632 Jordan Ave · Romeoville, IL 60446

$255,000

3 bd · 1.0 ba · 1,314 sqft · Other public records · 34 Days on market

Built 1959

---

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 +19.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• 1% rule +4.5/10.0
• Rent growth +4.3/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

3 bedroom, 1 bathroom, ranch home located in the Hampton Park subdivision of Romeoville. There is no garage, as it was converted into an additional living space. In great condition.

Key facts

• Built 1959
• Listed 34 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $255k.

Deal economics

• At list price, monthly cash flow is $299 ($4k/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 $242k (5.1% below list).
• Recommended offer: $242k (5.1% below list) — sets the bar for 1% rule.
• Cap rate 7.7% vs local median 4.5% in Romeoville — 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 (#266 in IL, #4,960 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: commute D, schools D-, amenities F.
• Valley View CUSD 365U (suburban): math 21% / reading 28% proficiency, ranked #289 of 620 in IL (top 47%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+7.2%/yr); 63 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $2k of loan paydown is wiped out by about $8k 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.
• At projected returns (-3.0% appreciation + 7.2% rent growth), your $71k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($247k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $242,046 (5.1% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.95% ✗
• Cap rate: 7.70%
• Cash-on-cash: 5.02%
• DSCR: 1.22
• GRM: 8.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 7.16% rent growth · sell at horizon

5-year hold

• IRR: -4.2%
• Equity multiple: 0.83×
• Total profit: $-11,803
• Equity at exit: $38,021

10-year hold

• IRR: 9.5%
• Equity multiple: 1.86×
• Total profit: $61,186
• Equity at exit: $22,048

Cash invested: $71,400 (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 60446

• Rents YoY: 7.2%
• Active inventory: 63
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,420 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$170 /mo · $2,041/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$508
• Net cashflow: $299

Break-even live

Break-even rent $2,042

Max offer price $255,000

Occupancy floor 83%

Sensitivity live

Price	-10% $443	-5% $371	+0% $299	+5% $226	+10% $154
Rent	-10% $107	-5% $203	+0% $299	+5% $394	+10% $490
Rate	-1.0pp $427	-0.5pp $363	base $299	+0.5pp $233	+1.0pp $165

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
611 Nelson Ave Romeoville, IL	3.0	1.0	1200	$2,700	$2.25	25d	1	0.19mi
508 Kenyon Ave Romeoville, IL	3.0	1.0	906	$1,050	$1.16	15d	1	0.35mi
531 Glen Ave Romeoville, IL	3.0	1.0	1194	$2,200	$1.84	44d	1	0.36mi
713 Essex Ave Romeoville, IL	3.0	2.0	1209	$2,400	$1.99	25d	1	0.53mi
423 Dalhart Ave Romeoville, IL	3.0	1.0	915	$2,195	$2.40	44d	1	0.60mi
344 Emery Ave Romeoville, IL	4.0	1.0	1368	$2,750	$2.01	12d	1	0.94mi

Listing history 13 events

1. 2026-06-16
   status $255,000 Under Contract 34 DOM
2. 2026-06-15
   days on market $255,000 Active 34 DOM
3. 2026-06-13
   days on market $255,000 Active 32 DOM
4. 2026-06-13
   days on market $255,000 Active 31 DOM
5. 2026-06-09
   days on market $255,000 Active 28 DOM
6. 2026-06-08
   days on market $255,000 Active 27 DOM
7. 2026-06-07
   days on market $255,000 Active 26 DOM
8. 2026-06-04
   days on market $255,000 Active 23 DOM
9. 2026-06-03
   days on market $255,000 Active 22 DOM
10. 2026-06-02
    days on market $255,000 Active 21 DOM
11. 2026-06-01
    days on market $255,000 Active 20 DOM
12. 2026-05-31
    days on market $255,000 Active 19 DOM
13. 2026-05-12
    listed $255,000 Active 181-char remark

ⓘ 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: $2,041 · $170/mo
• Projected year-2 tax: $3,915 · $326/mo
• Expected delta: +$1,874/yr (+$156/mo · 91.8%)

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,046
• − Mortgage interest: −$14,284
• − Property taxes: −$2,041
• − Insurance: −$1,275
• − Repairs & maintenance: −$2,324
• − Management: −$2,324
• − Depreciation: −$7,418
• Taxable loss: −$620
• Est. tax savings @ 24.0%: +$149
• After-tax cash flow: $3,732/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: Valley View CUSD 365U
• NCES district ID: 1740070
• Math proficiency: 21% ▼ -15.00%
• Reading proficiency: 28% ▼ -10.00%
• Median HH income: $69,424
• Composite: 23.48/100
• National rank: #7875
• State rank: #289 of 620 in IL

Livability — Romeoville

• Score: 74/100
• State rank: #266
• US rank: #4960

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Romeoville, IL
• County: Will County · 412,448 people
• City population: 41,672
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 41,672
• Household income: $106,258
• Rent vs Own: 19.1% rent · 80.9% own
• Severe rent burden: 699.0

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: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: White 44% Hispanic / Latino 35% Two or more races 16% Black 12% Asian 6%
• Hispanic origin (detail): Mexican 32% Puerto Rican 1%
• Common ancestry: Romanian 9% Italian 1% Lithuanian 1%
• Foreign-born: 20% · Canada
• Languages at home: 62% English-only · Spanish 26% Russian/Polish/Slavic 4% Other Indo-European 2%

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: ▼ -234.09%
• Current HPI: 217.5048
• Rent YoY: ▲ 7.16%
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• 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

2 events — show timeline

• 2026-06-16 Pending — FSBO.com
• 2026-05-12 Listed $255,000 FSBO.com

Property tax history

-2.7%/yr

Latest (2024): $2,041 · -4.7% YoY. Source: county tax records.