2303 Aster Dr #2303 · Crest Hill, IL 60403

$179,900

2 bd · 1.5 ba · 1,000 sqft · Condo · 3 Days on market

Built 1975 $204/mo HOA · 10% of rent

---

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 +18.8/30.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• DSCR +5.9/10.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Very nicely done and fresh looking 2 bedroom 1.5 bath condo in Plainfield Schools. This Crest Hill home features some new carpet and fresh paint. It is lightly lived in and just needs a new owner. Lots of potential for all kinds of buyers. Located close to shopping and expressways makes the centrally located home a must see. The kitchen cabinets have been freshly painted and the bathrooms are recently redone. There is not much to do here. Act fast because this wont last.

Key facts

• Private patio
• Large pantry
• Prime location

Tags

• PRIME LOCATION
• AWARD WINNING SCHOOL DISTRICT
• PRIVATE PATIO
• LARGE PANTRY
• MAIN FLOOR LAUNDRY ROOM

Property features AI

Finance

• Other: 4-unit building (condo complex); Living area listed as estimated
• HOA & community: Monthly association fee of $204; HOA covers insurance, exterior maintenance, lawn care and snow removal; Pets allowed (cats and dogs), maximum pet weight 100 lbs; Community sidewalks and street lights

Exterior

• Parking: Detached garage (owned), asphalt surface; 1 garage space, 1 total parking space
• Utilities: Public water; Public sewer
• Home design: Attached single (condo), end unit; Entry level 1
• Construction: Vinyl siding; Asphalt roof; Concrete perimeter foundation; Building age approximately 51–60 years; Built before 1978
• Exterior features: Patio; Lot/grounds listed as common

Interior

• Kitchen: Galley kitchen with eating area/table space; Range; Refrigerator
• Bedrooms: 2 bedrooms (including a master bedroom on the second level)
• Flooring: Carpet in bedrooms and some areas; Vinyl in living room; Ceramic tile in kitchen and laundry
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Natural gas forced air heating; Central air conditioning
• Interior features: Built-in features; Storage; Screens on windows; 4 total rooms
• Laundry & utility: Main-level laundry; Washer hookup in unit; Gas dryer hookup; 10 x 6 laundry room with ceramic tile

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $180k.

Deal economics

• At list price, monthly cash flow is $180 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Cap rate 7.5% vs local median 5.2% in Crest Hill — 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 63/100 on livability (#792 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, health & safety F.
• Plainfield SD 202 (suburban): math 25% / reading 32% proficiency, ranked #213 of 620 in IL (top 34%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; only 17% free/reduced lunch — higher-income household profile.
• Zoned schools: Crystal Lawns Elem School (math 8% / reading 22%, grade F, #1,259 of 2,056 statewide, top 62%, 324 students, 0% FRL); Timber Ridge Middle School (math 20% / reading 27%, grade F, #371 of 665 statewide, top 56%, 878 students, 0% FRL); Plainfield High School (math 25% / reading 29%, grade F, #218 of 693 statewide, top 35%, 1,986 students, 0% FRL) — zoned schools average 0% FRL vs 17% district-wide (17 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 37 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $5k 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 5y 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 $137k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $179,900

Questions for the listing agent

1. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.14% ✓
• Cap rate: 7.49%
• Cash-on-cash: 4.28%
• DSCR: 1.19
• GRM: 7.3

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: -9.5%
• Equity multiple: 0.65×
• Total profit: $-17,553
• Equity at exit: $26,824

10-year hold

• IRR: 0.0%
• Equity multiple: 1.00×
• Total profit: $85
• Equity at exit: $15,554

Cash invested: $50,372 (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 60403

• Active inventory: 37
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,059 high
• Mortgage (P&I): −$943
• Tax est. 1.5%: −$225 /mo · $2,698/yr
• Insurance: −$75
• HOA: −$204
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $180

Break-even live

Break-even rent $1,832

Max offer price $179,900

Occupancy floor 86%

Sensitivity live

Price	-10% $304	-5% $242	+0% $180	+5% $117	+10% $55
Rent	-10% $17	-5% $98	+0% $180	+5% $261	+10% $342
Rate	-1.0pp $270	-0.5pp $225	base $180	+0.5pp $133	+1.0pp $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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2338 Carnation Dr #1 Crest Hill, IL	2.0	1.5	924	$2,300	$2.49	0d	1	0.06mi
2367 Carnation Dr Crest Hill, IL	2.0	1.0	800	$2,100	$2.62	0d	1	0.11mi
2303 Greengold St Crest Hill, IL	3.0	1.0	950	$1,900	$2.00	0d	1	0.30mi
2390 Bicentennial Ave Unit 4 Crest Hill, IL	2.0	1.0	900	$1,750	$1.94	12d	1	0.92mi
1460 Pioneer Rd Unit 1 Crest Hill, IL	2.0	1.0	925	$1,300	$1.41	4d	1	0.98mi
1335 Rock Run Dr Crest Hill, IL	2.0	2.0	1160	$1,699	$1.46	0d	1	1.04mi
2417 Essington Rd Joliet, IL	3.0	1.5	1348	$2,295	$1.70	46d	1	1.06mi
1400 Pioneer Rd Crest Hill, IL	2.0	1.0	850	$1,275	$1.50	0d	1	1.06mi
2016 Midhurst Ct Joliet, IL	3.0	1.5	1144	$2,300	$2.01	26d	1	1.20mi
2433 Ingalls Ave Crest Hill, IL	1.0–2.0	1.0–2.0	818	$1,749	$2.14	0d	1	1.21mi
2315 Birchwood Ln Joliet, IL	3.0	1.0	1200	$1,895	$1.58	17d	1	1.38mi
2315 Birchwood Ln Joliet, IL	3.0	1.0	1200	$1,895	$1.58	6d	1	1.38mi

HOA detail condo

• Monthly dues: $204 · $2,448/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 4 events

1. 2026-06-22
   status $179,900 Contingent - No Showings 3 DOM
2. 2026-06-21
   days on market $179,900 Active 3 DOM
3. 2026-06-18
   remarks 527-char remark
4. 2026-06-18
   listed $179,900 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 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: $24,712
• − Mortgage interest: −$10,077
• − Property taxes: −$2,698
• − Insurance: −$900
• − Repairs & maintenance: −$1,977
• − Management: −$1,977
• − HOA: −$2,448
• − Depreciation: −$5,233
• Taxable loss: −$598
• Est. tax savings @ 24.0%: +$144
• After-tax cash flow: $2,299/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: Plainfield SD 202
• NCES district ID: 1731740
• Math proficiency: 25% ▼ -16.00%
• Reading proficiency: 32% ▼ -14.00%
• Median HH income: $90,706
• Composite: 28.83/100
• National rank: #6653
• State rank: #213 of 620 in IL

Livability — Crest Hill

• Score: 63/100
• State rank: #792
• US rank: #15733

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Crest Hill, IL
• City population: 17,226
• Population (ZIP): 17,226

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: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 52% Hispanic / Latino 26% Black 14% Two or more races 13% Asian 3%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Romanian 7% Lithuanian 2% Subsaharan African 1%
• Foreign-born: 12% · Canada, South Korea
• Languages at home: 76% English-only · Spanish 16% Russian/Polish/Slavic 2% Tagalog/Filipino 2%

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: ▼ -136.15%
• Current HPI: 205.702
• 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

+41.7% since first listed

7 events — show timeline

• 2026-06-18 Listed $179,900 MRED as Distributed by MLS Grid
• 2024-09-11 Rental Removed $1,700 MRED
• 2024-09-04 Listed for Rent $1,700 MRED
• 2021-08-06 Sold (MLS) $137,000 MRED as Distributed by MLS Grid
• 2021-07-14 Pending — MRED as Distributed by MLS Grid
• 2021-06-25 Pending — MRED as Distributed by MLS Grid
• 2021-06-21 Listed $127,000 MRED as Distributed by MLS Grid