9155 Aux Sable Ct · Channahon, IL 60450

$139,000

3 bd · 1.0 ba · 1,440 sqft · SingleFamily public records · 109 Days on market

Built 1976 0.70 ac lot ↓ 4% since listing

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Why this score? — see what drove the B- 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Looking for a summer project? Don't miss this opportunity to transform a 3-bedroom ranch situated on nearly 3/4 of an acre in a quiet cul-de-sac within a country subdivision. Set on a spacious, tree-lined lot in unincorporated Morris, this property offers endless potential and is ready for your vision. The home features an oversized living room with a charming brick wood-burning fireplace, a kitchen with appliances included, and a separate dining room. The primary bedroom is generously sized, complemented by one standard bedroom and one smaller bedroom-ideal for an office or guest space. Additional highlights include a 3-car detached garage, storage shed, front deck, and all appliances rema

Key facts

• Front deck
• Storage shed
• Appliances included

Tags

• 3 BEDROOM RANCH
• TREE LINED LOT
• DETACHED GARAGE
• STORAGE SHED
• FRONT DECK
• APPLIANCES INCLUDED

Property features AI

Finance

• Other: School bus service available; Interstate access nearby
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage (3 garage spaces); Asphalt driveway; Garage with door opener; Garage owned; total parking for 3 vehicles
• Utilities: Well water; Septic tank
• Home design: Detached single-family home; One story; Fee simple ownership; Built before 1978
• Construction: Vinyl siding; Asphalt roof; Approximately 1,440 total finished square feet
• Exterior features: Deck; Fenced yard; Lot on a cul-de-sac; Level lot

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Master bedroom on the main level (18 x 11); Bedroom on the main level (11 x 11); Bedroom on the main level (8 x 6)
• Flooring: Laminate; Carpet; Vinyl; Wood laminate
• Bathrooms: One full bathroom with a whirlpool
• Heating & cooling: Natural gas forced-air heating
• Interior features: First-floor bedroom; First-floor full bath; Six total rooms; Separate dining room; Wood-burning fireplace in the living room; CO detectors; Ceiling fans
• Laundry & utility: Main-level laundry in-unit; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $560 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Recommended offer: $126k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.1% vs local median 2.3% in Channahon — 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 78/100 on livability (#143 in IL, #2,614 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute 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.
• Zoned schools: Aux Sable (math 30% / reading 21%, grade F, #829 of 2,056 statewide, top 41%, 627 students, 0% FRL); Minooka Jr High School (math 23% / reading 34%, grade F, #277 of 665 statewide, top 42%, 1,058 students, 0% FRL); Minooka Community High School (math 28% / reading 36%, grade F, #157 of 693 statewide, top 25%, 2,930 students, 0% FRL).
• Market conditions: 103 active listings in the ZIP; solid renter incomes; 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 $961 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 109 days — a 9% lower offer ($126k) is reasonable based on typical stale-listing flexibility.

Recommended offer $126,490 (9.0% below list)

Questions for the listing agent

1. It's been on market 109 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.47% ✓
• Cap rate: 11.13%
• Cash-on-cash: 17.27%
• DSCR: 1.77
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $283,680
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5517 Sand Ridge Rd	0.29mi	4/1.0 (+1)	1,266 (-12%)	1mo	$250,000	$197	60

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: 8.7%
• Equity multiple: 1.34×
• Total profit: $13,245
• Equity at exit: $20,725

10-year hold

• IRR: 17.9%
• Equity multiple: 2.49×
• Total profit: $57,834
• Equity at exit: $12,018

Cash invested: $38,920 (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 60450

• Active inventory: 103
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $2,041 medium
• Mortgage (P&I): −$729
• Tax from tax record: −$265 /mo · $3,185/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $560

Break-even live

Break-even rent $1,332

Max offer price $139,000

Occupancy floor 68%

Sensitivity live

Price	-10% $639	-5% $600	+0% $560	+5% $521	+10% $482
Rent	-10% $399	-5% $480	+0% $560	+5% $641	+10% $721
Rate	-1.0pp $630	-0.5pp $596	base $560	+0.5pp $524	+1.0pp $488

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $139,000 Active 109 DOM
2. 2026-06-18
   days on market $139,000 Active 106 DOM
3. 2026-06-17
   days on market $139,000 Active 105 DOM
4. 2026-06-16
   days on market $139,000 Active 104 DOM
5. 2026-06-15
   days on market $139,000 Active 103 DOM
6. 2026-06-13
   days on market $139,000 Active 101 DOM
7. 2026-06-09
   days on market $139,000 Active 97 DOM
8. 2026-06-08
   days on market $139,000 Active 96 DOM
9. 2026-06-07
   days on market $139,000 Active 95 DOM
10. 2026-06-04
    days on market $139,000 Active 92 DOM
11. 2026-06-03
    days on market $139,000 Active 91 DOM
12. 2026-06-02
    days on market $139,000 Active 90 DOM
13. 2026-06-01
    days on market $139,000 Active 89 DOM
14. 2026-05-31
    days on market $139,000 Active 88 DOM
15. 2026-04-14
    price $139,000
16. 2026-03-04
    listed $145,000 Active

ⓘ 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: $3,185 · $265/mo
• Projected year-2 tax: $3,185 · $265/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 ≥102°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: $24,494
• − Mortgage interest: −$7,786
• − Property taxes: −$3,185
• − Insurance: −$695
• − Repairs & maintenance: −$1,960
• − Management: −$1,960
• − Depreciation: −$4,044
• Taxable income: $4,865
• Est. tax owed @ 24.0%: −$1,168
• After-tax cash flow: $5,555/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: 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 — Channahon

• Score: 78/100
• State rank: #143
• US rank: #2614

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Grundy County · 20,783 people
• City population: 14,027
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 20,783
• Household income: $81,777
• Rent vs Own: 35.1% rent · 64.9% own
• Severe rent burden: 722.0

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 (85%)
• Race & ethnicity: White 85% Hispanic / Latino 9% Two or more races 7% Black 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Portuguese 10% Romanian 7% Iranian 2%
• Foreign-born: 4% · Canada
• Languages at home: 91% English-only · Spanish 6% Tagalog/Filipino 1% Other Indo-European 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: ▼ -144.59%
• Current HPI: 159.5402
• Rent YoY: —
• 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

-4.1% since first listed

2 events — show timeline

• 2026-04-14 Price Changed $139,000 MRED as Distributed by MLS Grid
• 2026-03-04 Listed $145,000 MRED as Distributed by MLS Grid

Property tax history

+6.9%/yr

Latest (2024): $3,185 · +9.9% YoY. Source: county tax records.