136 Little Musky Cir · Braidwood, IL 60481

$103,500

1 bd · 1.0 ba · 400 sqft · Other public records · 2 Days on market

Built 1993 $130/mo HOA · 13% 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 +12.5/30.0
• ARV discount +7.5/15.0
• 1% rule +4.6/10.0
• DSCR +3.7/10.0
• Livability +3.7/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Perfect timing. .. .summer season or stay year round, this adorable 1 Bedroom home that offers an updated livingspace, plus extra space for sleeping in LR if friends come over. Enjoy the natural light in the kitchen & LR with plenty of windows. Nights in the large backyard with bonfires making s'mores with family & friends or enjoy morning coffee outside in private. Enjoy all the wonderful amenities the community has to offer while relaxing in your own little getaway. Updates include: Appliances 2025, HVAC 2024, Roof & Shed roof 2023 (plus shed has electric), Kitchen sink, counter tops (Chevron butcher blocks), Bathroom sink and faucet, Flooring and Back door 2026, Water h

Key facts

• Gated community
• Amenity center
• Large backyard

Tags

• LARGE BACKYARD
• NATURAL LIGHT
• PRIVATE OUTDOOR SPACE
• GATED COMMUNITY
• AMENITY CENTER
• COVERED OUTDOOR PAVILION

Property features AI

Finance

• Other: Not currently leased; Possession at closing or immediate; Parcel number available
• HOA & community: Annual association fee of $1,555; HOA covers water, security, clubhouse, pool, scavenger (trash), snow removal, and lake rights

Exterior

• Parking: Gravel parking; Space for 3 vehicles
• Security: Community includes security (per association amenities)
• Utilities: Public water; Public sewer; Electric with circuit breakers
• Home design: Detached single-family home; One-story layout; Fee simple ownership with homeowners association; Rehab completed in 2025
• Construction: Vinyl siding exterior; Estimated age 31–40 years
• Exterior features: Lot dimensions approximately 45 x 100 x 79 x 100; Lot smaller than 0.25 acre; School bus service available

Interior

• Kitchen: Kitchen on main level (approx. 10 x 11)
• Bedrooms: 1 bedroom (Master Bedroom on main level); Additional rooms listed as Bedroom 2, Bedroom 3, Bedroom 4
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Heat pump; Central air conditioning
• Interior features: Three total rooms
• Laundry & utility: Laundry room; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath other listed at $104k.

Deal economics

• At list price, monthly cash flow is $-16 ($-191/yr) — negative.
• To cash-flow at today's rent, offer at most $101k (2.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $100k (3.5% below list).
• Recommended offer: $100k (3.5% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 3.1% in Braidwood — 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 74/100 on livability (#251 in IL, #4,654 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D+, amenities F, commute 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: 81 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 (-3.0%/yr); year-one equity from $716 of loan paydown is wiped out by about $3k 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 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 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 $57k; list at $104k implies a 82% gain — meaningful room to come down on a strong offer.

Recommended offer $99,840 (3.5% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.96% ✗
• Cap rate: 6.11%
• Cash-on-cash: -0.66%
• DSCR: 0.97
• GRM: 8.6

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: -17.3%
• Equity multiple: 0.39×
• Total profit: $-17,715
• Equity at exit: $15,432

10-year hold

• IRR: -9.1%
• Equity multiple: 0.43×
• Total profit: $-16,446
• Equity at exit: $8,949

Cash invested: $28,980 (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 60481

• Active inventory: 81
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $998 medium
• Mortgage (P&I): −$543
• Tax from tax record: −$89 /mo · $1,065/yr
• Insurance: −$43
• HOA: −$130
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $-16

Break-even live

Break-even rent $1,019

Max offer price $100,690

Occupancy floor 97%

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: $25,875
• Closing costs: $3,105
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $130 · $1,560/yr
• Likely covers: waterelectric

Listing history 3 events

1. 2026-06-19
   days on market $103,500 Active 2 DOM
2. 2026-06-17
   remarks 687-char remark
3. 2026-06-17
   listed $103,500 Active 1 DOM

ⓘ 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: $1,065 · $89/mo
• Projected year-2 tax: $1,707 · $142/mo
• Expected delta: +$642/yr (+$54/mo · 60.3%)

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥103°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: $11,981
• − Mortgage interest: −$5,798
• − Property taxes: −$1,065
• − Insurance: −$518
• − Repairs & maintenance: −$958
• − Management: −$958
• − HOA: −$1,560
• − Depreciation: −$3,011
• Taxable loss: −$1,887
• Est. tax savings @ 24.0%: +$453
• After-tax cash flow: $262/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 — Braidwood

• Score: 74/100
• State rank: #251
• US rank: #4654

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Braidwood, IL
• City population: 5,332
• Population (ZIP): 11,277

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 (88%)
• Race & ethnicity: White 88% Hispanic / Latino 7% Two or more races 4% Black 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Romanian 6% Iranian 3% Lithuanian 2%
• Foreign-born: 4% · Canada, Dominican Republic
• Languages at home: 94% English-only · Spanish 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: ▼ -224.12%
• Current HPI: 230.6346
• 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

+113.4% since first listed

20 events — show timeline

• 2026-06-17 Listed $103,500 MRED as Distributed by MLS Grid
• 2012-09-27 Listing Removed — MRED as Distributed by MLS Grid
• 2012-07-27 Price Changed — MRED as Distributed by MLS Grid
• 2011-07-27 Listed — MRED as Distributed by MLS Grid
• 2011-07-25 Listing Removed — MRED as Distributed by MLS Grid
• 2011-07-06 Price Changed — MRED as Distributed by MLS Grid
• 2011-04-17 Listed — MRED as Distributed by MLS Grid
• 2011-03-24 Listing Removed — MRED as Distributed by MLS Grid
• 2010-07-24 Price Changed — MRED as Distributed by MLS Grid
• 2010-06-05 Price Changed — MRED as Distributed by MLS Grid
• 2010-03-23 Listed — MRED as Distributed by MLS Grid
• 2007-09-06 Sold (Public Records) $57,000 Public Records
• 2007-08-23 Sold (MLS) $57,000 MRED as Distributed by MLS Grid
• 2007-08-04 Listing Removed — MRED as Distributed by MLS Grid
• 2007-06-08 Listed $62,900 MRED as Distributed by MLS Grid
• 2007-03-06 Sold (Public Records) $46,900 Public Records
• 2007-02-27 Sold (MLS) $46,900 MRED as Distributed by MLS Grid
• 2007-01-19 Listing Removed — MRED as Distributed by MLS Grid
• 2007-01-17 Listed $49,900 MRED as Distributed by MLS Grid
• 2003-07-02 Sold (Public Records) $48,500 Public Records

Property tax history

+1.9%/yr

Latest (2024): $1,065 · +14.4% YoY. Source: county tax records.