5337 Waterbury Ct #2505 · Crestwood, IL 60418

$157,900

2 bd · 1.0 ba · 1,000 sqft · Condo · 17 Days on market

Built 1976 $364/mo HOA · 20% of rent

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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 +13.0/30.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Livability +4.1/5.0
• DSCR +3.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

***BEST BUY IN WATERBURY***BLOW OUT PRICE!!! UNIT COMPLETELY UPDATED INCLUDING ALL NEW KITCHEN W/CUSTOM CABINETS, UPDATED BATHROOM, NEW FLOORING INCLUDING PERGO, NEW ELEC. WIRING THROUGHOUT UNIT, HUGE LIV ROOM-DIN ROOM COMBINATION, OVERSIZED BALCONY OVERLOOKING BEAUTIFUL INGROUND POOL & PARK-LIKE TREE LINED COURTYARD, GREAT VIEW! MONTHLY MAINT. INCLUDES ALL HEAT & COOKING GAS, WATER & GARBAGE, POOL & EXTERIOR MAINT.

Key facts

• Oak cabinetry
• Outdoor grilling
• Private balcony

Tags

• IN GROUND POOL
• PRIVATE BALCONY
• SUNSET VIEWS
• OUTDOOR GRILLING
• OPEN CONCEPT LAYOUT
• OAK CABINETRY

Property features AI

Finance

• Other: Directions: From 135th St, head north on Waterbury Dr. Turn left onto Waterbury Ct; destination is on the right.
• Financial info: Special service area: No
• HOA & community: Monthly association fee of $364; Association fee includes heat, water, gas, parking, insurance, pool, exterior maintenance, lawn care, scavenger, and snow removal; Pets not allowed

Exterior

• Parking: Two parking spaces
• Utilities: Water source: Lake Michigan; Sewer: Other
• Home design: Attached single condo; Entry level: 2; Located in a 6-unit building; Estimated living area; Built approximately 41–50 years ago; Built before 1978
• Construction: Brick construction
• Exterior features: Balcony; Common lot/grounds

Interior

• Kitchen: Range; Dishwasher; Refrigerator
• Bedrooms: Master bedroom on the main level (15 x 11) with wood laminate flooring; Second bedroom on the main level (11 x 11) with wood laminate flooring; Two additional bedrooms noted (bedroom 3 and bedroom 4)
• Flooring: Laminate flooring throughout main bedroom, second bedroom, and kitchen; Carpet in living room and dining room
• Bathrooms: One full bathroom
• Heating & cooling: Baseboard heating; Wall unit(s) for cooling
• Interior features: Five total rooms; Ceiling fan(s)
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $158k.

Deal economics

• At list price, monthly cash flow is $-10 ($-115/yr) — negative.
• To cash-flow at today's rent, offer at most $156k (1.1% below list).
• Meets the 1% rule at list price ($2k rent vs $158k).
• Recommended offer: $156k (1.5% below list) — sets the bar for market timing.
• Cap rate 6.2% vs local median 4.9% in Crestwood — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 82/100 on livability (#75 in IL, #1,220 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+.
• Bremen Chsd 228 (suburban): math 15% / reading 17% proficiency, ranked #468 of 620 in IL (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Lee R Foster Elem School (math 27% / reading 27%, grade F, #749 of 2,056 statewide, top 40%, 395 students, 0% FRL); Jack Hille Middle School (math 20% / reading 28%, grade F, #364 of 665 statewide, top 56%, 528 students, 0% FRL); Oak Forest High School (math 26% / reading 26%, grade F, #244 of 693 statewide, top 35%, 1,370 students, 0% FRL).
• Market conditions: 30 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($156k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 19y 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 $117k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $155,531 (1.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.17% ✓
• Cap rate: 6.22%
• Cash-on-cash: -0.26%
• DSCR: 0.99
• GRM: 7.1

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: -16.5%
• Equity multiple: 0.41×
• Total profit: $-25,940
• Equity at exit: $23,543

10-year hold

• IRR: -8.0%
• Equity multiple: 0.50×
• Total profit: $-22,327
• Equity at exit: $13,652

Cash invested: $44,212 (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 60418

• Active inventory: 30
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,844 high
• Mortgage (P&I): −$828
• Tax from tax record: −$208 /mo · $2,501/yr
• Insurance: −$66
• HOA: −$364
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $-10

Break-even live

Break-even rent $1,856

Max offer price $156,203

Occupancy floor 96%

Sensitivity live

Price	-10% $80	-5% $35	+0% $-10	+5% $-54	+10% $-99
Rent	-10% $-155	-5% $-82	+0% $-10	+5% $63	+10% $136
Rate	-1.0pp $70	-0.5pp $31	base $-10	+0.5pp $-51	+1.0pp $-92

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: $39,475
• Closing costs: $4,737
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14033 Laramie Ave #408 Crestwood, IL	2.0	2.0	1100	$2,100	$1.91	9d	1	0.26mi
13615 Royal Ct #309 Crestwood, IL	2.0	2.0	1000	$1,850	$1.85	5d	1	0.78mi
14700 Central Ave Oak Forest, IL	1.0–2.0	1.0	775	$1,605	$2.07	26d	6	0.97mi
14643 Lamon Ave Unit 2B Midlothian, IL	2.0	1.5	990	$1,525	$1.54	26d	1	1.06mi
15800 S Ridgeland Ave Unit 301 Oak Forest, IL	2.0	1.0	1000	$1,500	$1.50	7d	1	1.40mi
5723 129th St Crestwood, IL	2.0	1.0	950	$1,600	$1.68	0d	1	1.40mi

HOA detail condo

• Monthly dues: $364 · $4,368/yr
• Likely covers: watertrashgaspool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 11 events

1. 2026-06-21
   days on market $157,900 Active 17 DOM
2. 2026-06-18
   days on market $157,900 Active 14 DOM
3. 2026-06-17
   days on market $157,900 Active 13 DOM
4. 2026-06-16
   days on market $157,900 Active 12 DOM
5. 2026-06-15
   days on market $157,900 Active 11 DOM
6. 2026-06-13
   days on market $157,900 Active 9 DOM
7. 2026-06-09
   days on market $157,900 Active 5 DOM
8. 2026-06-08
   statusdays on market $157,900 Active 4 DOM
9. 2026-06-08
   status $157,900 Contingent - Continue to Show 3 DOM
10. 2026-06-07
    remarks 699-char remark
11. 2026-06-07
    listed $157,900 Active 3 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: $2,501 · $208/mo
• Projected year-2 tax: $3,042 · $254/mo
• Expected delta: +$542/yr (+$45/mo · 21.7%)

ⓘ 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 · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,126
• − Mortgage interest: −$8,845
• − Property taxes: −$2,501
• − Insurance: −$790
• − Repairs & maintenance: −$1,770
• − Management: −$1,770
• − HOA: −$4,368
• − Depreciation: −$4,593
• Taxable loss: −$2,511
• Est. tax savings @ 24.0%: +$603
• After-tax cash flow: $487/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: Bremen Chsd 228
• NCES district ID: 1707050
• Math proficiency: 15% ▼ -4.00%
• Reading proficiency: 17% ▼ -5.00%
• Median HH income: $57,625
• Composite: 15.32/100
• National rank: #9327
• State rank: #468 of 620 in IL

Livability — Crestwood

• Score: 82/100
• State rank: #75
• US rank: #1220

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Crestwood, IL
• City population: 10,631
• Population (ZIP): 10,631

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 (69%)
• Race & ethnicity: White 69% Hispanic / Latino 15% Black 12% Two or more races 7% Asian 2%
• Hispanic origin (detail): Mexican 13% Puerto Rican 1%
• Common ancestry: Romanian 13% Iranian 1% Armenian 1%
• Foreign-born: 12% · Canada
• Languages at home: 82% English-only · Spanish 11% Arabic 2% Russian/Polish/Slavic 2%

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: ▼ -205.44%
• Current HPI: 105.796
• 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

+254.8% since first listed

7 events — show timeline

• 2026-06-04 Listed $157,900 MRED as Distributed by MLS Grid
• 2008-04-10 Sold (Public Records) $117,000 Public Records
• 2008-04-04 Sold (MLS) $117,000 MRED as Distributed by MLS Grid
• 2008-02-22 Listing Removed — MRED as Distributed by MLS Grid
• 2007-08-15 Listed $119,900 MRED as Distributed by MLS Grid
• 1993-01-14 Sold (Public Records) $57,000 Public Records
• 1983-12-21 Sold (Public Records) $44,500 Public Records

Property tax history

+3.4%/yr

Latest (2023): $2,501 · +19.5% YoY. Source: county tax records.