12841 Terrace Ln · Crestwood, IL 60418

$325,000

3 bd · 1.5 ba · 1,631 sqft · SingleFamily public records · 21 Days on market

Built 1960 Est $341k · at est.

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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 +9.6/15.0
• DSCR +4.6/10.0
• Livability +4.1/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Well-maintained ranch on a quiet street, yet near shopping and with easy highway access. Kitchen with ample storage, solid wood cabinets and the stove and dishwasher were recently replaced. Kitchen opens to the dining room and living room, making for easy entertaining. Down the hall you'll find extra closets for storage along with the 3 bedrooms including and spacious primary with good sized closet and the shared full bath. Just off the kitchen on the other side of the home is a large family room with easy-on gas fireplace and the powder room. Thru the family room you have access to the peaceful patio and fully-fenced back yard. Yard storage shed stays, plenty of room for gardening tools. N

Key facts

• Garage
• Built 1960
• Listed 21 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $98 ($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 $259k (20.3% below list).
• Recommended offer: $259k (20.3% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 4.9% in Crestwood — 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 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+.
• Chsd 218 (suburban): math 14% / reading 20% proficiency, ranked #454 of 620 in IL (top 73%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: A B Shepard High Sch (Campus) (math 16% / reading 25%, grade F, #350 of 693 statewide, top 51%, 1,973 students, 0% FRL).
• Market conditions: 30 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 $10k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($320k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $139k; list at $325k implies a 134% gain — meaningful room to come down on a strong offer.

Recommended offer $259,007 (20.3% below list)

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.80% ✗
• Cap rate: 6.66%
• Cash-on-cash: 1.30%
• DSCR: 1.06
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $340,879
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12843 Pleasant Ct	0.07mi	4/2.0 (+1)	1,622 (-1%)	2mo	$350,000	$216	87
5539 Parkview Ct	0.30mi	4/2.0 (+1)	1,695 (+4%)	1mo	$187,500	$111	72
12848 W Playfield Dr	0.09mi	3/2.0	1,480 (-9%)	12mo	$309,000	$209	68
12954 Crescent Ct	0.15mi	4/1.5 (+1)	1,800 (+10%)	4mo	$330,000	$183	67
12801 W Playfield Dr	0.11mi	3/2.0	1,400 (-14%)	8mo	$300,000	$214	62
13116 Fairway Dr	0.35mi	3/2.0	1,770 (+8%)	8mo	$311,000	$176	61
13231 E Playfield Dr	0.47mi	4/2.0 (+1)	1,716 (+5%)	7mo	$300,000	$175	57
13125 E Playfield Dr	0.35mi	4/2.0 (+1)	1,786 (+10%)	6mo	$324,900	$182	55
12655 S Parkside Ave	0.49mi	3/2.0	1,500 (-8%)	8mo	$343,000	$229	55
13110 W Playfield Dr	0.31mi	4/2.5 (+1)	1,800 (+10%)	11mo	$380,000	$211	50
12654 S Major Ave	0.57mi	3/2.0	1,450 (-11%)	10mo	$330,000	$228	45
13407 Laramie Ave	0.68mi	3/2.0	1,800 (+10%)	13mo	$365,000	$203	38

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: -14.3%
• Equity multiple: 0.49×
• Total profit: $-46,541
• Equity at exit: $48,459

10-year hold

• IRR: -5.6%
• Equity multiple: 0.64×
• Total profit: $-33,042
• Equity at exit: $28,100

Cash invested: $91,000 (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: 10.5×

Monthly cashflow live

• Estimated rent: $2,590 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$108 /mo · $1,296/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$544
• Net cashflow: $98

Break-even live

Break-even rent $2,466

Max offer price $325,000

Occupancy floor 91%

Sensitivity live

Price	-10% $282	-5% $190	+0% $98	+5% $6	+10% $-86
Rent	-10% $-106	-5% $-4	+0% $98	+5% $201	+10% $303
Rate	-1.0pp $262	-0.5pp $181	base $98	+0.5pp $14	+1.0pp $-71

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	8d	1	1.44mi
6352 Orchard Dr Palos Heights, IL	2.0	2.5	1700	$2,950	$1.74	5d	1	1.50mi

Listing history 16 events

1. 2026-06-18
   days on market $325,000 Active 21 DOM
2. 2026-06-17
   days on market $325,000 Active 20 DOM
3. 2026-06-16
   days on market $325,000 Active 19 DOM
4. 2026-06-15
   days on market $325,000 Active 18 DOM
5. 2026-06-13
   statusdays on market $325,000 Active 16 DOM
6. 2026-06-09
   days on market $325,000 Contingent - Continue to Show 12 DOM
7. 2026-06-08
   days on market $325,000 Contingent - Continue to Show 11 DOM
8. 2026-06-07
   days on market $325,000 Contingent - Continue to Show 10 DOM
9. 2026-06-04
   statusdays on market $325,000 Contingent - Continue to Show 7 DOM
10. 2026-06-03
    days on market $325,000 Active 6 DOM
11. 2026-06-02
    days on market $325,000 Active 5 DOM
12. 2026-06-01
    days on market $325,000 Active 4 DOM
13. 2026-05-31
    days on market $325,000 Active 3 DOM
14. 2026-05-24
    historical $325,000
15. 1997-07-24
    soldstatus $139,000
16. 1987-04-01
    soldstatus $74,000

ⓘ 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: $1,296 · $108/mo
• Projected year-2 tax: $4,337 · $361/mo
• Expected delta: +$3,041/yr (+$253/mo · 234.6%)

ⓘ 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 (shaded) · 0% 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
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,081
• − Mortgage interest: −$18,205
• − Property taxes: −$1,296
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,486
• − Management: −$2,486
• − Depreciation: −$9,455
• Taxable loss: −$4,473
• Est. tax savings @ 24.0%: +$1,073
• After-tax cash flow: $2,254/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: Chsd 218
• NCES district ID: 1706540
• Math proficiency: 14% ▼ -4.00%
• Reading proficiency: 20% ▼ -1.00%
• Median HH income: $57,166
• Composite: 16.09/100
• National rank: #9235
• State rank: #454 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

+339.2% since first listed

3 events — show timeline

• 2026-05-24 Coming Soon $325,000 MRED as Distributed by MLS Grid
• 1997-07-24 Sold (Public Records) $139,000 Public Records
• 1987-04-01 Sold (Public Records) $74,000 Public Records

Property tax history

-1.9%/yr

Latest (2023): $1,296 · -19.0% YoY. Source: county tax records.