5733 Woodgate Dr · Matteson, IL 60443

$285,000

3 bd · 2.5 ba · 1,573 sqft · SingleFamily public records · 30 Days on market

Built 1989 8,868 sqft lot Est $249k · 15% 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 +13.8/30.0
• 1% rule +5.0/10.0
• DSCR +4.2/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.9/15.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Check out this beautiful ranch home located in Matteson featuring a full finished basement! This spacious home offers 3 bedrooms, 3 full bathrooms, including 2 private ensuites, a beautiful sunroom perfect for entertaining, and a large fenced backyard ideal for summer gatherings. Additional updates include a new furnace for added comfort and peace of mind. Don't miss your opportunity to own this move-in ready home!

Key facts

• New furnace
• Sunroom
• 8,868 sq ft lot

Tags

• FULL FINISHED BASEMENT
• SUNROOM
• LARGE FENCED BACKYARD
• NEW FURNACE

Property features AI

Finance

• Other: School bus service available; Property not currently leased; Possession at closing
• HOA & community: No master association fee required

Exterior

• Parking: Attached garage with two garage spaces and garage door opener; Two total parking spaces
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; Single-story layout; Fee simple ownership; Disability access available
• Construction: Built approximately 31–40 years ago; Aluminum siding and brick exterior; Asphalt roof; Concrete perimeter foundation
• Exterior features: Patio; Dog run; Lot dimensions approximately 45 x 125 (less than 0.25 acre)

Interior

• Kitchen: Range; Microwave; Dishwasher; Refrigerator; Kitchen with eating area/table space
• Bedrooms: Master bedroom on the main level (16 x 25) with full bath; Two additional main-level bedrooms (each about 12 x 14)
• Flooring: Carpet in living room, dining room, family room and bedrooms; Ceramic tile in the kitchen; Other flooring in the laundry room
• Bathrooms: Three full bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Seven total rooms; Finished full basement; One fireplace in the living room
• Laundry & utility: Basement laundry room (about 10 x 12)

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $25 ($303/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 $285k (0.1% below list).
• Recommended offer: $281k (1.5% below list) — sets the bar for market timing.

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; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 8d 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 $9k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y 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 $285k implies a 128% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.

Recommended offer $280,725 (1.5% below list)

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.00% ✗
• Cap rate: 6.40%
• Cash-on-cash: 0.38%
• DSCR: 1.02
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $248,534
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5712 Woodgate Dr	0.07mi	3/2.5	1,601 (+2%)	8mo	$310,000	$194	87
5838 Woodgate Dr	0.12mi	4/2.0 (+1)	1,611 (+2%)	3mo	$200,000	$124	80
5950 Woodgate Dr	0.26mi	4/1.5 (+1)	1,611 (+2%)	9mo	$209,000	$130	67
111 Deerpath Rd	0.20mi	3/2.0	1,391 (-12%)	4mo	$237,000	$170	66
125 Deerpath Rd	0.22mi	3/2.0	1,735 (+10%)	6mo	$225,000	$130	65
42 Pheasant Rd	0.30mi	3/1.5	1,730 (+10%)	0mo	$215,000	$124	65
5911 Timberlane Rd	0.18mi	4/2.5 (+1)	1,776 (+13%)	3mo	$252,000	$142	63
5628 Crestwood Rd	0.30mi	4/2.0 (+1)	1,723 (+10%)	2mo	$330,000	$192	62
142 Cloverleaf Rd	0.25mi	3/2.0	1,391 (-12%)	8mo	$185,000	$133	60
5629 Crestwood Rd	0.32mi	4/1.5 (+1)	1,465 (-7%)	6mo	$232,000	$158	60
50 Oakhurst Rd	0.24mi	3/2.0	1,356 (-14%)	7mo	$220,000	$162	58
41 Willow Rd	0.38mi	3/1.0	1,365 (-13%)	2mo	$225,000	$165	53

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: -15.6%
• Equity multiple: 0.44×
• Total profit: $-44,377
• Equity at exit: $42,494

10-year hold

• IRR: -7.0%
• Equity multiple: 0.55×
• Total profit: $-35,764
• Equity at exit: $24,642

Cash invested: $79,800 (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: 8.3×

Monthly cashflow live

• Estimated rent: $2,847 high
• Mortgage (P&I): −$1,495
• Tax from tax record: −$611 /mo · $7,331/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$598
• Net cashflow: $25

Break-even live

Break-even rent $2,815

Max offer price $285,000

Occupancy floor 94%

Sensitivity live

Price	-10% $187	-5% $106	+0% $25	+5% $-55	+10% $-136
Rent	-10% $-200	-5% $-87	+0% $25	+5% $138	+10% $250
Rate	-1.0pp $169	-0.5pp $98	base $25	+0.5pp $-49	+1.0pp $-124

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
48 Cloverleaf Rd Matteson, IL	4.0	3.0	2100	$2,951	$1.41	11d	1	0.14mi
5817 Allemong Dr Matteson, IL	3.0	1.5	1350	$2,500	$1.85	8d	1	0.42mi
6024 Aspen Ln Matteson, IL	3.0	2.0	1294	$2,800	$2.16	0d	1	0.71mi
6048 White Birch Ln Matteson, IL	3.0	2.5	1638	$2,741	$1.67	7d	1	0.91mi
4962 Bennett St Matteson, IL	2.0–3.0	1.5–2.5	1341	$3,120	$2.33	0d	7	1.02mi
946 Harvard Ln Matteson, IL	4.0	1.5	1247	$2,990	$2.40	25d	1	1.31mi

Listing history 22 events

1. 2026-06-21
   days on market $285,000 Active 30 DOM
2. 2026-06-18
   days on market $285,000 Active 27 DOM
3. 2026-06-17
   days on market $285,000 Active 26 DOM
4. 2026-06-16
   days on market $285,000 Active 25 DOM
5. 2026-06-15
   days on market $285,000 Active 24 DOM
6. 2026-06-13
   days on market $285,000 Active 22 DOM
7. 2026-06-09
   days on market $285,000 Active 18 DOM
8. 2026-06-08
   days on market $285,000 Active 17 DOM
9. 2026-06-07
   days on market $285,000 Active 16 DOM
10. 2026-06-04
    days on market $285,000 Active 13 DOM
11. 2026-06-03
    days on market $285,000 Active 12 DOM
12. 2026-06-02
    days on market $285,000 Active 11 DOM
13. 2026-06-01
    days on market $285,000 Active 10 DOM
14. 2026-05-31
    days on market $285,000 Active 9 DOM
15. 2026-05-22
    listed $285,000 Active
16. 2016-06-15
    historical
17. 2016-04-09
    price
18. 2015-11-12
    price
19. 2015-10-12
    listed New
20. 2002-01-30
    soldstatus $125,000
21. 1985-10-21
    soldstatus $75,000
22. 1985-05-22
    soldstatus $9,500

ⓘ 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: $7,331 · $611/mo
• Projected year-2 tax: $7,331 · $611/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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,169
• − Mortgage interest: −$15,964
• − Property taxes: −$7,331
• − Insurance: −$1,425
• − Repairs & maintenance: −$2,733
• − Management: −$2,733
• − Depreciation: −$8,291
• Taxable loss: −$4,309
• Est. tax savings @ 24.0%: +$1,034
• After-tax cash flow: $1,337/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

+2900.0% since first listed

8 events — show timeline

• 2026-05-22 Listed $285,000 MRED as Distributed by MLS Grid
• 2016-06-15 Listing Removed — MRED as Distributed by MLS Grid
• 2016-04-09 Price Changed — MRED as Distributed by MLS Grid
• 2015-11-12 Price Changed — MRED as Distributed by MLS Grid
• 2015-10-12 Listed — MRED as Distributed by MLS Grid
• 2002-01-30 Sold (Public Records) $125,000 Public Records
• 1985-10-21 Sold (Public Records) $75,000 Public Records
• 1985-05-22 Sold (Public Records) $9,500 Public Records

Property tax history

+4.5%/yr

Latest (2023): $7,331 · +22.0% YoY. Source: county tax records.