2547 N 4645th Rd Unit B · Lake Holiday, IL 60552

$229,000

2 bd · 1.0 ba · 1,000 sqft · Condo · 81 Days on market

Built 1995 Good condition $229/sqft · at area comps Est $239k · at est. ↓ 16% since listing

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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 +13.6/30.0
• ARV discount +9.5/15.0
• DSCR +4.1/10.0
• 1% rule +3.8/10.0
• Condition / age +3.8/5.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This property is a single unit and part of a two (2) unit duplex property. Interior has been had recent upgrades with new carpeting, laminate flooring and paint throughout. Property has a large deck, yard and is in move-in condition.

Key facts

• Large deck
• Recent upgrades
• Move-in condition

Tags

• LARGE DECK
• RECENT UPGRADES
• MOVE-IN CONDITION

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $229k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $12 ($144/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 $202k (11.9% below list).
• Recommended offer: $202k (11.9% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 2.3% in Lake Holiday — 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 64/100 on livability (#730 in IL) — a middle-class / working-renter tenant base. Strengths: housing A+, employment A-, cost of living B+; Watch: health & safety C-, amenities F, commute F.
• Somonauk CUSD 432 (town): math 33% / reading 46% proficiency, ranked #133 of 620 in IL (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: James R Wood Elem School (math 17% / reading 32%, grade F, #850 of 2,056 statewide, top 45%, 279 students, 0% FRL); Somonauk Middle School (math 47% / reading 62%, grade B-, #35 of 665 statewide, top 5%, 233 students, 0% FRL); Somonauk High School (math 22% / reading 27%, grade F, #256 of 693 statewide, top 44%, 238 students, 0% FRL) — zoned schools average 0% FRL vs 20% district-wide (20 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 15 active listings in the ZIP; 82 units permitted in LaSalle County in 2024 (0 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.
• LaSalle County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($215k) is reasonable based on typical stale-listing flexibility.

Recommended offer $201,841 (11.9% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.88% ✗
• Cap rate: 6.36%
• Cash-on-cash: 0.22%
• DSCR: 1.01
• GRM: 9.5

CMA / ARV

• ARV (median comp): $239,474
• List price: $229,000
• Delta: -4.37%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -15.9%
• Equity multiple: 0.43×
• Total profit: $-36,315
• Equity at exit: $34,145

10-year hold

• IRR: -7.5%
• Equity multiple: 0.52×
• Total profit: $-30,516
• Equity at exit: $19,800

Cash invested: $64,120 (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 60552

• Active inventory: 15
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,018 medium
• Mortgage (P&I): −$1,201
• Tax est. 1.5%: −$286 /mo · $3,435/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $12

Break-even live

Break-even rent $2,003

Max offer price $229,000

Occupancy floor 94%

Sensitivity live

Price	-10% $170	-5% $91	+0% $12	+5% $-67	+10% $-146
Rent	-10% $-147	-5% $-68	+0% $12	+5% $92	+10% $171
Rate	-1.0pp $127	-0.5pp $70	base $12	+0.5pp $-47	+1.0pp $-108

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: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-22
   days on market $229,000 Active 81 DOM
2. 2026-06-21
   days on market $229,000 Active 80 DOM
3. 2026-06-21
   days on market $229,000 Active 79 DOM
4. 2026-06-18
   pricedays on market $229,000 Active 77 DOM
5. 2026-06-17
   days on market $239,000 Active 76 DOM
6. 2026-06-16
   days on market $239,000 Active 75 DOM
7. 2026-06-15
   days on market $239,000 Active 74 DOM
8. 2026-06-13
   days on market $239,000 Active 72 DOM
9. 2026-06-12
   days on market $239,000 Active 71 DOM
10. 2026-06-09
    days on market $239,000 Active 68 DOM
11. 2026-06-08
    days on market $239,000 Active 67 DOM
12. 2026-06-07
    pricedays on market $239,000 Active 66 DOM
13. 2026-06-05
    days on market $247,500 Active 64 DOM
14. 2026-06-04
    days on market $247,500 Active 62 DOM
15. 2026-06-02
    days on market $247,500 Active 61 DOM
16. 2026-06-01
    days on market $247,500 Active 60 DOM
17. 2026-05-31
    days on market $247,500 Active 59 DOM
18. 2026-05-31
    days on market $247,500 Active 58 DOM
19. 2026-05-12
    price $247,500 233-char remark

    Show marketing remark (233 chars)

    This property is a single unit and part of a two (2) unit duplex property. Interior has been had recent upgrades with new carpeting, laminate flooring and paint throughout. Property has a large deck, yard and is in move-in condition.

20. 2026-04-21
    price $249,000 233-char remark

    Show marketing remark (233 chars)

    This property is a single unit and part of a two (2) unit duplex property. Interior has been had recent upgrades with new carpeting, laminate flooring and paint throughout. Property has a large deck, yard and is in move-in condition.

21. 2026-04-11
    price $259,000 233-char remark

    Show marketing remark (233 chars)

    This property is a single unit and part of a two (2) unit duplex property. Interior has been had recent upgrades with new carpeting, laminate flooring and paint throughout. Property has a large deck, yard and is in move-in condition.

22. 2026-04-02
    price $275,000 233-char remark

    Show marketing remark (233 chars)

    This property is a single unit and part of a two (2) unit duplex property. Interior has been had recent upgrades with new carpeting, laminate flooring and paint throughout. Property has a large deck, yard and is in move-in condition.

23. 2026-04-02
    listed $295,000 Active 233-char remark

    Show marketing remark (233 chars)

    This property is a single unit and part of a two (2) unit duplex property. Interior has been had recent upgrades with new carpeting, laminate flooring and paint throughout. Property has a large deck, yard and is in move-in condition.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,221
• − Mortgage interest: −$12,828
• − Property taxes: −$3,435
• − Insurance: −$1,145
• − Repairs & maintenance: −$1,938
• − Management: −$1,938
• − Depreciation: −$6,662
• Taxable loss: −$3,724
• Est. tax savings @ 24.0%: +$894
• After-tax cash flow: $1,037/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab

This property is in good condition with recent upgrades, making it move-in ready. It has a good curb appeal and potential for further value through exterior painting and landscaping.

Value-add opportunities

• Resale paint exterior — Fresh paint enhances curb appeal
• Both landscaping — Landscaping improves curb appeal and adds value
• Both new flooring in bathrooms — New flooring in bathrooms enhances aesthetics and functionality

Renovation cost estimate screening

Value-add ROI direction

• Resale paint exterior — Fresh paint enhances curb appeal ↑
• Both landscaping — Landscaping improves curb appeal and adds value ↑
• Both new flooring in bathrooms — New flooring in bathrooms enhances aesthetics and functionality ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Somonauk CUSD 432
• NCES district ID: 1736570
• Math proficiency: 33% ▼ -14.00%
• Reading proficiency: 46% ▼ -6.00%
• Median HH income: $70,928
• Composite: 36.03/100
• National rank: #4777
• State rank: #133 of 620 in IL

Livability — Lake Holiday

• Score: 64/100
• State rank: #730
• US rank: #14814

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lake Holiday, IL
• Population (ZIP): 4,589

Population outlook (LaSalle County) Hauer SSP2

• Today (2025): 107,080 people
• By 2030: 104,196 · -2.7%
• By 2040: 97,413 · -9.0%
• By 2050: 90,294 · -15.7%
• By 2075: 76,252 · -28.8%
• By 2100: 61,339 · -42.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 3% Black 1%
• Common ancestry: Romanian 6% Portuguese 6% Italian 3%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 2% Russian/Polish/Slavic 1% Other Indo-European 1%

Political lean MEDSL · LaSalle

• 2024 margin: R (+18.5) · D 40.1% · R 58.6% · Other 1.3%
• 2008→2024 swing: -29.6pp toward R · 2008: 11.1pp · 2024: -18.5pp
• All cycles: 2024: R+18.5 2020: R+14.3 2016: R+14.4 2012: R+0.4 2008: D+11.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -126.70%
• Current HPI: 195.4735
• 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

-16.1% since first listed

5 events — show timeline

• 2026-05-12 Price Changed $247,500 MRED as Distributed by MLS Grid
• 2026-04-21 Price Changed $249,000 MRED as Distributed by MLS Grid
• 2026-04-11 Price Changed $259,000 MRED as Distributed by MLS Grid
• 2026-04-02 Price Changed $275,000 MRED as Distributed by MLS Grid
• 2026-04-02 Listed $295,000 MRED as Distributed by MLS Grid