125 Willows Edge Ct Unit C · Willow Springs, IL 60480

$229,000

2 bd · 1.5 ba · 968 sqft · Townhouse public records · 15 Days on market

Built 1989 Est $185k · 24% over $325/mo HOA · 9% of rent

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.5/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

There are no remarks available.

Key facts

• Updated appliances
• Fresh paint
• Private balcony

Tags

• PRIVATE BALCONY
• NEW FLOORING
• MODERN BATHROOMS
• UPDATED APPLIANCES
• CONTEMPORARY LIGHTING
• FRESH PAINT

Property features AI

Finance

• Other: 50 units in building
• HOA & community: Monthly association fee of $325; Association covers water, parking, insurance, exterior maintenance, lawn care, scavenger, and snow removal; Manager off-site; Pets allowed (cats and dogs) with limits

Exterior

• Parking: 2 assigned parking spaces; Direct access; Additional parking available; Garage faces side; Owned parking
• Utilities: Water: Lake Michigan / Public; Sewer: Public sewer; Electric: Circuit breakers
• Home design: Attached single (townhouse) with 2 stories; End unit; Entry level: 1; Commuter train access nearby
• Construction: Brick construction; Asphalt roof; Building age: 31–40 years
• Exterior features: Patio; Balcony; Landscaped common grounds

Interior

• Kitchen: Range; Microwave; Dishwasher; Eating area with table space; Pantry/closet
• Bedrooms: 2 bedrooms (master and second-floor bedroom); Second-floor master bedroom; Second-floor bedroom (12 x 11)
• Flooring: Laminate flooring throughout primary areas; Wood laminate in bedrooms and kitchen; Carpet in living room
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Electric heating; Wall cooling unit(s)
• Interior features: Ceiling fan(s); Carbon monoxide detectors
• Laundry & utility: In-unit laundry; Washer hookup; Electric dryer hookup; Laundry located in bathroom

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $229k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $229k).
• Recommended offer: $226k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.9% 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.
• Cons Hsd 230 (suburban): math 35% / reading 39% proficiency, ranked #146 of 620 in IL (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Willow Springs Elem School (math 17% / reading 22%, grade F, #1,054 of 2,056 statewide, top 54%, 399 students, 0% FRL); Amos Alonzo Stagg High School (math 30% / reading 35%, grade F, #152 of 693 statewide, top 22%, 2,538 students, 0% FRL).
• Market conditions: 17 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $64k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($226k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 20y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $177k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $225,565 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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.
5. 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.
6. 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: 1.65% ✓
• Cap rate: 11.85%
• Cash-on-cash: 19.86%
• DSCR: 1.88
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $184,888
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
125 Willows Edge Ct Unit C	0.00mi	2/1.5	968 (0%)	2mo	$177,000	$183	98
131 Willows Edge Ct Unit A	0.03mi	2/1.5	968 (0%)	9mo	$217,000	$224	91
132 Willows Edge Ct Unit A	0.05mi	2/1.5	968 (0%)	8mo	$185,000	$191	91
132 Willows Edge Ct	0.05mi	2/2.0	968 (0%)	22mo	$185,000	$191	77
8996 Archer Ave Unit 2D	0.19mi	2/1.5	1,100 (+14%)	8mo	$206,000	$187	61
8996 Archer Ave Unit 2B	0.19mi	2/2.0	1,100 (+14%)	20mo	$216,000	$196	50
8733 Willow Blvd Unit 4E	0.62mi	2/2.0	1,100 (+14%)	15mo	$250,000	$227	34

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: 12.1%
• Equity multiple: 1.48×
• Total profit: $30,738
• Equity at exit: $34,145

10-year hold

• IRR: 21.1%
• Equity multiple: 2.79×
• Total profit: $114,877
• Equity at exit: $19,800

Cash invested: $64,120 (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 60480

• Home prices YoY: -29.3%
• Active inventory: 17
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $3,784 medium
• Mortgage (P&I): −$1,201
• Tax from tax record: −$307 /mo · $3,685/yr
• Insurance: −$95
• HOA: −$325
• Vacancy / Maint / Mgmt: −$795
• Net cashflow: $1,061

Break-even live

Break-even rent $2,441

Max offer price $229,000

Occupancy floor 67%

Sensitivity live

Price	-10% $1,191	-5% $1,126	+0% $1,061	+5% $996	+10% $931
Rent	-10% $762	-5% $912	+0% $1,061	+5% $1,210	+10% $1,360
Rate	-1.0pp $1,176	-0.5pp $1,119	base $1,061	+0.5pp $1,002	+1.0pp $941

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: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8900 Archer Ave Willow Springs, IL	1.0–2.0	1.0–2.0	1174	$4,375	$3.73	0d	6	0.34mi
119 Cliff St Unit 2e Willow Springs, IL	2.0	1.0	750	$1,800	$2.40	1d	1	1.06mi

HOA detail

• Monthly dues: $325 · $3,900/yr

Listing history 10 events

1. 2026-06-15
   days on market $229,000 Active 15 DOM
2. 2026-06-13
   days on market $229,000 Active 13 DOM
3. 2026-06-09
   days on market $229,000 Active 9 DOM
4. 2026-06-08
   days on market $229,000 Active 8 DOM
5. 2026-06-07
   days on market $229,000 Active 7 DOM
6. 2026-06-04
   days on market $229,000 Active 4 DOM
7. 2026-06-03
   days on market $229,000 Active 3 DOM
8. 2026-06-02
   days on market $229,000 Active 2 DOM
9. 2026-06-01
   remarks 527-char remark
10. 2026-06-01
    listed $229,000 Active 1 DOM

ⓘ 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: $3,685 · $307/mo
• Projected year-2 tax: $4,442 · $370/mo
• Expected delta: +$757/yr (+$63/mo · 20.5%)

ⓘ 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 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $45,409
• − Mortgage interest: −$12,828
• − Property taxes: −$3,685
• − Insurance: −$1,145
• − Repairs & maintenance: −$3,633
• − Management: −$3,633
• − HOA: −$3,900
• − Depreciation: −$6,662
• Taxable income: $9,924
• Est. tax owed @ 24.0%: −$2,382
• After-tax cash flow: $10,350/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: Cons Hsd 230
• NCES district ID: 1708400
• Math proficiency: 35% ▼ -8.00%
• Reading proficiency: 39% ▼ -6.00%
• Median HH income: $73,953
• Composite: 34.29/100
• National rank: #5244
• State rank: #146 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

• Census place: Willow Springs, IL
• Population (ZIP): 5,319

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: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 15% Two or more races 6%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Romanian 22% Slovak 2% Iranian 2%
• Foreign-born: 16% · Canada
• Languages at home: 76% English-only · Spanish 9% Other Indo-European 8% Russian/Polish/Slavic 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: ▼ -82.60%
• Current HPI: 199.44
• 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

Price history

+46.3% since first listed

35 events — show timeline

• 2026-05-31 Listed $229,000 MRED as Distributed by MLS Grid
• 2026-04-22 Sold (MLS) $177,000 MRED as Distributed by MLS Grid
• 2026-03-26 Contingent — MRED as Distributed by MLS Grid
• 2026-03-18 Listed $185,000 MRED as Distributed by MLS Grid
• 2012-12-21 Sold (MLS) $65,500 MRED as Distributed by MLS Grid
• 2012-11-29 Pending — MRED as Distributed by MLS Grid
• 2012-11-10 Listed $61,650 MRED as Distributed by MLS Grid
• 2012-06-01 Listing Removed — MRED as Distributed by MLS Grid
• 2012-02-17 Contingent — MRED as Distributed by MLS Grid
• 2012-02-17 Relisted — MRED as Distributed by MLS Grid
• 2012-02-03 Listing Removed — MRED as Distributed by MLS Grid
• 2011-08-01 Contingent — MRED as Distributed by MLS Grid
• 2011-07-26 Price Changed — MRED as Distributed by MLS Grid
• 2011-07-16 Price Changed — MRED as Distributed by MLS Grid
• 2011-07-06 Price Changed — MRED as Distributed by MLS Grid
• 2011-06-26 Price Changed — MRED as Distributed by MLS Grid
• 2011-06-16 Price Changed — MRED as Distributed by MLS Grid
• 2011-06-06 Price Changed — MRED as Distributed by MLS Grid
• 2011-05-27 Price Changed — MRED as Distributed by MLS Grid
• 2011-05-17 Price Changed — MRED as Distributed by MLS Grid
• 2011-05-07 Price Changed — MRED as Distributed by MLS Grid
• 2011-04-27 Price Changed — MRED as Distributed by MLS Grid
• 2011-04-18 Price Changed — MRED as Distributed by MLS Grid
• 2011-04-11 Listed — MRED as Distributed by MLS Grid
• 2007-07-13 Sold (Public Records) $163,000 Public Records
• 2007-06-28 Sold (MLS) $163,000 MRED as Distributed by MLS Grid
• 2007-06-06 Listed — MRED as Distributed by MLS Grid
• 2007-06-06 Listing Removed — MRED as Distributed by MLS Grid
• 2007-05-26 Listing Removed — MRED as Distributed by MLS Grid
• 2007-03-27 Listed $169,900 MRED as Distributed by MLS Grid
• 2007-03-22 Listing Removed — MRED as Distributed by MLS Grid
• 2007-01-22 Listed — MRED as Distributed by MLS Grid
• 2007-01-14 Listing Removed — MRED as Distributed by MLS Grid
• 2006-10-11 Listed — MRED as Distributed by MLS Grid
• 2005-07-22 Sold (Public Records) $156,500 Public Records

Property tax history

+3.0%/yr

Latest (2023): $3,685 · +6.0% YoY. Source: county tax records.