6820 Joliet Rd #11 · Indian Head Park, IL 60525

$244,000

2 bd · 1.5 ba · 1,200 sqft · Condo public records · 8 Days on market

$315/mo HOA · 14% 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 +11.1/30.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• 1% rule +4.3/10.0
• Livability +4.1/5.0
• Rent growth +3.9/5.0
• DSCR +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

TOP FLOOR CONDO WITH DESIRABLE POND VIEW! Recently remodeled eat-in kitchen with newer appliances and bay window (new 2024). New furnace in 2017. Spacious living room & dining rooms. Two good size bedrooms both with walk in closets will accommodate any furniture. 1.5 bath has entry from Master Bed. One assigned parking spot and one allowed overnight in guest/open parking area. Association allows 2 pets totaling 60 lbs. Complex is 100% owner occupied. Coin laundry is right outside of unit on same floor but unit has washer/dryer hookup and new owner can install own washer/dryer unit. Indian Ridge Lakes is conveniently located to I-55 and I-294, commuter train and all kinds of shopping & restaurants.

Key facts

• Pond view
• Updated baths
• Newer appliances

Tags

• POND VIEW
• REMODELED EAT-IN KITCHEN
• NEWER APPLIANCES
• UPDATED BATHS
• RENOVATED PRIMARY BATH
• ASSIGNED PARKING SPACE

Property features AI

Finance

• Financial info: Special Service Area: No
• HOA & community: Monthly association fee of $315; Association fee includes water, parking, insurance, exterior maintenance, lawn care, scavenger, and snow removal; Manager off-site; Pets allowed (cats and dogs), max pet weight 30 lbs

Exterior

• Parking: 2 parking spaces (other type/unnumbered spots)
• Utilities: Lake Michigan water source; Public sewer
• Home design: Attached single condo; Entry level: 3; Rehab completed in 2025
• Construction: Brick and synthetic stucco exterior; 31–40 years old
• Exterior features: Waterfront access (Lake Michigan)

Interior

• Kitchen: Kitchen on main level (15 x 8) with ceramic tile flooring
• Bedrooms: Master bedroom on main level (15 x 12) with full bath; Second bedroom on main level (13 x 11)
• Flooring: Carpet in living room, dining room, master and second bedroom; Ceramic tile in kitchen
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Natural gas forced air heating; Central air conditioning
• Interior features: 4 total rooms; Interstate access
• Laundry & utility: In-unit laundry (main level, 2 x 2)

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $244k.

Deal economics

• At list price, monthly cash flow is $-100 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $226k (7.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $227k (7.1% below list).
• Recommended offer: $226k (7.2% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 82/100 on livability (#65 in IL, #1,104 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, housing A+; Watch: commute F.
• Lyons Twp Hsd 204 (suburban): math 49% / reading 53% proficiency, ranked #43 of 620 in IL (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Lyons Twp High Sch (math 49% / reading 53%, grade D+, #41 of 693 statewide, top 6%, 3,842 students, 0% FRL).
• Market conditions: Rents rising fast (+5.8%/yr); 88 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 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.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 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 $190k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $226,401 (7.2% 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. 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. 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?
6. 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.
7. 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.
8. 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: 0.93% ✗
• Cap rate: 5.80%
• Cash-on-cash: -1.75%
• DSCR: 0.92
• GRM: 9.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.77% rent growth · sell at horizon

5-year hold

• IRR: -15.7%
• Equity multiple: 0.43×
• Total profit: $-39,231
• Equity at exit: $36,381

10-year hold

• IRR: -2.6%
• Equity multiple: 0.80×
• Total profit: $-13,482
• Equity at exit: $21,097

Cash invested: $68,320 (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 60525

• Rents YoY: 5.8%
• Active inventory: 88
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,267 medium
• Mortgage (P&I): −$1,280
• Tax from tax record: −$194 /mo · $2,330/yr
• Insurance: −$102
• HOA: −$315
• Vacancy / Maint / Mgmt: −$476
• Net cashflow: $-100

Break-even live

Break-even rent $2,393

Max offer price $226,401

Occupancy floor 99%

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: $61,000
• Closing costs: $7,320
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1090 64th St La Grange Highlands, IL	2.0	1.0–1.5	825	$1,785	$2.16	1d	1	0.78mi
11460 73rd Pl Burr Ridge, IL	3.0	1.0	1444	$2,895	$2.00	1d	1	0.90mi
6305 Joliet Rd #5 Countryside, IL	2.0	1.0	800	$1,600	$2.00	1d	1	1.17mi

HOA detail condo

• Monthly dues: $315 · $3,780/yr
• Likely covers: parking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 28 events

1. 2026-06-18
   days on market $244,000 Active 8 DOM
2. 2026-06-17
   days on market $244,000 Active 7 DOM
3. 2026-06-16
   days on market $244,000 Active 6 DOM
4. 2026-06-15
   days on market $244,000 Active 5 DOM
5. 2026-06-13
   days on market $244,000 Active 3 DOM
6. 2026-06-13
   pricedays on marketlisting id $244,000 Active 2 DOM
7. 2026-06-09
   days on market $244,900 Active 106 DOM
8. 2026-06-08
   days on market $244,900 Active 105 DOM
9. 2026-06-07
   days on market $244,900 Active 104 DOM
10. 2026-06-04
    days on market $244,900 Active 101 DOM
11. 2026-06-03
    days on market $244,900 Active 100 DOM
12. 2026-06-02
    days on market $244,900 Active 99 DOM
13. 2026-06-01
    days on market $244,900 Active 98 DOM
14. 2026-05-31
    days on market $244,900 Active 97 DOM
15. 2026-03-25
    price $244,900
16. 2026-02-23
    listed $249,900 Active
17. 2024-08-06
    soldstatus $190,000
18. 2024-07-26
    soldstatus $189,900 Closed 717-char remark

    Show marketing remark (717 chars)

    TOP FLOOR CONDO WITH DESIRABLE POND VIEW! Recently remodeled eat-in kitchen with newer appliances and bay window (new 2024). New furnace in 2017. Spacious living room & dining rooms. Two good size bedrooms both with walk in closets will accommodate any furniture. 1.5 bath has entry from Master Bed. One assigned parking spot and one allowed overnight in guest/open parking area. Association allows 2 pets totaling 60 lbs. Complex is 100% owner occupied. Coin laundry is right outside of unit on same floor but unit has washer/dryer hookup and new owner can install own washer/dryer unit. Indian Ridge Lakes is conveniently located to I-55 and I-294, commuter train and all kinds of shopping & restaurants.

19. 2024-06-26
    historical Contingent - Continue to Show 717-char remark

    Show marketing remark (717 chars)

    TOP FLOOR CONDO WITH DESIRABLE POND VIEW! Recently remodeled eat-in kitchen with newer appliances and bay window (new 2024). New furnace in 2017. Spacious living room & dining rooms. Two good size bedrooms both with walk in closets will accommodate any furniture. 1.5 bath has entry from Master Bed. One assigned parking spot and one allowed overnight in guest/open parking area. Association allows 2 pets totaling 60 lbs. Complex is 100% owner occupied. Coin laundry is right outside of unit on same floor but unit has washer/dryer hookup and new owner can install own washer/dryer unit. Indian Ridge Lakes is conveniently located to I-55 and I-294, commuter train and all kinds of shopping & restaurants.

20. 2024-06-26
    status Active 717-char remark

    Show marketing remark (717 chars)

    TOP FLOOR CONDO WITH DESIRABLE POND VIEW! Recently remodeled eat-in kitchen with newer appliances and bay window (new 2024). New furnace in 2017. Spacious living room & dining rooms. Two good size bedrooms both with walk in closets will accommodate any furniture. 1.5 bath has entry from Master Bed. One assigned parking spot and one allowed overnight in guest/open parking area. Association allows 2 pets totaling 60 lbs. Complex is 100% owner occupied. Coin laundry is right outside of unit on same floor but unit has washer/dryer hookup and new owner can install own washer/dryer unit. Indian Ridge Lakes is conveniently located to I-55 and I-294, commuter train and all kinds of shopping & restaurants.

21. 2024-06-26
    historical 717-char remark

    Show marketing remark (717 chars)

    TOP FLOOR CONDO WITH DESIRABLE POND VIEW! Recently remodeled eat-in kitchen with newer appliances and bay window (new 2024). New furnace in 2017. Spacious living room & dining rooms. Two good size bedrooms both with walk in closets will accommodate any furniture. 1.5 bath has entry from Master Bed. One assigned parking spot and one allowed overnight in guest/open parking area. Association allows 2 pets totaling 60 lbs. Complex is 100% owner occupied. Coin laundry is right outside of unit on same floor but unit has washer/dryer hookup and new owner can install own washer/dryer unit. Indian Ridge Lakes is conveniently located to I-55 and I-294, commuter train and all kinds of shopping & restaurants.

22. 2024-06-26
    status Temporarily No Showings 717-char remark

    Show marketing remark (717 chars)

    TOP FLOOR CONDO WITH DESIRABLE POND VIEW! Recently remodeled eat-in kitchen with newer appliances and bay window (new 2024). New furnace in 2017. Spacious living room & dining rooms. Two good size bedrooms both with walk in closets will accommodate any furniture. 1.5 bath has entry from Master Bed. One assigned parking spot and one allowed overnight in guest/open parking area. Association allows 2 pets totaling 60 lbs. Complex is 100% owner occupied. Coin laundry is right outside of unit on same floor but unit has washer/dryer hookup and new owner can install own washer/dryer unit. Indian Ridge Lakes is conveniently located to I-55 and I-294, commuter train and all kinds of shopping & restaurants.

23. 2024-06-25
    historical 717-char remark

    Show marketing remark (717 chars)

    TOP FLOOR CONDO WITH DESIRABLE POND VIEW! Recently remodeled eat-in kitchen with newer appliances and bay window (new 2024). New furnace in 2017. Spacious living room & dining rooms. Two good size bedrooms both with walk in closets will accommodate any furniture. 1.5 bath has entry from Master Bed. One assigned parking spot and one allowed overnight in guest/open parking area. Association allows 2 pets totaling 60 lbs. Complex is 100% owner occupied. Coin laundry is right outside of unit on same floor but unit has washer/dryer hookup and new owner can install own washer/dryer unit. Indian Ridge Lakes is conveniently located to I-55 and I-294, commuter train and all kinds of shopping & restaurants.

24. 2024-06-19
    listed $189,900 Active 717-char remark

    Show marketing remark (717 chars)

    TOP FLOOR CONDO WITH DESIRABLE POND VIEW! Recently remodeled eat-in kitchen with newer appliances and bay window (new 2024). New furnace in 2017. Spacious living room & dining rooms. Two good size bedrooms both with walk in closets will accommodate any furniture. 1.5 bath has entry from Master Bed. One assigned parking spot and one allowed overnight in guest/open parking area. Association allows 2 pets totaling 60 lbs. Complex is 100% owner occupied. Coin laundry is right outside of unit on same floor but unit has washer/dryer hookup and new owner can install own washer/dryer unit. Indian Ridge Lakes is conveniently located to I-55 and I-294, commuter train and all kinds of shopping & restaurants.

25. 2007-10-02
    soldstatus $163,000
26. 2007-09-27
    soldstatus $163,000 224-char remark

    Show marketing remark (224 chars)

    WONDERFUL VIEW OF PRIVATE LAKE. BAY WINDOW IN KITCHEN OVERLOOKS TRANQUIL WATER VIEW. BOTH BEDROOMS HAVE WALK-IN CLOSETS. MASTER BATH PLUS HALF BATH. RESERVED PARKING SPACE. LAUNDRY ROOM RIGHT OUTSIDE UNIT. VERY EASY TO SHOW.

27. 2007-08-06
    historical 224-char remark

    Show marketing remark (224 chars)

    WONDERFUL VIEW OF PRIVATE LAKE. BAY WINDOW IN KITCHEN OVERLOOKS TRANQUIL WATER VIEW. BOTH BEDROOMS HAVE WALK-IN CLOSETS. MASTER BATH PLUS HALF BATH. RESERVED PARKING SPACE. LAUNDRY ROOM RIGHT OUTSIDE UNIT. VERY EASY TO SHOW.

28. 2007-06-04
    listed $173,900 224-char remark

    Show marketing remark (224 chars)

    WONDERFUL VIEW OF PRIVATE LAKE. BAY WINDOW IN KITCHEN OVERLOOKS TRANQUIL WATER VIEW. BOTH BEDROOMS HAVE WALK-IN CLOSETS. MASTER BATH PLUS HALF BATH. RESERVED PARKING SPACE. LAUNDRY ROOM RIGHT OUTSIDE UNIT. VERY EASY TO SHOW.

ⓘ 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: $2,330 · $194/mo
• Projected year-2 tax: $3,934 · $328/mo
• Expected delta: +$1,604/yr (+$134/mo · 68.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 54% 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 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,202
• − Mortgage interest: −$13,668
• − Property taxes: −$2,330
• − Insurance: −$1,220
• − Repairs & maintenance: −$2,176
• − Management: −$2,176
• − HOA: −$3,780
• − Depreciation: −$7,098
• Taxable loss: −$5,247
• Est. tax savings @ 24.0%: +$1,259
• After-tax cash flow: $64/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: Lyons Twp Hsd 204
• NCES district ID: 1723880
• Math proficiency: 49% ▼ -15.00%
• Reading proficiency: 53% ▼ -6.00%
• Median HH income: $82,628
• Composite: 46.72/100
• National rank: #2394
• State rank: #43 of 620 in IL

Livability — Indian Head Park

• Score: 82/100
• State rank: #65
• US rank: #1104

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Indian Head Park, IL
• County: Cook County · 4,486,803 people
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 31,324
• Household income: $116,918
• Rent vs Own: 19.9% rent · 80.1% own
• Severe rent burden: 424.0

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 (75%)
• Race & ethnicity: White 75% Hispanic / Latino 16% Two or more races 9% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Romanian 13% Slovak 2% Portuguese 1%
• Foreign-born: 10% · Canada, China
• Languages at home: 82% English-only · Spanish 11% Russian/Polish/Slavic 5% Other Indo-European 1%

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: ▼ -339.57%
• Current HPI: 201.4064
• Rent YoY: ▲ 5.77%
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• 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

+40.8% since first listed

14 events — show timeline

• 2026-03-25 Price Changed $244,900 MRED as Distributed by MLS Grid
• 2026-02-23 Listed $249,900 MRED as Distributed by MLS Grid
• 2024-08-06 Sold (Public Records) $190,000 Public Records
• 2024-07-26 Sold (MLS) $189,900 MRED as Distributed by MLS Grid
• 2024-06-26 Contingent — MRED as Distributed by MLS Grid
• 2024-06-26 Relisted — MRED as Distributed by MLS Grid
• 2024-06-26 Listing Removed — MRED as Distributed by MLS Grid
• 2024-06-26 Relisted — MRED as Distributed by MLS Grid
• 2024-06-25 Listing Removed — MRED as Distributed by MLS Grid
• 2024-06-19 Listed $189,900 MRED as Distributed by MLS Grid
• 2007-10-02 Sold (Public Records) $163,000 Public Records
• 2007-09-27 Sold (MLS) $163,000 MRED as Distributed by MLS Grid
• 2007-08-06 Listing Removed — MRED as Distributed by MLS Grid
• 2007-06-04 Listed $173,900 MRED as Distributed by MLS Grid

Property tax history

-0.4%/yr

Latest (2023): $2,330 · +3.7% YoY. Source: county tax records.