22335 S Woodside Dr #73 · Channahon, IL 60410

$134,500

3 bd · 2.0 ba · 1,290 sqft · Manufactured · 43 Days on market

Built 2026 Good condition 7,000 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Appreciation +1.2/10.0

Listing remarks

Where Comfort Meets Thoughtful Design This home isn't just built-it's carefully crafted with features that truly matter for everyday living. Here are some of the standout highlights that make it special: ✨ 76' x 16' spacious floor plan for comfortable living ✨ Large open living room perfect for relaxing or entertaining ✨ Kitchen island for added prep space and gathering ✨ Energy-efficient gas furnace system ✨ Central air conditioning for year-round comfort ✨ Architectural shingles for long-lasting durability ✨ Vinyl flooring for style and easy maintenance ✨ Craftsman-style columns for beautiful curb appeal ✨ Arched window with sunburst design for natural light ✨ Farmhouse sink with pull-d

Key facts

• Open living room
• Spacious floor plan
• Kitchen island

Tags

• SPACIOUS FLOOR PLAN
• OPEN LIVING ROOM
• KITCHEN ISLAND
• ENERGY-EFFICIENT GAS FURNACE
• CENTRAL AIR CONDITIONING
• ARCHITECTURAL SHINGLES

Property features AI

Finance

• Other: Living area listed as 1290; Address: 22335 S Woodside Dr #73, Channahon, IL 60410; Listing status: Active; List price: $129,500

Exterior

• Utilities: Heating: Electric and natural gas (forced air); Cooling: Central air and ceiling fans
• Home design: Manufactured home community plan: Remington Woods; Spec inventory type
• Exterior features: Asphalt roof

Interior

• Kitchen: Includes dishwasher, microwave, refrigerator
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms; 2 half bathrooms; 3 total bathrooms
• Heating & cooling: Electric and natural gas forced-air heating; Central air conditioning; Ceiling fans
• Interior features: Dishwasher; Microwave; Refrigerator

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $134k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $809 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $134k).
• Recommended offer: $130k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.5% vs local median 2.4% 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.
• Market conditions: 106 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $930 of loan paydown is wiped out by about $4k 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 + 3.0% rent growth), your $38k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($130k) is reasonable based on typical stale-listing flexibility.

Recommended offer $130,465 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 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. 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.
4. 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.
5. 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: 1.64% ✓
• Cap rate: 13.51%
• Cash-on-cash: 25.76%
• DSCR: 2.15
• GRM: 5.1

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: 19.4%
• Equity multiple: 1.79×
• Total profit: $29,732
• Equity at exit: $20,054

10-year hold

• IRR: 27.7%
• Equity multiple: 3.45×
• Total profit: $92,332
• Equity at exit: $11,629

Cash invested: $37,660 (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 60410

• Home prices YoY: -3.2%
• Active inventory: 106
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $2,200 medium
• Mortgage (P&I): −$705
• Tax est. 1.5%: −$168 /mo · $2,018/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $809

Break-even live

Break-even rent $1,177

Max offer price $134,500

Occupancy floor 58%

Sensitivity live

Price	-10% $901	-5% $855	+0% $809	+5% $762	+10% $716
Rent	-10% $635	-5% $722	+0% $809	+5% $895	+10% $982
Rate	-1.0pp $876	-0.5pp $843	base $809	+0.5pp $774	+1.0pp $738

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: $33,625
• Closing costs: $4,035
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
22451 S Carrie Ave Channahon, IL	3.0	1.0	1176	$2,200	$1.87	8d	1	0.79mi

Listing history 12 events

1. 2026-06-16
   days on market $134,500 Active 43 DOM
2. 2026-06-15
   days on market $134,500 Active 42 DOM
3. 2026-06-13
   days on market $134,500 Active 40 DOM
4. 2026-06-09
   days on market $134,500 Active 36 DOM
5. 2026-06-08
   days on market $134,500 Active 35 DOM
6. 2026-06-07
   days on market $134,500 Active 34 DOM
7. 2026-06-04
   pricedays on market $134,500 Active 31 DOM
8. 2026-06-03
   days on market $129,500 Active 30 DOM
9. 2026-06-02
   days on market $129,500 Active 29 DOM
10. 2026-06-01
    days on market $129,500 Active 28 DOM
11. 2026-06-01
    remarks 699-char remark
12. 2026-06-01
    listed $129,500 Active 27 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: $26,400
• − Mortgage interest: −$7,534
• − Property taxes: −$2,018
• − Insurance: −$672
• − Repairs & maintenance: −$2,112
• − Management: −$2,112
• − Depreciation: −$3,913
• Taxable income: $8,039
• Est. tax owed @ 24.0%: −$1,929
• After-tax cash flow: $7,773/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 80/100 None rehab

This manufactured home is in excellent condition with modern updates and a well-maintained exterior. It's move-in ready and would be a great investment for both resale and rental.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both paint exterior — improves curb appeal and adds value
• Both HVAC maintenance — ensures comfort and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both paint exterior — improves curb appeal and adds value ↑
• Both HVAC maintenance — ensures comfort and energy efficiency ↑

ⓘ 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 — 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

• Census place: Channahon, IL
• City population: 14,027
• Population (ZIP): 14,027

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: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 14% Two or more races 5%
• Hispanic origin (detail): Mexican 7% Puerto Rican 4% Cuban 2%
• Common ancestry: Romanian 10% Lithuanian 2% Iranian 2%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 5% Other Indo-European 1%

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: ▼ -7.58%
• Current HPI: 227.2488
• 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