12152 Forestview Dr · Homer Glen, IL 60467

$495,000

4 bd · 3.0 ba · 1,821 sqft · SingleFamily public records · 21 Days on market

Built 1977 Est $379k · 31% over

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Why this score? — see what drove the F 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 +4.9/30.0
• Schools +3.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.1/10.0
• DSCR +0.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully updated 4-bedroom, 3-bath quad-level home featuring an open floor plan and numerous upgrades. The first-floor family room boasts skylights and a cathedral ceiling, opening to a modern kitchen with newer appliances. The living room, dining room, and family room feature brand-new carpeting. Recent improvements include a new roof, kitchen, and brick patio, along with newer siding and fully remodeled bathrooms and basement. Additional updates include an A/C unit (approx. 5 years old), furnace (approx. 10 years old) with a new blower and warranty, and a washer and dryer less than 3 years old. The garage showcases durable epoxy flooring. Situated on a corner lot with a side-entry gara

Key facts

• Open floor plan
• Brick patio
• Cathedral ceiling

Tags

• OPEN FLOOR PLAN
• SKYLIGHTS
• CATHEDRAL CEILING
• MODERN KITCHEN
• NEW ROOF
• BRICK PATIO

Property features AI

Finance

• Other: Property not currently leased; Possession at closing
• HOA & community: No master association fee required

Exterior

• Parking: Attached garage with concrete driveway; 2 garage spaces (2 total parking spaces)
• Utilities: Water source: Lake Michigan; Public sewer
• Home design: Detached single-family home; Quad-level / split level with sub-basement; Fee simple ownership; Built approximately 41–50 years ago; Home built before 1978; Model: QUAD; School bus service available
• Construction: Brick construction
• Exterior features: Patio; Lake community access

Interior

• Kitchen: Eating area with breakfast bar and island; Range; Microwave; Dishwasher; Refrigerator; Disposal; Stainless steel appliances
• Bedrooms: Master bedroom on second level (15 x 12); Bedroom 2 on second level (15 x 11); Bedroom 3 on second level (12 x 10); Bedroom 4 on lower level (12 x 10)
• Flooring: Carpet in living areas and most bedrooms; Ceramic tile in foyer and kitchen; Vinyl in recreation room and basement laundry
• Bathrooms: Three full bathrooms; Separate shower(s)
• Heating & cooling: Natural gas forced air heating; Central air conditioning
• Interior features: Skylights; Finished partial/sub-basement; 10 total rooms; Wood-burning fireplace with gas starter in family room
• Laundry & utility: Laundry room in basement (25 x 9); Washer; Dryer; Gas dryer hookup; Sump pump

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $495k.

Deal economics

• At list price, monthly cash flow is $-1k ($-14k/yr) — negative.
• To cash-flow at today's rent, offer at most $284k (42.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $300k (39.4% below list).
• Recommended offer: $284k (42.7% below list) — sets the bar for cash-flow.
• Cap rate 3.4% vs local median 2.4% in Homer Glen — 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 68/100 on livability (#449 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: cost of living D, amenities F, commute F.
• Lockport Twp Hsd 205 (suburban): math 35% / reading 38% proficiency, ranked #153 of 620 in IL (top 25%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 119 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $3k of loan paydown is wiped out by about $15k 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 21 days — a 2% lower offer ($488k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 16y 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.

Risks & watch-outs

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

Recommended offer $283,589 (42.7% 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 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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 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: 0.61% ✗
• Cap rate: 3.39%
• Cash-on-cash: -10.36%
• DSCR: 0.54
• GRM: 13.8

CMA / ARV

• ARV (on-the-fly): $378,768
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12316 Forestview Dr	0.24mi	4/3.0	2,000 (+10%)	6mo	$380,000	$190	67
13622 Murvey Ct	0.04mi	3/2.0 (-1)	1,966 (+8%)	10mo	$380,000	$193	67
13740 Venetian Ct	0.21mi	3/2.0 (-1)	1,900 (+4%)	12mo	$400,000	$211	64
13766 Mccabe Dr	0.51mi	3/2.5 (-1)	1,854 (+2%)	7mo	$444,400	$240	60
11739 Kristoffer Ln	0.52mi	3/2.5 (-1)	1,895 (+4%)	8mo	$481,500	$254	55
13810 Logan Dr	0.70mi	3/2.5 (-1)	1,833 (+1%)	7mo	$435,000	$237	54
14010 Hialeah Ct	0.50mi	3/2.5 (-1)	2,031 (+12%)	1mo	$384,000	$189	50
12305 Derby Ln	0.53mi	3/2.0 (-1)	1,987 (+9%)	14mo	$335,000	$169	40
12032 Lancaster Ct	0.64mi	3/3.0 (-1)	1,917 (+5%)	22mo	$395,000	$206	38
14106 Chestnut Ln	0.63mi	3/3.0 (-1)	2,047 (+12%)	10mo	$425,000	$208	37
12310 Partridge Ln	0.63mi	3/3.0 (-1)	1,645 (-10%)	16mo	$335,000	$204	36
13800 Logan Dr	0.69mi	3/2.5 (-1)	1,923 (+6%)	22mo	$450,000	$234	34

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: -35.0%
• Equity multiple: -0.13×
• Total profit: $-156,298
• Equity at exit: $73,806

10-year hold

• IRR: -45.6%
• Equity multiple: -0.69×
• Total profit: $-233,701
• Equity at exit: $42,799

Cash invested: $138,600 (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 60467

• Home prices YoY: -30.4%
• Active inventory: 119
• Price-to-rent: 13.8×

Monthly cashflow live

• Estimated rent: $3,000 medium
• Mortgage (P&I): −$2,596
• Tax from tax record: −$765 /mo · $9,176/yr
• Insurance: −$206
• HOA: −$0
• Vacancy / Maint / Mgmt: −$630
• Net cashflow: $-1,197

Break-even live

Break-even rent $4,515

Max offer price $283,589

Occupancy floor —

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: $123,750
• Closing costs: $14,850
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14310 Mallard Dr Homer Glen, IL	4.0	3.0	1610	$3,000	$1.86	16d	1	0.90mi

Listing history 20 events

1. 2026-06-18
   days on market $495,000 Active 21 DOM
2. 2026-06-17
   days on market $495,000 Active 20 DOM
3. 2026-06-16
   days on market $495,000 Active 19 DOM
4. 2026-06-15
   days on market $495,000 Active 18 DOM
5. 2026-06-13
   days on market $495,000 Active 16 DOM
6. 2026-06-09
   days on market $495,000 Active 12 DOM
7. 2026-06-08
   days on market $495,000 Active 11 DOM
8. 2026-06-07
   days on market $495,000 Active 10 DOM
9. 2026-06-04
   days on market $495,000 Active 7 DOM
10. 2026-06-03
    days on market $495,000 Active 6 DOM
11. 2026-06-02
    days on market $495,000 Active 5 DOM
12. 2026-06-01
    days on market $495,000 Active 4 DOM
13. 2026-05-31
    days on market $495,000 Active 3 DOM
14. 2026-05-28
    listed $495,000 Active
15. 2026-04-26
    historical
16. 2025-11-05
    price
17. 2025-10-19
    listed Active
18. 2011-01-01
    historical
19. 2010-11-24
    price Price Change
20. 2010-05-02
    listed New

ⓘ 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: $9,176 · $765/mo
• Projected year-2 tax: $10,206 · $851/mo
• Expected delta: +$1,030/yr (+$86/mo · 11.2%)

ⓘ 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) · 51% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,000
• − Mortgage interest: −$27,728
• − Property taxes: −$9,176
• − Insurance: −$2,475
• − Repairs & maintenance: −$2,880
• − Management: −$2,880
• − Depreciation: −$14,400
• Taxable loss: −$23,539
• Est. tax savings @ 24.0%: +$5,649
• After-tax cash flow: $-8,712/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: Lockport Twp Hsd 205
• NCES district ID: 1723350
• Math proficiency: 35% ▼ -5.00%
• Reading proficiency: 38% ▼ -4.00%
• Median HH income: $69,994
• Composite: 33.5/100
• National rank: #5440
• State rank: #153 of 620 in IL

Livability — Homer Glen

• Score: 68/100
• State rank: #449
• US rank: #9274

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Homer Glen, IL
• City population: 22,585
• Population (ZIP): 24,952

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 (83%)
• Race & ethnicity: White 83% Hispanic / Latino 6% Asian 5% Two or more races 4% Black 4%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Romanian 15% Armenian 2% Iranian 2%
• Foreign-born: 14% · Canada, South Korea, China
• Languages at home: 78% English-only · Arabic 9% Russian/Polish/Slavic 4% Other Indo-European 4%

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: ▼ -82.13%
• Current HPI: 188.3676
• 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

7 events — show timeline

• 2026-05-28 Listed $495,000 MRED as Distributed by MLS Grid
• 2026-04-26 Listing Removed — MRED as Distributed by MLS Grid
• 2025-11-05 Price Changed — MRED as Distributed by MLS Grid
• 2025-10-19 Listed — MRED as Distributed by MLS Grid
• 2011-01-01 Listing Removed — MRED as Distributed by MLS Grid
• 2010-11-24 Price Changed — MRED as Distributed by MLS Grid
• 2010-05-02 Listed — MRED as Distributed by MLS Grid

Property tax history

+3.0%/yr

Latest (2024): $9,176 · +4.2% YoY. Source: county tax records.