Beechwood Plan · Minooka, IL 60447

$379,999

4 bd · 4.0 ba · 1,410 sqft · MultiFamily · 93 Days on market

Good condition $180/mo HOA · 10% 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 +14.0/30.0
• ARV discount +7.5/15.0
• 1% rule +4.5/10.0
• DSCR +4.2/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

ACTIVE ADULT COMMUNITY! Discover easy living at its finest with these lock and leave new construction attached ranch villas. This model home is designed to showcase comfort, style, and flexibility in a welcoming active adult community. This thoughtfully planned 2-bedroom, 2-bath ranch duplex offers 1,410 square feet of open-concept living-perfect for everyday comfort and effortless entertaining. Step inside and experience a modern feel with stylish finishes and a layout that flows seamlessly. The kitchen, dining, and living spaces are designed to bring people together, while still offering the convenience of low-maintenance, single-level living. You'll get a true sense of the builder's visi

Key facts

• Customize cabinetry
• Customize lighting
• Open concept living

Tags

• NEW CONSTRUCTION
• MODEL HOME
• OPEN CONCEPT LIVING
• CUSTOMIZE FLOORING
• CUSTOMIZE CABINETRY
• CUSTOMIZE LIGHTING

Property features AI

Finance

• Other: List price $379,999
• HOA & community: Association fee approximately $180

Exterior

• Parking: 2 parking spaces
• Utilities: Natural gas; Electric service (standard); Public sewer/water (not specified)
• Home design: Single-family plan (Beechwood); Listed as Active
• Construction: Living area approximately 1410
• Exterior features: Shake roof

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 bathrooms
• Heating & cooling: Natural gas forced air heating; Central air conditioning
• Interior features: Plan: Beechwood

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/2.0-bath units multifamily listed at $380k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $47 ($569/yr) — positive. Per door: $24/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $361k (4.9% below list).
• Recommended offer: $346k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.4% vs local median 3.5% in Minooka — 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 73/100 on livability (#286 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: health & safety C-, schools D, amenities 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.
• Market conditions: 73 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 84 units permitted in Grundy County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.
• Grundy County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($346k) is reasonable based on typical stale-listing flexibility.

Recommended offer $345,799 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.95% ✗
• Cap rate: 6.44%
• Cash-on-cash: 0.53%
• DSCR: 1.02
• GRM: 8.8

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: -15.4%
• Equity multiple: 0.45×
• Total profit: $-58,393
• Equity at exit: $56,659

10-year hold

• IRR: -6.8%
• Equity multiple: 0.56×
• Total profit: $-46,290
• Equity at exit: $32,855

Cash invested: $106,400 (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 60447

• Home prices YoY: -15.8%
• Active inventory: 73
• Price-to-rent: 17.5×

Monthly cashflow live

• Estimated rent: $3,612 medium
• Mortgage (P&I): −$1,993
• Tax est. 1.5%: −$475 /mo · $5,700/yr
• Insurance: −$158
• HOA: −$180
• Vacancy / Maint / Mgmt: −$759
• Net cashflow: $47

Break-even live

Break-even rent $3,552

Max offer price $379,999

Occupancy floor 94%

Sensitivity live

Price	-10% $310	-5% $179	+0% $47	+5% $-84	+10% $-215
Rent	-10% $-238	-5% $-95	+0% $47	+5% $190	+10% $333
Rate	-1.0pp $239	-0.5pp $144	base $47	+0.5pp $-51	+1.0pp $-151

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$3,612
Total (2 units)			$3,612

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: $95,000
• Closing costs: $11,400
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1136 Coneflower Ct Minooka, IL	3.0	1.5	1430	$2,500	$1.75	0d	1	1.25mi

HOA detail

• Monthly dues: $180 · $2,160/yr

Listing history 14 events

1. 2026-06-21
   days on market $379,999 Active 93 DOM
2. 2026-06-18
   days on market $379,999 Active 90 DOM
3. 2026-06-17
   days on market $379,999 Active 89 DOM
4. 2026-06-16
   days on market $379,999 Active 88 DOM
5. 2026-06-15
   days on market $379,999 Active 87 DOM
6. 2026-06-13
   days on market $379,999 Active 85 DOM
7. 2026-06-09
   days on market $379,999 Active 81 DOM
8. 2026-06-08
   days on market $379,999 Active 80 DOM
9. 2026-06-07
   days on market $379,999 Active 79 DOM
10. 2026-06-04
    days on market $379,999 Active 76 DOM
11. 2026-06-03
    days on market $379,999 Active 75 DOM
12. 2026-06-02
    days on market $379,999 Active 74 DOM
13. 2026-06-01
    days on market $379,999 Active 73 DOM
14. 2026-05-31
    days on market $379,999 Active 72 DOM

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

Taxation est. · year 1

• Rental income: $43,344
• − Mortgage interest: −$21,286
• − Property taxes: −$5,700
• − Insurance: −$1,900
• − Repairs & maintenance: −$3,468
• − Management: −$3,468
• − HOA: −$2,160
• − Depreciation: −$11,055
• Taxable loss: −$5,691
• Est. tax savings @ 24.0%: +$1,366
• After-tax cash flow: $1,935/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 · 6 photos

Good 80/100 None rehab

This home is in excellent condition with a modern kitchen and well-maintained exterior. It is move-in ready and would benefit from minor updates to enhance its curb appeal and interior aesthetics.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value.
• Resale Kitchen appliances maintenance — Keeping appliances in good condition ensures they are ready for potential buyers.
• Resale Window cleaning — Clean windows can make the home appear more attractive to potential buyers.
• Rental Landscaping maintenance — Well-maintained landscaping can attract renters and improve property value.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value. ↑
• Resale Kitchen appliances maintenance — Keeping appliances in good condition ensures they are ready for potential buyers. ↑
• Resale Window cleaning — Clean windows can make the home appear more attractive to potential buyers. ↑
• Rental Landscaping maintenance — Well-maintained landscaping can attract renters and improve property value. ↑

ⓘ 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: 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 — Minooka

• Score: 73/100
• State rank: #286
• US rank: #5553

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 16,099

Population outlook (Grundy County) Hauer SSP2

• Today (2025): 50,716 people
• By 2030: 50,218 · -1.0%
• By 2040: 48,599 · -4.2%
• By 2050: 46,212 · -8.9%
• By 2075: 40,033 · -21.1%
• By 2100: 32,966 · -35.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Hispanic / Latino 17% Two or more races 11% Black 4%
• Hispanic origin (detail): Mexican 13% Puerto Rican 3%
• Common ancestry: Romanian 16% Italian 6% Lithuanian 2%
• Foreign-born: 5% · Canada
• Languages at home: 90% English-only · Spanish 8% French/Haitian/Cajun 1%

Political lean MEDSL · Grundy

• 2024 margin: Strong R (+29.6) · D 34.5% · R 64.0% · Other 1.5%
• 2008→2024 swing: -31.3pp toward R · 2008: 1.7pp · 2024: -29.6pp
• All cycles: 2024: R+29.6 2020: R+25.8 2016: R+23.6 2012: R+9.0 2008: D+1.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -49.68%
• Current HPI: 263.7065
• 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