745 E Dayton Ct · Godley, IL 60407

$124,900

2 bd · 1.0 ba · 672 sqft · Other public records · 67 Days on market

Built 2025 0.27 ac lot $186/sqft · 18% below area Est $164k · 24% under

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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 +17.5/30.0
• ARV discount +15.0/15.0
• DSCR +5.5/10.0
• Appreciation +4.5/10.0
• 1% rule +3.5/10.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Affordable opportunity in Godley! This fully rebuilt home offers the feel of new construction from the ground up-giving you modern updates with low-maintenance living. Featuring 2 bedrooms and 1 full bath, plus a dedicated laundry room, the layout is both functional and efficient. The spacious 2-car garage adds valuable storage and convenience, garage does have gas line ran. Whether you're an investor searching for a solid rental, a buyer looking to downsize, or someone interested in a maintenance-free tiny home lifestyle, this property checks all the boxes. The land is owned (no lot rent!), and you'll benefit from super low taxes. Located in the desirable Reed-Custer School District, this is a fantastic opportunity to own a like-new home at an affordable price. Don't miss your chance to make this one yours! No FHA,VA,USDA. this home is likely a portfolio loan or cash only.

Key facts

• 0.27 acre lot
• 2 garage spots
• Built 2025

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $125k.

Deal economics

• At list price, monthly cash flow is $95 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $106k (14.8% below list).
• Recommended offer: $106k (14.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#619 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A-; Watch: health & safety C-, schools F, amenities F.
• Reed Custer CUSD 255U (rural): math 29% / reading 37% proficiency, ranked #203 of 620 in IL (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 14 active listings in the ZIP; 2,028 units permitted in Will County in 2024 (530 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $1k 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.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($117k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 $22k; list at $125k implies a 455% gain — meaningful room to come down on a strong offer.

Recommended offer $106,471 (14.8% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.85% ✗
• Cap rate: 7.21%
• Cash-on-cash: 3.28%
• DSCR: 1.15
• GRM: 9.8

CMA / ARV

• ARV (median comp): $164,057
• List price: $124,900
• Delta: -23.87%
• Verdict: UNDERPRICED
• Comps: 4 within 2.0 mi

Projected returns pro-forma

-1.01% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -2.2%
• Equity multiple: 0.90×
• Total profit: $-3,440
• Equity at exit: $30,086

10-year hold

• IRR: 4.4%
• Equity multiple: 1.42×
• Total profit: $14,717
• Equity at exit: $31,538

Cash invested: $34,972 (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 60407

• Home prices YoY: -0.5%
• Active inventory: 14
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,065 medium
• Mortgage (P&I): −$655
• Tax from tax record: −$39 /mo · $464/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $95

Break-even live

Break-even rent $944

Max offer price $124,900

Occupancy floor 86%

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $124,900 Active 67 DOM
2. 2026-06-18
   days on market $124,900 Active 66 DOM
3. 2026-06-17
   days on market $124,900 Active 65 DOM
4. 2026-06-16
   days on market $124,900 Active 64 DOM
5. 2026-06-15
   days on market $124,900 Active 63 DOM
6. 2026-06-14
   days on market $124,900 Active 61 DOM
7. 2026-06-13
   days on market $124,900 Active 60 DOM
8. 2026-06-10
   days on market $124,900 Active 58 DOM
9. 2026-06-09
   days on market $124,900 Active 57 DOM
10. 2026-06-08
    days on market $124,900 Active 56 DOM
11. 2026-06-07
    days on market $124,900 Active 55 DOM
12. 2026-06-05
    days on market $124,900 Active 52 DOM
13. 2026-06-03
    days on market $124,900 Active 51 DOM
14. 2026-06-02
    days on market $124,900 Active 50 DOM
15. 2026-06-01
    days on market $124,900 Active 49 DOM
16. 2026-05-31
    days on market $124,900 Active 48 DOM
17. 2026-05-30
    days on market $124,900 Active 47 DOM
18. 2026-04-13
    listed $129,900 Active 892-char remark

    Show marketing remark (892 chars)

    Affordable opportunity in Godley! This fully rebuilt home offers the feel of new construction from the ground up-giving you modern updates with low-maintenance living. Featuring 2 bedrooms and 1 full bath, plus a dedicated laundry room, the layout is both functional and efficient. The spacious 2-car garage adds valuable storage and convenience, garage does have gas line ran. Whether you're an investor searching for a solid rental, a buyer looking to downsize, or someone interested in a maintenance-free tiny home lifestyle, this property checks all the boxes. The land is owned (no lot rent!), and you'll benefit from super low taxes. Located in the desirable Reed-Custer School District, this is a fantastic opportunity to own a like-new home at an affordable price. Don't miss your chance to make this one yours! No FHA,VA,USDA. this home is likely a portfolio loan or cash only.

19. 2025-01-10
    soldstatus $22,500 Closed 574-char remark

    Show marketing remark (574 chars)

    NEW LOW PRICE!!! Affordable opportunity in Godley! The property includes a spacious 2-car garage and offers plenty of potential. Whether you're an investor, looking for a rental property, or seeking to build new, this is a fantastic chance to make your vision a reality. 2nd bedroom currently used as laundry room. The home needs work and is being sold AS IS as part of an estate, but the land is owned, not leased, providing a solid foundation for future possibilities. Enjoy super low taxes and explore the potential of this prime property. Schedule your showing today!

20. 2024-12-20
    historical Contingent - Continue to Show 574-char remark

    Show marketing remark (574 chars)

    NEW LOW PRICE!!! Affordable opportunity in Godley! The property includes a spacious 2-car garage and offers plenty of potential. Whether you're an investor, looking for a rental property, or seeking to build new, this is a fantastic chance to make your vision a reality. 2nd bedroom currently used as laundry room. The home needs work and is being sold AS IS as part of an estate, but the land is owned, not leased, providing a solid foundation for future possibilities. Enjoy super low taxes and explore the potential of this prime property. Schedule your showing today!

21. 2024-12-13
    price $37,500 574-char remark

    Show marketing remark (574 chars)

    NEW LOW PRICE!!! Affordable opportunity in Godley! The property includes a spacious 2-car garage and offers plenty of potential. Whether you're an investor, looking for a rental property, or seeking to build new, this is a fantastic chance to make your vision a reality. 2nd bedroom currently used as laundry room. The home needs work and is being sold AS IS as part of an estate, but the land is owned, not leased, providing a solid foundation for future possibilities. Enjoy super low taxes and explore the potential of this prime property. Schedule your showing today!

22. 2024-12-11
    listed $59,900 Active 574-char remark

    Show marketing remark (574 chars)

    NEW LOW PRICE!!! Affordable opportunity in Godley! The property includes a spacious 2-car garage and offers plenty of potential. Whether you're an investor, looking for a rental property, or seeking to build new, this is a fantastic chance to make your vision a reality. 2nd bedroom currently used as laundry room. The home needs work and is being sold AS IS as part of an estate, but the land is owned, not leased, providing a solid foundation for future possibilities. Enjoy super low taxes and explore the potential of this prime property. Schedule your showing today!

ⓘ 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: $464 · $39/mo
• Projected year-2 tax: $1,649 · $137/mo
• Expected delta: +$1,186/yr (+$99/mo · 255.8%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥104°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: $12,777
• − Mortgage interest: −$6,996
• − Property taxes: −$464
• − Insurance: −$624
• − Repairs & maintenance: −$1,022
• − Management: −$1,022
• − Depreciation: −$3,633
• Taxable loss: −$986
• Est. tax savings @ 24.0%: +$237
• After-tax cash flow: $1,382/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: Reed Custer CUSD 255U
• NCES district ID: 1733380
• Math proficiency: 29% ▼ -8.00%
• Reading proficiency: 37% ▼ -12.00%
• Median HH income: $60,500
• Composite: 29.67/100
• National rank: #6461
• State rank: #203 of 620 in IL

Livability — Godley

• Score: 65/100
• State rank: #619
• US rank: #12705

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Godley, IL
• Population (ZIP): 1,723

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 (86%)
• Race & ethnicity: White 86% Hispanic / Latino 12% Two or more races 1%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Romanian 7% Slovak 2% Iranian 1%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 1% Other Asian/Pacific 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: ▼ -1.01%
• Current HPI: 187.8
• 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

+116.9% since first listed

5 events — show timeline

• 2026-04-13 Listed $129,900 MRED as Distributed by MLS Grid
• 2025-01-10 Sold (MLS) $22,500 MRED as Distributed by MLS Grid
• 2024-12-20 Contingent — MRED as Distributed by MLS Grid
• 2024-12-13 Price Changed $37,500 MRED as Distributed by MLS Grid
• 2024-12-11 Listed $59,900 MRED as Distributed by MLS Grid

Property tax history

+0.3%/yr

Latest (2024): $464 · -7.7% YoY. Source: county tax records.