total parking space
• Utilities: Public water; Public sewer; Electric service with circuit breakers
• Home design: Attached single condo; Entry level 1; Part of a 16-unit building; Age: approximately 21–25 years
• Construction: Vinyl siding and brick exterior; Asphalt roof; Concrete perimeter foundation
• Exterior features: Patio

Interior

• Kitchen: Galley kitchen with pantry closet; Range; Microwave; Dishwasher; Refrigerator; Stainless steel appliances
• Bedrooms: 2 bedrooms; Master bedroom on main level; Second bedroom on main level (11 x 11) with blinds
• Flooring: Laminate flooring; Vinyl flooring in dining room, kitchen, living room and laundry; Carpet in bedrooms
• Bathrooms: 2 full bathrooms; Soaking tub in bath
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Storage; Screens; Ceiling fan(s); Five total rooms
• Laundry & utility: In-unit laundry with washer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $250k.

Deal economics

• At list price, monthly cash flow is $1 ($10/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $242k (3.0% below list).
• Recommended offer: $242k (3.0% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 3.8% in Shorewood — 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 78/100 on livability (#129 in IL, #2,371 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: cost of living D+, amenities F, commute F.
• Minooka Chsd 111 (suburban): math 28% / reading 36% proficiency, ranked #187 of 620 in IL (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Walnut Trails Elem School (math 47% / reading 47%, grade D-, #219 of 2,056 statewide, top 12%, 512 students, 0% FRL); Minooka Jr High School (math 23% / reading 34%, grade F, #277 of 665 statewide, top 42%, 1,058 students, 0% FRL); Minooka Community High School (math 28% / reading 36%, grade F, #157 of 693 statewide, top 25%, 2,930 students, 0% FRL).
• Market conditions: 76 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2,028 units permitted in Will County in 2024 (530 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 $8k of value loss. Plan a longer hold.
• Will County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 10y 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 $125k; list at $250k implies a 100% gain — meaningful room to come down on a strong offer.

Recommended offer $242,500 (3.0% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.97% ✗
• Cap rate: 6.30%
• Cash-on-cash: 0.01%
• DSCR: 1.00
• GRM: 8.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -16.2%
• Equity multiple: 0.42×
• Total profit: $-40,304
• Equity at exit: $37,276

10-year hold

• IRR: -7.8%
• Equity multiple: 0.51×
• Total profit: $-34,409
• Equity at exit: $21,615

Cash invested: $70,000 (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 60404

• Home prices YoY: -34.5%
• Active inventory: 76
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,425 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$295 /mo · $3,536/yr
• Insurance: −$104
• HOA: −$205
• Vacancy / Maint / Mgmt: −$509
• Net cashflow: $1

Break-even live

Break-even rent $2,424

Max offer price $250,000

Occupancy floor 95%

Sensitivity live

Price	-10% $142	-5% $72	+0% $1	+5% $-70	+10% $-141
Rent	-10% $-191	-5% $-95	+0% $1	+5% $97	+10% $192
Rate	-1.0pp $127	-0.5pp $64	base $1	+0.5pp $-64	+1.0pp $-130

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1713 Fieldstone Dr N #1713 Shorewood, IL	2.0	1.5	1308	$2,425	$1.85	6d	1	1.01mi

HOA detail condo

• Monthly dues: $205 · $2,460/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 2 events

1. 2026-06-21
   remarks 699-char remark
2. 2026-06-21
   listed $250,000 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: $3,536 · $295/mo
• Projected year-2 tax: $4,606 · $384/mo
• Expected delta: +$1,069/yr (+$89/mo · 30.2%)

ⓘ 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 ≥102°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,100
• − Mortgage interest: −$14,004
• − Property taxes: −$3,536
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,328
• − Management: −$2,328
• − HOA: −$2,460
• − Depreciation: −$7,273
• Taxable loss: −$4,079
• Est. tax savings @ 24.0%: +$979
• After-tax cash flow: $989/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: Minooka Chsd 111
• NCES district ID: 1726340
• Math proficiency: 28% ▼ -8.00%
• Reading proficiency: 36% ▼ -7.00%
• Median HH income: $81,260
• Composite: 30.82/100
• National rank: #6138
• State rank: #187 of 620 in IL

Livability — Shorewood

• Score: 78/100
• State rank: #129
• US rank: #2371

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Shorewood, IL
• City population: 46,841
• Population (ZIP): 20,052

Population outlook (Will County) Hauer SSP2

• Today (2025): 705,368 people
• By 2030: 708,154 · +0.4%
• By 2040: 702,692 · -0.4%
• By 2050: 680,249 · -3.6%
• By 2075: 611,990 · -13.2%
• By 2100: 516,215 · -26.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Hispanic / Latino 13% Two or more races 7% Black 4% Asian 3%
• Hispanic origin (detail): Mexican 10% Puerto Rican 2%
• Common ancestry: Romanian 13% Iranian 2% Portuguese 2%
• Foreign-born: 6% · Canada, Vietnam, South Korea
• Languages at home: 89% English-only · Spanish 8% Other Indo-European 1% Vietnamese 1%

Political lean MEDSL · Will

• 2024 margin: Toss-up / Even · D 50.1% · R 48.5% · Other 1.4%
• 2008→2024 swing: -11.6pp toward R · 2008: 13.2pp · 2024: 1.6pp
• All cycles: 2024: D+1.6 2020: D+8.3 2016: D+5.7 2012: D+3.7 2008: D+13.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -114.80%
• Current HPI: 218.1264
• 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

+62.3% since first listed

9 events — show timeline

• 2026-06-19 Listed $250,000 MRED as Distributed by MLS Grid
• 2017-08-10 Sold (Public Records) $125,000 Public Records
• 2017-07-28 Sold (MLS) $125,000 MRED as Distributed by MLS Grid
• 2017-06-26 Contingent — MRED as Distributed by MLS Grid
• 2017-06-06 Listed $129,000 MRED as Distributed by MLS Grid
• 2017-06-04 Listing Removed — MRED as Distributed by MLS Grid
• 2017-03-06 Price Changed — MRED as Distributed by MLS Grid
• 2016-12-12 Listed — MRED as Distributed by MLS Grid
• 2006-07-18 Sold (Public Records) $154,000 Public Records

Property tax history

+1.1%/yr

Latest (2024): $3,536 · -5.6% YoY. Source: county tax records.