260 Fossil Bay Ct · Braidwood, IL 60481

$99,999

1 bd · 1.0 ba · 560 sqft · Other public records · 56 Days on market

Built 1999 5,000 sqft lot $179/sqft · 15% below area Est $117k · 15% under

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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 +21.5/30.0
• ARV discount +14.2/15.0
• DSCR +6.9/10.0
• 1% rule +5.5/10.0
• Livability +3.7/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

1 Bedroom Park Model w/Loft. Large deck & shed. Washer & dryer included. Backs up to common area (privacy).

Key facts

• Updated deck
• Clubhouse
• Swimming pool

Tags

• UPDATED DECK
• BRAND-NEW SCREENHOUSE
• PRIVATE LAKES
• CLUBHOUSE
• SWIMMING POOL
• WALKING TRAILS

Property features AI

Finance

• Other: Property listed as fee simple with master association fee not required
• HOA & community: HOA fee (monthly/annual amount provided) includes clubhouse, pool, and lake rights

Exterior

• Parking: Space for 3 vehicles; Asphalt driveway
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; One-story design; Fee simple ownership with HOA
• Construction: Built approximately 26–30 years ago; Not rebuilt or rehabbed
• Exterior features: Vinyl siding; Lot dimensions approximately 50 x 100; Lot smaller than 0.25 acre; Cul-de-sac location (directions indicate Fossil Bay Ct curve)

Interior

• Kitchen: Kitchen on main level — linoleum flooring
• Bedrooms: Main level master bedroom; Second-level loft (8 x 7) — carpeted; Additional bedrooms listed (Bedroom 2, Bedroom 3, Bedroom 4)
• Flooring: Carpet (living room, loft, master bedroom); Linoleum (kitchen)
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Estimated 4 total rooms
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath other listed at $100k.

Deal economics

• At list price, monthly cash flow is $149 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 3.1% in Braidwood — 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 74/100 on livability (#251 in IL, #4,654 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D+, amenities F, commute F.
• Reed Custer CUSD 255U (rural): math 29% / reading 37% proficiency, ranked #203 of 620 in IL (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 81 active listings in the ZIP; 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 $691 of loan paydown is wiped out by about $3k 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

• It's been on market 56 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 20y 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 $38k; list at $100k implies a 163% gain — meaningful room to come down on a strong offer.

Recommended offer $96,999 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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.
5. 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.
6. 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: 1.05% ✓
• Cap rate: 8.09%
• Cash-on-cash: 6.41%
• DSCR: 1.29
• GRM: 7.9

CMA / ARV

• ARV (median comp): $117,475
• List price: $99,999
• Delta: -14.88%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -6.4%
• Equity multiple: 0.76×
• Total profit: $-6,673
• Equity at exit: $14,910

10-year hold

• IRR: 3.2%
• Equity multiple: 1.23×
• Total profit: $6,491
• Equity at exit: $8,646

Cash invested: $28,000 (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 60481

• Active inventory: 81
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,053 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$117 /mo · $1,399/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $149

Break-even live

Break-even rent $864

Max offer price $99,999

Occupancy floor 81%

Sensitivity live

Price	-10% $206	-5% $178	+0% $149	+5% $121	+10% $93
Rent	-10% $66	-5% $108	+0% $149	+5% $191	+10% $233
Rate	-1.0pp $200	-0.5pp $175	base $149	+0.5pp $124	+1.0pp $97

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-19
   days on market $99,999 Active 56 DOM
2. 2026-06-18
   days on market $99,999 Active 55 DOM
3. 2026-06-17
   days on market $99,999 Active 54 DOM
4. 2026-06-16
   days on market $99,999 Active 53 DOM
5. 2026-06-15
   days on market $99,999 Active 52 DOM
6. 2026-06-14
   days on market $99,999 Active 50 DOM
7. 2026-06-13
   days on market $99,999 Active 49 DOM
8. 2026-06-10
   statusdays on market $99,999 Active 47 DOM
9. 2026-06-09
   days on market $99,999 Contingent - Continue to Show 46 DOM
10. 2026-06-08
    days on market $99,999 Contingent - Continue to Show 45 DOM
11. 2026-06-07
    days on market $99,999 Contingent - Continue to Show 44 DOM
12. 2026-06-05
    days on market $99,999 Contingent - Continue to Show 41 DOM
13. 2026-06-03
    days on market $99,999 Contingent - Continue to Show 40 DOM
14. 2026-06-02
    days on market $99,999 Contingent - Continue to Show 39 DOM
15. 2026-06-01
    days on market $99,999 Contingent - Continue to Show 38 DOM
16. 2026-05-31
    days on market $99,999 Contingent - Continue to Show 37 DOM
17. 2026-05-30
    days on market $99,999 Contingent - Continue to Show 36 DOM
18. 2026-05-04
    historical Contingent - Continue to Show 962-char remark
19. 2026-04-24
    listed $99,999 Active 962-char remark
20. 2014-09-11
    soldstatus $38,000 Closed Sale 115-char remark

    Show marketing remark (115 chars)

    1 Bedroom Park Model w/Loft. Large deck & shed. Washer & dryer included. Backs up to common area (privacy).

21. 2014-08-05
    status Pending 115-char remark

    Show marketing remark (115 chars)

    1 Bedroom Park Model w/Loft. Large deck & shed. Washer & dryer included. Backs up to common area (privacy).

22. 2014-06-02
    listed $42,900 New 115-char remark

    Show marketing remark (115 chars)

    1 Bedroom Park Model w/Loft. Large deck & shed. Washer & dryer included. Backs up to common area (privacy).

23. 2008-02-28
    soldstatus $61,900

    Show marketing remark (312 chars)

    1 bedroom w/ loft parkmodel, large deck and shed for storage. Washer & dryer stay. Set-up for year-round living. Close to the clubhouse, beach and pools. call agent for more information. Unit set & deck are set on concrete frost piers for easy addition. Washer & Dryer, backs up to common area.

24. 2008-01-20
    historical

    Show marketing remark (312 chars)

    1 bedroom w/ loft parkmodel, large deck and shed for storage. Washer & dryer stay. Set-up for year-round living. Close to the clubhouse, beach and pools. call agent for more information. Unit set & deck are set on concrete frost piers for easy addition. Washer & Dryer, backs up to common area.

25. 2007-09-30
    listed $65,900

    Show marketing remark (312 chars)

    1 bedroom w/ loft parkmodel, large deck and shed for storage. Washer & dryer stay. Set-up for year-round living. Close to the clubhouse, beach and pools. call agent for more information. Unit set & deck are set on concrete frost piers for easy addition. Washer & Dryer, backs up to common area.

26. 2007-09-16
    historical
27. 2006-09-16
    listed
28. 2006-05-22
    soldstatus $69,000
29. 2005-06-14
    soldstatus $57,000
30. 2004-10-15
    soldstatus $24,500

ⓘ 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: $1,399 · $117/mo
• Projected year-2 tax: $1,834 · $153/mo
• Expected delta: +$436/yr (+$36/mo · 31.1%)

ⓘ 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 ≥103°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,640
• − Mortgage interest: −$5,601
• − Property taxes: −$1,399
• − Insurance: −$500
• − Repairs & maintenance: −$1,011
• − Management: −$1,011
• − Depreciation: −$2,909
• Taxable income: $208
• Est. tax owed @ 24.0%: −$50
• After-tax cash flow: $1,744/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: Reed Custer CUSD 255U
• NCES district ID: 1733380
• Math proficiency: 29% ▼ -8.00%
• Reading proficiency: 37% ▼ -12.00%
• Median HH income: $60,500
• Composite: 29.67/100
• National rank: #6461
• State rank: #203 of 620 in IL

Livability — Braidwood

• Score: 74/100
• State rank: #251
• US rank: #4654

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Braidwood, IL
• City population: 5,332
• Population (ZIP): 11,277

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 (88%)
• Race & ethnicity: White 88% Hispanic / Latino 7% Two or more races 4% Black 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Romanian 6% Iranian 3% Lithuanian 2%
• Foreign-born: 4% · Canada, Dominican Republic
• Languages at home: 94% English-only · Spanish 4%

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: ▼ -224.12%
• Current HPI: 230.6346
• 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

+308.2% since first listed

14 events — show timeline

• 2026-06-09 Relisted — MRED as Distributed by MLS Grid
• 2026-05-04 Contingent — MRED as Distributed by MLS Grid
• 2026-04-24 Listed $99,999 MRED as Distributed by MLS Grid
• 2014-09-11 Sold (MLS) $38,000 MRED as Distributed by MLS Grid
• 2014-08-05 Pending — MRED as Distributed by MLS Grid
• 2014-06-02 Listed $42,900 MRED as Distributed by MLS Grid
• 2008-02-28 Sold (MLS) $61,900 MRED as Distributed by MLS Grid
• 2008-01-20 Listing Removed — MRED as Distributed by MLS Grid
• 2007-09-30 Listed $65,900 MRED as Distributed by MLS Grid
• 2007-09-16 Listing Removed — MRED as Distributed by MLS Grid
• 2006-09-16 Listed — MRED as Distributed by MLS Grid
• 2006-05-22 Sold (Public Records) $69,000 Public Records
• 2005-06-14 Sold (Public Records) $57,000 Public Records
• 2004-10-15 Sold (Public Records) $24,500 Public Records

Property tax history

+2.5%/yr

Latest (2024): $1,399 · +7.8% YoY. Source: county tax records.