1098 Testa · Willow Springs, IL 60458

$19,900

2 bd · 2.0 ba · 1,120 sqft · Manufactured · 50 Days on market

Built 2024

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Key facts

• Clubhouse
• Community events
• Playground

Tags

• COMMUNITY EVENTS
• CLUBHOUSE
• PLAYGROUND

Property features AI

Finance

• Other: Address: 1098 Testa, Justice, IL 60458
• Financial info: List price available

Exterior

• Utilities: Natural gas available
• Home design: Spec new construction, Plan 92652; Single-entry (information on stories and facing direction not provided)
• Construction: Built prior to or in 2024 (listing year 2024 indicated)
• Exterior features: Living area of 1120

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 bathrooms (total)
• Heating & cooling: Natural gas heating
• Interior features: Active listing

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $20k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $20k).
• Recommended offer: $19k (3.0% below list) — sets the bar for market timing.
• Cap rate 78.6% vs local median 5.2% in Willow Springs — 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 70/100 on livability (#371 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: cost of living D+, amenities F, health & safety F.
• Argo Chsd 217 (suburban): math 20% / reading 20% proficiency, ranked #423 of 620 in IL (top 68%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Willow Springs Elem School (math 17% / reading 22%, grade F, #1,054 of 2,056 statewide, top 54%, 399 students, 0% FRL); Argo Community High School (math 20% / reading 20%, grade F, #357 of 693 statewide, top 54%, 1,924 students, 0% FRL).
• Market conditions: 42 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $138 of loan paydown is wiped out by about $597 of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($19k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $19,303 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 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. 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?
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: 8.50% ✓
• Cap rate: 78.56%
• Cash-on-cash: 258.09%
• DSCR: 12.48
• GRM: 1.0

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: —
• Equity multiple: 14.12×
• Total profit: $73,127
• Equity at exit: $2,967

10-year hold

• IRR: —
• Equity multiple: 30.09×
• Total profit: $162,063
• Equity at exit: $1,721

Cash invested: $5,572 (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 60458

• Home prices YoY: -32.8%
• Active inventory: 42
• Price-to-rent: 1.0×

Monthly cashflow live

• Estimated rent: $1,691 high
• Mortgage (P&I): −$104
• Tax est. 1.5%: −$25 /mo · $298/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $1,198

Break-even live

Break-even rent $174

Max offer price $19,900

Occupancy floor 24%

Sensitivity live

Price	-10% $1,212	-5% $1,205	+0% $1,198	+5% $1,192	+10% $1,185
Rent	-10% $1,065	-5% $1,132	+0% $1,198	+5% $1,265	+10% $1,332
Rate	-1.0pp $1,208	-0.5pp $1,203	base $1,198	+0.5pp $1,193	+1.0pp $1,188

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: $4,975
• Closing costs: $597
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Vana Dr Unit 1BED Willow Springs, IL	1.0	1.0	700	$1,275	$1.82	18d	1	0.34mi
7601 Banks St Unit 2E Justice, IL	2.0	1.0	1000	$1,600	$1.60	15d	1	0.67mi
8120 Concord Ln Unit H Justice, IL	2.0	2.0	1200	$2,550	$2.12	0d	1	0.71mi
119 Cliff St Unit 2e Willow Springs, IL	2.0	1.0	750	$1,800	$2.40	1d	1	1.20mi
8451 82nd St Unit 1N Justice, IL	2.0	1.0	820	$1,450	$1.77	26d	1	1.29mi
7915 S 84th Ave Unit 6 Justice, IL	2.0	2.0	1500	$1,800	$1.20	26d	1	1.32mi
7914 S 83rd Ct Unit 1S Justice, IL	1.0	1.0	850	$1,300	$1.53	26d	1	1.35mi

Listing history 14 events

1. 2026-06-21
   days on market $19,900 Active 50 DOM
2. 2026-06-18
   days on market $19,900 Active 47 DOM
3. 2026-06-17
   days on market $19,900 Active 46 DOM
4. 2026-06-16
   days on market $19,900 Active 45 DOM
5. 2026-06-15
   days on market $19,900 Active 44 DOM
6. 2026-06-13
   days on market $19,900 Active 42 DOM
7. 2026-06-09
   days on market $19,900 Active 38 DOM
8. 2026-06-08
   days on market $19,900 Active 37 DOM
9. 2026-06-07
   days on market $19,900 Active 36 DOM
10. 2026-06-04
    days on market $19,900 Active 33 DOM
11. 2026-06-03
    days on market $19,900 Active 32 DOM
12. 2026-06-02
    days on market $19,900 Active 31 DOM
13. 2026-06-01
    pricedays on market $19,900 Active 30 DOM
14. 2026-05-31
    days on market $19,400 Active 29 DOM

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 67% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,292
• − Mortgage interest: −$1,115
• − Property taxes: −$298
• − Insurance: −$100
• − Repairs & maintenance: −$1,623
• − Management: −$1,623
• − Depreciation: −$579
• Taxable income: $14,954
• Est. tax owed @ 24.0%: −$3,589
• After-tax cash flow: $10,792/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: Argo Chsd 217
• NCES district ID: 1704020
• Math proficiency: 20% ▼ -7.00%
• Reading proficiency: 20% ▼ -6.00%
• Median HH income: $47,451
• Composite: 17.68/100
• National rank: #9026
• State rank: #423 of 620 in IL

Livability — Willow Springs

• Score: 70/100
• State rank: #371
• US rank: #7733

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 14,153

Population outlook (Cook County) Hauer SSP2

• Today (2025): 5,347,519 people
• By 2030: 5,357,703 · +0.2%
• By 2040: 5,324,924 · -0.4%
• By 2050: 5,230,762 · -2.2%
• By 2075: 4,785,735 · -10.5%
• By 2100: 4,188,836 · -21.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 52% Hispanic / Latino 21% Black 20% Two or more races 10% Asian 4%
• Hispanic origin (detail): Mexican 15% Puerto Rican 3%
• Common ancestry: Romanian 21%
• Foreign-born: 25% · Canada, China
• Languages at home: 57% English-only · Russian/Polish/Slavic 18% Spanish 14% Arabic 7%

Political lean MEDSL · Cook

• 2024 margin: Solid D (+42.0) · D 70.4% · R 28.4% · Other 1.2%
• 2008→2024 swing: -11.4pp toward R · 2008: 53.4pp · 2024: 42.0pp
• All cycles: 2024: D+42.0 2020: D+50.3 2016: D+53.0 2012: D+49.4 2008: D+53.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -107.45%
• Current HPI: 220.3837
• 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