903 Notre Dame Dr · Matteson, IL 60443

$245,000

3 bd · 1.0 ba · 978 sqft · SingleFamily public records · 31 Days on market

Built 1979 8,398 sqft lot

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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).

• ARV discount +7.5/15.0
• Cash flow +5.0/30.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0
• Schools +0.9/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Perfect 3 bed 1.5 bath with updates throughout, remodeled kitchen and bathrooms. new window, roof and siding. train furnace & air conditioning system replaced two years ago. Hot water tank 2020. Large shed for extra storage Make your appointment today Thank you for showing

Key facts

• Eat-in kitchen
• Granite countertops
• Fenced backyard

Tags

• EAT-IN KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• LOWER-LEVEL FAMILY ROOM
• DEDICATED LAUNDRY ROOM
• FENCED BACKYARD

Property features AI

Finance

• Other: Property not currently leased; Rehab year: 2020; Commuter bus and school bus service nearby
• HOA & community: No master association fee required

Exterior

• Parking: Attached garage with garage door opener; Garage owned (1 garage space) ; 1 total parking space; Asphalt driveway
• Utilities: Water service from Lake Michigan; Public sewer; Electric service with circuit breakers and 100-amp service
• Home design: Detached single-family home; 1.5-story / tri-level layout; Rehab completed in 2020; Age approximately 41–50 years; Fee simple ownership
• Construction: Vinyl siding and brick exterior; Asphalt roof; Concrete perimeter foundation
• Exterior features: Patio

Interior

• Kitchen: Eating-area kitchen; Range; Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms (master and other bedrooms on second level); Bedroom sizes include 13 x 17 (master), 11 x 13, and 11 x 11
• Flooring: Luxury vinyl flooring in living room, kitchen, and lower-level family room; Carpet in bedrooms
• Bathrooms: 1 full bath; 1 half bath; Basement has a bathroom
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Finished partial basement; 6 total rooms
• Laundry & utility: Lower-level laundry room (10 x 6); Washer and dryer included; Gas dryer hookup; In-unit laundry (common area access noted)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $-576 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $143k (41.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $162k (33.7% below list).
• Recommended offer: $143k (41.5% below list) — sets the bar for cash-flow.
• Cap rate 3.5% vs local median 6.2% in Matteson — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: 70 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 31 days — a 3% lower offer ($238k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y 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 $156k; list at $245k implies a 57% gain — meaningful room to come down on a strong offer.

Recommended offer $143,271 (41.5% 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. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 42% concession, seller financing, or rate buy-down credit?
3. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.66% ✗
• Cap rate: 3.47%
• Cash-on-cash: -10.07%
• DSCR: 0.55
• GRM: 12.6

CMA / ARV

• ARV (on-the-fly): $119,316
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
765 Central Ave	0.25mi	3/1.5	925 (-5%)	5mo	$55,000	$59	74
818 Princeton Ave	0.35mi	3/1.5	1,025 (+5%)	7mo	$196,000	$191	68
5615 Amherst Pl	0.30mi	3/1.0	1,014 (+4%)	17mo	$100,000	$99	66
940 Princeton Ave	0.33mi	3/1.0	925 (-5%)	15mo	$112,900	$122	63
824 Dartmouth Ave	0.29mi	3/2.5	1,044 (+7%)	8mo	$211,000	$202	62

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: -34.3%
• Equity multiple: -0.11×
• Total profit: $-76,251
• Equity at exit: $36,530

10-year hold

• IRR: -43.3%
• Equity multiple: -0.65×
• Total profit: $-113,110
• Equity at exit: $21,183

Cash invested: $68,600 (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: 70
• Price-to-rent: 12.6×

Monthly cashflow live

• Estimated rent: $1,625 medium
• Mortgage (P&I): −$1,285
• Tax from tax record: −$473 /mo · $5,673/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $-576

Break-even live

Break-even rent $2,354

Max offer price $143,271

Occupancy floor —

Sensitivity live

Price	-10% $-437	-5% $-507	+0% $-576	+5% $-645	+10% $-715
Rent	-10% $-704	-5% $-640	+0% $-576	+5% $-512	+10% $-447
Rate	-1.0pp $-452	-0.5pp $-514	base $-576	+0.5pp $-639	+1.0pp $-704

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4316 Lindenwood Dr Matteson, IL	2.0	1.0	850	$1,625	$1.91	25d	1	1.39mi

Listing history 12 events

1. 2026-05-06
   historical Contingent - Continue to Show
2. 2026-04-24
   listed $245,000 Active
3. 2020-09-08
   soldstatus $156,000
4. 2020-06-19
   soldstatus $155,000 Closed Sale 285-char remark

   Show marketing remark (285 chars)

   Perfect 3 bed 1.5 bath with updates throughout, remodeled kitchen and bathrooms. new window, roof and siding. train furnace & air conditioning system replaced two years ago. Hot water tank 2020. Large shed for extra storage Make your appointment today Thank you for showing

5. 2020-05-12
   status Contingent 285-char remark

   Show marketing remark (285 chars)

   Perfect 3 bed 1.5 bath with updates throughout, remodeled kitchen and bathrooms. new window, roof and siding. train furnace & air conditioning system replaced two years ago. Hot water tank 2020. Large shed for extra storage Make your appointment today Thank you for showing

6. 2020-05-03
   price $155,900 285-char remark

   Show marketing remark (285 chars)

   Perfect 3 bed 1.5 bath with updates throughout, remodeled kitchen and bathrooms. new window, roof and siding. train furnace & air conditioning system replaced two years ago. Hot water tank 2020. Large shed for extra storage Make your appointment today Thank you for showing

7. 2020-04-22
   listed $159,900 New 285-char remark

   Show marketing remark (285 chars)

   Perfect 3 bed 1.5 bath with updates throughout, remodeled kitchen and bathrooms. new window, roof and siding. train furnace & air conditioning system replaced two years ago. Hot water tank 2020. Large shed for extra storage Make your appointment today Thank you for showing

8. 2013-03-17
   historical
9. 2013-03-01
   listed New
10. 2004-07-20
    soldstatus $135,000
11. 1998-01-09
    soldstatus $90,000
12. 1984-11-01
    soldstatus $54,000

ⓘ 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: $5,673 · $473/mo
• Projected year-2 tax: $5,673 · $473/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 · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,500
• − Mortgage interest: −$13,724
• − Property taxes: −$5,673
• − Insurance: −$1,225
• − Repairs & maintenance: −$1,560
• − Management: −$1,560
• − Depreciation: −$7,127
• Taxable loss: −$11,369
• Est. tax savings @ 24.0%: +$2,729
• After-tax cash flow: $-4,182/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

+353.7% since first listed

12 events — show timeline

• 2026-05-06 Contingent — MRED as Distributed by MLS Grid
• 2026-04-24 Listed $245,000 MRED as Distributed by MLS Grid
• 2020-09-08 Sold (Public Records) $156,000 Public Records
• 2020-06-19 Sold (MLS) $155,000 MRED as Distributed by MLS Grid
• 2020-05-12 Pending — MRED as Distributed by MLS Grid
• 2020-05-03 Price Changed $155,900 MRED as Distributed by MLS Grid
• 2020-04-22 Listed $159,900 MRED as Distributed by MLS Grid
• 2013-03-17 Listing Removed — MRED as Distributed by MLS Grid
• 2013-03-01 Listed — MRED as Distributed by MLS Grid
• 2004-07-20 Sold (Public Records) $135,000 Public Records
• 1998-01-09 Sold (Public Records) $90,000 Public Records
• 1984-11-01 Sold (Public Records) $54,000 Public Records

Property tax history

+2.4%/yr

Latest (2023): $5,673 · +23.3% YoY. Source: county tax records.